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HomeMy WebLinkAboutOrdinance 2098 ORDINANCE NO. 2098 AN ORDINANCE OF THE CITY OF NORTH RICHLAND HILLS REPEALING ORDINANCE NO. 2091; ESTABLISHING DEVELOPMENT STANDARDS IN APPROVAL OR DISAPPROVAL OF FUTURE PLATS WITHIN THE LITTLE BEAR CREEK DRAINAGE BASIN; DEFINING THE LANDS TO WHICH THIS ORDINANCE APPLIES; PROVIDING A SAVINGS CLAUSE; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the City Council has adopted the Little Bear Creek Corridor Study, attached as Exhibit A, for reference, which establishes the preservation of and defines, the environmentally significant areas located in the creek corridor, and recommends establishing a flood plain control ordinance to prevent the channelization of this corridor and to preserve its flood plain as a natural drainage way; and WHEREAS, the Little Bear Creek watershed is rapidly developing, which will increase the storm water discharge and correspondingly increase the water surface elevation; and WHEREAS, the City Council has recognized the Little Bear Creek Corridor as an open space connector as a part of the Comprehensive Land Use Plan as well as part of the City- wide Trail System Plan; and WHEREAS, the City of North Richland Hills has identified a need to maximize adjacency of public streets to the creek corridor and its tributaries; and WHEREAS, the City of North Richland Hills recognizes the inherent beauty and value of the creek and development strategies which preserve it as a natural resource; and WHEREAS, the Little Bear Creek Corridor Boundary Map, attached as Exhibit B, presents a flood plain delineation for Little Bear Creek based on a fully developed watershed, and presents delineation of environmentally significant areas consistent with the development guidelines presented in the Little Bear Creek Corridor Study. NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF NORTH RICHLAND HILLS, THAT: This ordinance shall be considered as guidelines for the Planning and Zoning Commission in approving or disapproving plats in that portion of the Little Bear Creek drainage area which is defined below, in the body of the ordinance and any exhibits thereto. The controls in the platting considerations, which are set out in this ordinance, are adopted as legislative and discretionary acts of the Council in prescribing regulations within a specified portion of the City which shall only apply to sub-divisions which are platted in the future under the platting function imposed by statute. These regulations so prescribed and enacted are: 1 Article 1 Purpose and Intent Section 100. Goals and Objectives The City of North Richland Hills recognizes the natural landscape along Little Bear Creek flood plain as a unique setting distinct to North Richland Hills. To ensure that this characteristic and quality are maintained and enhanced, these guidelines and this ordinance are established: A. To enhance drainage functions of the corridor while preserving the natural qualities of the creek. B. To create a linear greenbelt system that will complement and enhance adjacent development. C. To support the objective of maintaining a balanced and diverse landscape which promotes a rural character. D. To encourage parkways to run along the flood plain for public access and to maintain views. Section 110. Compliance with Flood Damage Prevention Ordinance No. 2061 Nothing contained herein shall exempt any development from the requirements contained in the Flood Damage Prevention Ordinance, as adopted and amended by the City of North Richland Hills. The requirements contained herein shall be in addition to any requirements contained in the Flood Damage Prevention Ordinance. Section 120. Delineation of Area Where Regulations Apply These regulations shall be applicable to all new subdivisions and re-subdivisions within the corporate city limits which are located in and within one hundred fifty (150) feet of the Little Bear Creek fully developed 100 year flood plain limits, and it's major tributaries, as identified on the Little Bear Creek Boundary Map. Section 130. Establishment of a Development Review Committee The City Manager shall appoint a Development Review Committee comprised of representatives of the Public Works Department, Planning Department, Parks and Recreation Department, and other staff as deemed appropriate, to review proposed subdivisions or re-subdivisions for consistency with this ordinance and the Development Guidelines identified in the Little Bear Creek Corridor Study and the Little Bear Creek 2 Boundary Map, and make recommendations to the Planning and Zoning Commission. Article 2 Reclamation Options Within the Fully Developed Flood Plain Section 200. General Requirement The base flood elevation and flood plain used for design and planning shall be evaluated upon total storm water discharge quantities that will, through future urbanization, be generated from a fully developed watershed. Reclamation of land areas located within the fully developed flood plain of the Little Bear Creek Corridor and its tributaries are discouraged by these regulations. The drainage way of the creek and it's major tributaries shall be left in a natural state where possible to control erosive velocities, prevent excessive downstream discharges and preserve the natural effect of the stream. When a development is proposed in the platting process, which intends to reclaim any portion of the fully developed 100 year flood plain, the requirements of this Article shall apply. Section 210. Reclamation of Flood Plain No portion of the fully developed 100 year flood plain shall be reclaimed unless all of the following criteria have been satisfied: A. It can be demonstrated that there will be no rise in the 100-year frequency flood elevation for a fully developed watershed. B. No environmentally significant area, as established in the Little Bear Creek Boundary Map, will be adversely impacted. C. Any flood plain remaining after final reclamation shall be designated in accordance with Section 220 of this ordinance. Section 220. Designation of Fully Developed 100 Year Flood Plain Where land is considered for development and reclamation or partial reclamation has been approved and accepted, or where no reclamation of the fully developed 100 year flood plain is proposed, the following alternatives shall apply: A. Any flood plain remaining after final reclamation shall be dedicated as a drainage and public access easement to the City to prevent further encroachment, allow public access, and assure proper drainage maintenance. 3 B. Any flood plain remaining after final reclamation, if so desired by the applicant, may be dedicated by plat or fee simple title to the City. C. When a portion of the fully developed 100 year flood plain is contained within the limits of a subdivision plat, it shall be designated on the plat as a "Drainage and Public Access Easement" or, if so desired by the applicant, may be designated on the plat as dedicated to the City. D. Flood plain designation, as described in this article, shall be concurrent with the approval of final plat or replat in the statutory platting process. Article 3 Development Standards Section 300. Maximizing Public Exposure and Providing Public Access to the Flood Plain To the maximum extent feasible, subdivisions shall be designed so as to maximize public exposure and provide access to the flood plain corridor. Every new subdivision or re- subdivision shall provide for public access to the flood plain and open space by the alignment of streets along the frontage of the corridor as demonstrated in Figure 1 on Exhibit C attached hereto. When it is not possible to align streets along the corridor, access points shall be provided through the use of cul-de-sac's opening onto the flood plain and loop streets paralleling the flood plain. Lots shall either front or side the flood plain. Cul-de-sac's shall open onto the flood plain, providing maximum public access. No lot shall back to the flood plain, unless when absolutely necessary due to engineering constraints or upon recommendation of the Development Review Committee. Section 310. Residential Street, Access, and Visibility Easements The development requirements of this section shall apply to every new subdivision or re- subdivision of property located within the Little Bear Creek Corridor. A. Lots located on Residential streets and Minor Collector streets shall provide a minimum twenty-five (25) foot front building line to retain and enhance the natural qualities of the corridor, reinforce the development image, and create a continuous road edge. B. Visibility Sight Triangles, as shown in Figure 2 on Exhibit C attached hereto, are required. No fence, screening wall, sign, structure, hedge, tree, or shrub shall be erected, planted or maintained in such a manner so as to obstruct or interfere with 4 a clear line of sight of the drivers of approaching motor vehicles within a visibility sight triangle. Within this triangle, vision shall be clear at elevations between thirty inches and nine feet above the average curb grade. On corner lots where two C2U Minor Collector streets intersect, or where a C2U Minor Collector street intersects with a R2U Residential street or larger, the triangular area shall be formed by the greater of either (1) extending the two curb lines from an imaginary point of intersection a distance of thirty-five feet and connecting these points with an imaginary line, thereby making a triangle, or (2) extending the property lines, from their point of intersection, a distance of fifteen feet and connecting these points with an imaginary line, thereby making a triangle. In cases where streets do not intersect at approximately right angles, the Public Works Director shall have the authority to vary these requirements as deemed necessary to provide safety for both vehicular and pedestrian traffic. C. North Tarrant Parkway and Davis Boulevard shall have a minimum 30 foot visibility and access triangular easement, as shown in Figure 3 on Exhibit C attached hereto, adjacent to the right-of-way line within the limits of the corridor as described in Section 120 of this ordinance. Article 4 Severability Clause That it is hereby declared to be the intention of the City Council that the section, paragraphs, sentences, clauses and phrases of this ordinance are severable, and if any phrase, clause, sentence, paragraph or section of this ordinance shall be declared invalid or unconstitutional by the valid judgement or decree of any court of competent jurisdiction, such invalidity or unconstitutionality shall not affect any remaining phrases, clauses, sentences, paragraphs or sections of this ordinance, since the same would have been enacted by the City Council without the incorporation in this ordinance or any such invalid or unconstitutional phrase, clause, sentence, paragraph or section. 5 Article 5 Effective Date That this ordinance shall be in full force and effect from the date of passage and approval, and shall in no way effect subdivisions which have been previously approved or filed for approval. Ordinance No. 2091 is hereby repealed and replaced by this ordinance. PASSED AND APPROVED this the 22nd day of January, 1996. APPROVED: ATTEST: -', j) " . Þ &¿..:.-< m./ Í-P~ ;eanette Rewis, City Secretary 6 "EXHIBIT A" A Development Guide for the LITTLE BEAR CREEK CORRIDOR - -" ~ "-, '.... . ..-::::';:",.-' ~ . \:..r--J , '"~Ei·.'~';:":· ::'. ,-:.'.. . ,,...~ 4"!~ .... ow: -.. ,-. N®RTH R.ICHLAND HILLS Newman, Jackson, Bieberstein, Inc. D rban Planning and Landscape Architecture Dallas, Texas "EXHIBIT C" '\ U~L M'DOL! [ ~L [ I L.- '==-1 [ : Figure 1. Typical Street Alignment Along The Corridor "EXHIBIT C" VISIBILITY TRIANGLES UTILIZA'nON Ulf V ISIIULl'fY TR IANGU¡;S FOR ALL ROADW A Y INTJ~KSE("1'JONS JUt} C3lJ ì C4U I :\140 I /'toISU I M.al> t MCíD j 1'(;1) IUU l' 1. .. 1 I I I I 1 I I J au 'I ' 2 -") III I 1 ¡ 1 2 c..u 1 :1 J 1.3 3 II _~_ J J MctJ I 2 J: J J J J .1 -..-- MSII 1 2 ;1 i J .J.... 1 J J , ::: l......;__.___.~ Ii ~ ~ ~ ~ I ~ 1'61> J 2 ;1 .1 J J 3 J Noell: l'iulnbor. ref!: ' lO &pprOølULO dr~win8' No fence.. screening wall. billboard, sign. structutC. bedge. tree. or shrub shall be erected. planted or maitttainec1 in such a manner so as to iIIterfere with a cleat line of sight at elevations between tbirty (30) inches and nine (9) feet above Ibe average curb gtade. (See Scct.ion 6(0) ......... ~ ~ Ii) , .. ~ ò .... "" Figure 2. Visibility Sight Triangle MHSurtI al curb lin. or prop,,'" /I".. -- - --,.., I I I I 1 I I I I ____.J ./ ,. - -- --, I I I I 2 . . , I .J ./ - -- ...... - - --, I I I 3 II I I I I L____ '- + Ie ,,,. .\ oJ /,,::,I.{'fY --s-~m"" - -- ... "'i"--VfSJblllf)' n , rl'lø"glf ~ I prfJPØ"y UP. I .,.." Cu,b LII» I I , L_ _ _ _- \.. + I I I L. _ - _ -- \. + "EXHIBIT C" Figure 3. Visibility and Access Easement - Davis Blvd. and North Tarrant Pkwy. · . .. .". () /dL( f) /)/" .-, f {/T- T-- 0¿/l/J A Development Guide for the LITTLE BEAR CREEK CORRIDOR N®RTH RICH LAND HILLS Newman, Jackson, Bieberstein, Inc. Urban Planning and Landscape Architecture Dallas, Texas Contents . , Introduction (' Purpose ................... 1 Goals and Objectives ........... 1 Planning Process . . . . . . . . . . . . .. 2 Regional Context . . . . . . . . . . . . .. 2 Study Area ........'......... 3 Existing Conditions ............ 4 hnplementation ,...:;. .~. . Corridor Conceptual Master Plan . . . . 10 Strategies for Implementation of the Master Plan .......... 12 Grading ................... 13 Open Space . . . . . . . . . . . . . . . . . 13 Corridor Development .......... 14 Strategies to Assemble the Corridor .. 16 Guidelines for Corridor Development . 18 Edge Treatment .............. 18 Potential Alternative Treatments .... 19 Access Points Within Developments .. 20 Access Points to Corridors . . . . . . . . 21 Residential Development Along the Corridor .......... 23 Sidewalk Requirements at Open Space . 25 Planting Design Within the Corridor . . 26 '.'\ ....-.--- Figures and Exhibits Figures Existing Vegetation and Soils ...... 6 Zoning . . . . . . . . . . . . . . . . . . .. 7 Current Comprehensive Land Use Plan . . . . . . . . . .. 8 Land Ownership .. . . . . . . . . . . " 9 Extend Drainage Way and Linear Parkway Character Across Arterial Corridors . . . . . . . . . 12 Visibility Triangle . . . . . . . . . . . . . 20 Entry Development ............ 20 Entry Walls . . . . . . . . . . . . . . . . . 21 Preserving the Character of a Site '" 23 Large Lots with Wooded Site ...... 23 Preservation of Vegetative Masses ... 24 Utilizing Driveways for Utility Corridors ......... 24 Typical Greenwalk Section . . . . . . . . 25 Pedestrian Underpass Along Hike/Bike Trail .......... 25 Exhibit Conceptual Master Plan . . . . . . . . . . 17 INTRODUCTION "... The Little Bear Creek Master Plan was created to guide issues which face the corridor as development begins. These issues range from the preservation of the flood plain as a natural drainage way to street alignment and public access along the flood plain as it relates to the North Richland Hills citywide Trail System Master Plan. Purpose The guidelines and development criteria were created to recognize the inter- relationships of drainage, erosion, urban development and recreation to the Little Bear Creek Corridor. Specific stud y objectives include: :" · Recognition of the Little BëaI Creek Corridor as an open space connector as well as part of the city-wide system of bicycle and pedestrian trails. . . · Development of strategies that maximize adjacency of public thor- oughfares to the creek corridor and its tributaries. · Identification of access points that respond to the development of recre- ational activities throughout the creek corridor. · Recognition of the inherent beauty and value of the creek and develop- ment of strategies which preserve it as a natural resource. --~--- 1 The purpose of this report is to docu- ment and analyze existing conditions within the corridor and to develop guidelines for future improvements along the Little Bear Creek Corridor. Goals and Objectives An Advisory Committee composed of the Mayor, council members, planning commission members, park board, and city staff was formed to assist the study team in its efforts. The following goals were developed by the Little Bear Creek Advisory Commit- tee to articulate the project ideals and direction: · Enhance drainage function of cor- ridor while preserving the natural qualities of the creek. · Create a linear greenbelt system that will complement and enhance adja- cent development. · Support the objective of maintaining a balanced and diverse ,landscape which promotes a rural character. · Encourage parkways to run along the flood plain for public access and to maintain views. · Develop a series of trails and open space preservation zones to create a . recreational corridor that promotes the quality of life for the citizens of North Richland Hills. City of North Richland HilZS 2 Planning Process ,- Newman, Jackson, Bieberstein, Inc. began this study in May 1994, with a review of goals and objectives for the corridor with city staff. Extensive research of the corridor was then conducted and the following elements were documented: Upon reviewing the information, a preliminary conceptual master plan was prepared and reviewed with both city staff and the Little Bear Creek Corridor Committee. The comments and observa- tions from these meetings were incorpo- rated into a final plan. · condition of existing vegetation · current land uses · condition of existing and proposed thoroughfares · patterns of the landscape including natural and man-made features · major features and landmarks · drainage patterns Regional Context , .. ,. , ~:.~Vi~' CO~\ .-....!-iTd¡f~k ·~í!k~f(Å "-- . 'ß y/ ~^/- , G \'WIm'r;,; ~ 20. ~?? , .....-.. '2.0' a · 0AAND \"- ! pAAi~\e '- / . I // r "' , ,.... ~ ·1ß: . '( '\ City of North Richland Hills The Little Bear Creek Corridor is located in the rapidly growing mid-cities area of Dallas-Ft. Worth. It is located within 20 miles of both downtown Dallas and Ft. Worth, 5 miles from DFW Airport and 10 miles from Las Colinas. Its central location provides the residents of North Richland Hills with a variety of convenient living, working, shopping, and traveling opportunities. Study Area -' ; '- Little Bear Creek Watershed ......... <' 3 As studied in this report, the Little Bear Creek watershed is a major drainage area in the northern portion of North Richland Hills extending from the west at the end of Continental Trail, north to Shady Grove Road, east to Precinct Line Road and south to the Cotton Belt Railroad. ,__,.0-·~__~, /' . .....0'( 6I'c_e. 1<0. 'r--71;-- : City of Keller ~ ~ß..~':~;T1 \..., \ ~~~~ ~ , .¡;~A~:i~' ~..~~.-:,~ ,~~ City of ~IT ..\..\\'P ;;Fe';.i-·' .__.J .. ~E~.t- :r::,i}, .\..,~ Çolleyville J.'" .~ . ,r. .~) ~ : v,...-.........'-~" ~ : _~~~. it... I ï' ~ :4' -", . ''I .ê -<~t?~~---I .~ . '~ ~~ ~ I c". I~ .... 4- : V' \~.~'~"~ City of I .t,~~" Hurst "~''\'v ;.~--- : City of ",iJ" I North Richland Hills r··_··J r·.J i ,,! ''--..., \. ....1 r-"ï.-:) . / , / L..-, /" ~..J I / ( ! \~J .-.._._~ 'City of North Richland HilZS 4 Existing Conditions :.'" Recognition. of natural features such as soil conditions, wildlife habitats, and jurisdictional wetlands are critical to identifying the most appropriate land use patterns for the corridor. ." An understanding of on-site and sur- rounding man-built features helps determine the ability of the surrounding infrastructure to accommodate the envisioned environment. Analysis and recommendations are made that reflect the optimum use of the land while maintaining the integrity of the natural features. Existing Vegetation and Soils: On a regional scale, the Little Bear Creek Corridor is located along the western edge of what is known as the Texas Blackland Prairie. Within the Trinity River watershed, this biotic community spans approximately seven counties. Within the study area, typical vegetation consists of tall Prairie Bunch Grasses (dominants being Little Blue Stem and Texas Needle Grass) on the upland. The bottom lands contain primarily species of Oak, Elm, Cottonwood, and Pecan. In its current condition, having been disturbed and over-grazed over time, the traditional upland species have been replaced by less palatable pioneer plants. The floodplain species, however, show less significant signs of change. " . Soils: The soils were mapped in the corridor using the Soil Conservation Service soil survey for Tarrant County. Three categories were mapped and illustrate areas which are well-suited for development, moderately-suited for City of North Richland Hills --.-.---- development and poorly-suited for development. Soil characteristics consid- ered as part of this evaluation were slope, permeability, erosion and its ability to drain. Figure 1. Zoning: The zoning diagram illustrates existing land uses or proposed land uses according to the current zoning map for North Richland Hills. The predominant land uses that occur in the corridor are agriculture and various residential categories according to the city's zoning ordinances. This diagram has been compiled from the official zoning map for North Richland Hills, adopted in 1993. Figure 2. Current Comprehensive Land Use Plan: This diagram illustrates the city's thoroughfare plan which includes arterial and collector roadways, primary and secondary hike/bike trails, and eques- trian trails. The roadways were compiled from the city's adopted thoroughfare plan. The proposed alignment of the recreational trails were collected from the Trail System Master Plan adopted by the city in November, 1993. Remaining categories on this diagram include commercial, public, and park land uses as detailed on the current Comprehen- sive Land Use Plan. Figure 3. Land Ownership: The land ownership diagram was compiled by using the TAD (Tarrant Appraisal District) maps. Because there were so many varying sizes of tracts, four categories were developed. All landowners in the study area owning a parcel of land from .25 to -.-"---- 5 '.j 10 acres made up the fIrst category. The second category was made up of landowners with tracts of 11 to 30 acres in size. The third category included those with parcel sizes of 31 to 60 acres and, fmally, those who owned parcels 61 acres and l~ger made up a fourth category. Although within the study area, those .25-10 acre owners make up the largest category, the corridor as a whole could be greatly affected by one landowner. Figure 4. .' ~. City of N071h Richland HillS '~r i ^ ,J LEGEND 6 Existing Vegetation and Soils Figure 1 I{2~~3~ I ..-"":\;",-,;-- . :'1"/ . .. ~L__ . _'II' .-....-c- :./"'- :- '."'..._L. ~.' -"5'" I I;". - ~\ : \1[~:i, \ ~,.,.",.,:1:"':.,.,_ ~' ?~f':~;::~:::: D-=~::}"'~' , :r_ _ ::::::::;:: ~.'.....'......' " '" ':,:.::'::' c.::-=-r~_......::::::::::::;:;::: o 400 lOa 1200 ,..,.. 2400 c=: ~I EXISTING VEGETATION 1,)(1)'1 WELL SUITED FOR DEVELOPMENT k7®" -I MODERATELY SUITED FOR DEVELOPMENT fMii(3)iW:¡ POORLY SUITED FOR DEVELOPMENT Ciry of Nonh Richland Hil1.$ 7 Zoning Figure 2 "" I ~.' I 1:1<; I.... -f~)- -,/""- . .. .....-1--':'. ···.5.··· I o "00 100 1200 2"00 P"J".I AG AGRICULTURE C-1,2 COMMERCIAL LR LOCAL RETAIL 0-1 OFFICE OC OUTDOOR COMMERCIAL PD PLANNED DEVELOPMENT U SCHOOL, CHURCH and INSTITUTION R-1,2,3 SINGLE FAMILY R-4-D DUPLEX SINGLE FAMILY R-B SINGLE FAMILY ZERO-LOT-LINE City of North Richland Hills 8 Current Comprehensive Land Use Plan Figure 3 . .J I :'-::+'-::" · '\JL '. -'7---·- · Î). · , . ' '...... . ~ ", '5-;" ~ I o ,400 lOa '200 UOO ,..... I ./' I ARTERIAL I -' "1 COLLECTOR I _--- I PRIMARY HIKE/BIKE TRAILS I __ '-l SECONDARY HIKE/BIKE TRAILS _..--1 EQUESTRIAN TRAILS _ COMMERCIAL CENTER 1'\.1 PUBLIC/QUASI-PUBLIC ~~~; I OPEN SPACE/PARK City of North Richland HilLS 9 Land Ownership Figure 4 LEGEND I ,...~:., , \J/" -f-..;~~- ,./j) . , . " . ", '5· \,' I .- o &00 100 1200 ~"'\. ~ 2400 ... r· .25-10 ACRES ¡t,,,)~,,:'1 11-30 ACRES I:M¡:;l@H'Nd 31-60 ACRES ~. 61-LARGER ACREAGE 100 ACRES -' 25 ~ES ~RESI 1 ACRE City of North Richland Hills 10 Corridor Conceptual Master Plan ," ...,. The recognition and protection of the natural landscape along the Little Bear Creek flood plain will encourage a unique setting distinct to North Richland Hills. To ensure that this characteristic and quality is maintained and enhanced, four broad issues have been identified as being key importance to the future of the Little Bear Corridor. Guidelines are suggested that relate to each of these four issues in order to incorporate flexibility, ensure quality, and enrich the natural landscape. Through them, a physical order and visual unity will be achieved that protects the natural land- scape, the investment of development within the corridor, and the individual needs and desires of the citizens. '. ,.- Preservation of Flood Plain. The first issue the guidelines will focus on is preservation of the flood plain. The current adopted Drainage Master Plan for the City proposes channelization of Little Bear Creek to maximize adjacent private development. This direction should be reconsidered to preserve the flood plain as a resource and an ame- nity, and to allow only limited channel- ization when done consistent with the guidelines outlined below: ~'I¡" . . · Flood plain encroachment will be reviewed on a case-by-case basis, and only allowed if no existing vegetation is jeopardized, and if appropriate excavation occurs within the flood plain to preserve "the valley storage characteristics of the flood plain system. · Slopes shall be stabilized through City of North Richland Hills environmentally sensitive techniques that promote slope revegetation and which respond to the existing natural landscape. Use of concrete stabili- zation is discouraged in lieu of natural vegetative slopes or gabions when hydraulic demands necessitate a more permanent stabilization technique. >' This greenbelt system could be assem- bled into the public domain through a variety of techniques which could include: · city's purchase of land, · developer' s/landowner' s dedication of land either for parks or drainage purposes. The resultant open space system would accommodate passive recreational uses and be a complementary linkage to the parks along the corridor. The interface between the adjacent land uses and the open space system should be treated consistently to screen undesirable views from the open space and to allow selected views into it. A varying width easement which responds directly to the flood plain and flood way should be established for this purpose. l\tlaximize Public Exposure to the Flood Plain. The third step for exami- nation is to maximize public exposure to the flood plain by adopting changes to the current thoroughfare plan. This can be done by encouraging or requiring developers to construct parallel parkways along the flood plain; develop most of parkways with a drainage swale system; implementation of the hike and bike trail system within the flood plain, and requiring all residential developments to be planned to provide access and links into the greenbelt. Circulation through the corridor should be a landscaped and meandering roadway designed to respond to the topography, vegetation and other natural features. 11 Encourage High Quality Urban Development. The fourth and fInal issue dealt within the guidelines is to encourage high quality, compatible urban development within the corridor. Identify Little Bear Creek Corridor as a special development district with guide- lines for conforming land use, building setbacks, sensitive site planning, compat- ible plant material, and access to open space. For example, the preservation of existing vegetation and, supplemental tree plantings of the open and forest zones in informal, natural clusters, together with the use of compatible site elements such as bridge details, pave- ment surfaces and site furniture, will complement and enhance the park-like setting and quality of the Little Bear Creek Corridor. ~ _0___- _'__0- -.- -.- -'- --'- -.- -. _0__°- -' IL-._ -'- ~. -; -'-:.' "'- _.~.- ~........... ~ ~ "--"" _. f"" r---' -. . -' ........ ,-:::-'" . - _ ....J.. L.--·- _0- _0_ -.- _.- -'- _0- _.- _.._ _0- -.- -0- - .--' -- - _0_ -. - - - - -..- -'- ,. - -"'-_0- _0__.- -.- -.- -.- -.- - . -)... ~ ~ ""-'-....... - ~ .... _.~ j', Il)(I! ~~J{~. !!JC .... / i i i i i I I' I' II Typical Subdivision with Parallel Parkway System. City of North Richland HilZS 12 Strategies for Implementation of the Master Plan (.:; Little Bear Creek has the potential to become a significant natural resource for the developing neighborhoods in North Richland Hills. The real chal- lenge of the guidelines is to preserve and protect those remaining undeveloped areas and environmentally significant reaches of the stream. The following sections examine in greater detail the general guidelines outlined in the previous section. .~ Circulation Within The Corridor. Parallel parkways propose an alternative for roadways by paralleling the flood plain of Little Bear Creek and several of its tributaries. These parkways would provide access to the flood plain as well as create a buffer zone which clearly transitions between natural areas subject to flooding and other land uses. Therefore, the parkway prevents future encroachment into the flood plain. The advantages of parkway preservation to both the city and developer are the pleasing appearance of a neighborhood roadway bordering a park-like setting and the creation of buffer zones between flood-prone land and development. Figure 5. ~ : r: . .. , - '~ The character of the parkway should respond to the existing natural conditions in its proposed alignment. 1. Avoid a grid of thoroughfares through the corridor as it will not work well with the topography, thus requiring excessive manipulation of the land. 2. Provide for ease of circulation' for regional traffic through the corridor where necessary, but avoid cut- through traffic which would unneces- sarily congest neighborhood roads. 3. Maintain a rural atmosphere of the corridor when development is in place. 4. Develop a circulation pattern that creates winding and scenic roadways and follows existing topographic contours. ,;' Figure 5. Extend Drainage Way and Linear Parkway Character Across Arterial Corridors City of North Richland Hills /....:~~ 5. The arrangement, character and width of a particular roadway should be considered in relation to existing and planned streets, topographical conditions, scenic views and the appropriate relation to the land uses proposed to be served by such streets. Grading i-'" '. ~~ Extensive grading alters the character of the corridor by changing the topography and disturbing the vegetative quality of Little Bear Creek and its tributaries. The parameters for grading within and around the flood plain are as follows: 1. Disturbance of existing grades should be kept to a minimum to retain the unique topography and the corridors native plant materials. - 2. When grades must be altered, return to adjacent natural grade in as short a distance as possible to preserve existing plant materials and maintain natural drainage patterns. 3. Any land form changes shall main- tain a continuous flow with adjoining land forms. 4. Use grading to create a continuous edge condition. 13 5. Grading for screening or for creating a consistent edge treatment in an open area should be gentle and unobtrusive in the landscape. A 6: 1 slope is recommended. 6. Grading in a forest area should return to existing grade as rapidly as possible to preserve existing vegeta- tion and reinforce the areas sense of enclosure. A maximum slope of 3: 1 . is recommended. Open Space Open space is essential to the quality of the Little Bear Creek Corridor. The protection and enhancement of the natural landscape will bring to the residents a unique quality of life and enhanced community pride. It will stimulate economic development result- ing in increased property values, and allow room for passive and active recreational activities. Open space preservation would improve the quality of life for future North Richland Hills residents in the Little Bear Creek watershed as well as help control future flooding by maintaining the existing natural storage characteristics of the flood plain. t:.' ~ /\ ., .-l:Eà,. !, ~.J .... .. .., . :6;6\{,1 :': ç'~:' 1\. /-1 '. . ~..)....:..4tt. Y .YI....: '::::". '. '.:...tIJ Â!:.1,. .-¡iiÈ...·.,·... '.' . ..~J!.l~f:jT;;:/~~:.·.,~ 't~. ..,~ ........ \' . '... .... "'-... "-zr...:¡?>.r'·Lf,},'t;:i:.;;;:~· :". (J/d',' ."", . /.:.' .....__ --i-...:;;.:;"", . I "/ '"", '-'.. ....}.... -----~,.~ . .'. .."'. A'·iM',;, . . ....::::--... I "''' ,:*~~:~~~ . ~~ "" ......... ,." .,1""; ...... ..... "V¡'~{" ". ----~ ';';. I r i' .'" .. --.:..:;.:PTIJ)' ~~¡f I {:\Ji'y-\.ft'¡\", -. ^' h. r:! ~ i . G~'kY l'a~~/,~- ~""'" ,'//(/ () UíJrtY"~\~ .- l // ./ / ./ 'J~~ ~~~ ~ ., ~, ../" . ...... :y 'W. . ~v .' " .: .,. . . I . .1',. ('( _~... . . '.. ' /~.;.(;... !/< :';:,/./ ;1' í' ;/. J >~ ':~;~~?'~ ~ .:.: City ofNorrh Richland HillS 14 :.;, Much of the beauty of the Little Bear Creek is found in its open meadows and groves of mature native Oaks, Pecans, Mesquites, and Cedar Elms. Because the distribution and quality of plant material is a strong and visible asset to the development, a tree preservation policy for the corridor is important. 1. The visual appearance and existing tree cover within a developing parcel shall be preserved. ~,:.. 2. Individual development parcels shall preserve the maximum feasible number of trees. 3. The quality of the existing plant commumtIes is reinforced and maintained through the selective clearing and removal of invader species and underbrush that would inhibit the growth of native Oaks, Cedar Elms, Pecans, and Mesquites. 4. Maintenance along the corridor should include mowing of the grassed areas, fertilizer, litter con- trol, tree pruning and removal of dead trees and debris from the waterway. ",. 5. The landscape character of the Little Bear Creek Corridor is dependent not only on the preservation of existing vegetation, but on the arrangement of proposed plant materials. The tree massing and planting policies de- signed must reflect the existing vegetation pattern and quali.ty. 6. All reforestation or supplemental planting shall maintain the natural massing of trees. City of North Richland Hills_ ._--.._~ .-- .... - -. 7. Planting in lawn areas shall consist of large canopy trees arranged in a natural pattern to reflect the existing characteristics of the corridor. 8. In all landscape easements and neighborhood greenbelts, the limited use of small canopy trees shall be permitted for screening purposes. The use of shrubs is discouraged. Corridor Development Little Bear Creek is a unique area to North Richland Hills and North Tarrant County. It has a very attractive rolling topography, distinctive drainage pat- terns, and stands of major hardwood trees. This special rural character can be enhanced by assuring that future development is consistent with the vision for the Little Bear Creek. 1. Avoid all forms of visual pollution. Utilize traffic signs and signal hardware that is non-obtrusive. Commercial signage should be carefully and tastefully designed. 2. Ensure that attractive views which enhance the rural character of the corridor are maintained and pro- tected. 3. Public works projects such as roads and bridges should be sensitively desicrned and constructed to contri- /:> bute to the overall character of Little Bear Creek. 4. Vehicular bridge crossings over Little Bear Creek and its tributaries should be faced with a consistent material palette that will reflect the " '.Î."';" park-like character of the corridor. These bridges should have ample clearance beneath to allow for con- struction of a continuous hike/bike trail. , " . ' 5. Bridge railing systems should have vertical members faced in stone with heavy cut timbers or tubular steel rails. 6. Pedestrian bridge crossings shall be smaller scale versions of the vehicu- lar bridges using timber post and rails with stone abutments and end posts. .- 7. The design of the bridge facing on railing system should be the impetus for the look or character of any landscape walls, fences, and project entrances within the corridor. These elements should be designed with the same materials palette as the bridges. This will visually tie together the man-made elements and add another layer of richness to the corridor. .'. 8. Walls and fences are discouraged in the landscape easement or flood plain, open space system (except when needed and approved for entry .,. 15 features), tree preservation or slope stabilization. 9. When walls, fences or tree wells are necessary in the easement they shall act as a unifying design element in the landscape and be responsive to hydraulic concerns of the floodway. 10. Walls and fences adjacent to the landscape easement shall respond to the topography and character of Little Bear Creek. The materials shall be compatible in color and character with the elements used at project entrances and creek corridor amenities. ~ . , :, \:', ~ --::dJ :~:}:;;~¡:{'[(~jÎ\'brC(n:G !"(fT-:'~:- ~--:-: '. ::t.~~ " ¿- \\ '",' "~ (3~.:.~~ ~ ~ :::"d ;::. \' . ~~,.. ~ \\ ~ ~V.f\_·y..../. ~¿~", \ r~::~;~} "';';:-;;:~:.".'.--~\ "".' ! '~/Ä ,·-/.,1/ / -;;.~~ .~'-" .. '. '. ". \ ~~!J\1 ~_~-;' . .. ,';" ./>' ;~';-;>':":") ~. ", . ~1\ž1.:~1ì..;.~ /'(i' ~'l- (' ~~\l'. '~""." ·~.-W'~~~: .'. I ) . " - ~ f1 .:<' 1t.& -.;:;:.~ / / ~ H0~-r,~ // ~~\ .~ ~~~j. ~/l1~~f" 1:, Í'~~ '}.~ ..._~~. I'\..;-$ , 1\ ~~. . .\ (;.. . <---, .~~ , . l»' WI . _ ¡..~. \í\ì ...... . ~/;~ ^~¿J~~':-/ W~-^ ~7.'1'1 ~~ ~~ ~ ~J:;~ t~~ . cl~~'>' ,,~ ~~!i~o~/ ¡' ~~~~ "ç.a ,r '1 ¿:) ~ ~ L,<,:/. / " !...iI' " . ¡ ~ l1It~ >.1/ ~/. , ~.,--.. , '. I.j,.'· ,/ / " t ~?J ~~ '. J/~- ,':' ; '. \. ¡J,1 ~~ ·V '// /: // ~ {',D.--~, ·rf I J /.! Ii I .. : I'" \' ;,/. ,/r./J//~ /~/ ' I 1'. ~ " ,{J J / I .." J \ \ .,....,. ...íJJ ," / í.' / / /f / Õ rV'~1 .-' Udì1J(~';i;'f({n/': .I ~ , _ ~~,., n City of North Richland HilLS ~~:.. ~ j~ ~ ··....;i ,~: ~... ~-~_.. ~ _/~: : ._.~\ ",,",' -'}l' ~_. ..-'" "'"" '-'. .. \ ¡,---t.·í .- _. , ._.~___' ---..., \V . ~ \ ~'" ;1" . ~\._.. ~'~!1-;.:.'\'--:. ~\ '\./, '.......... " ,1:-= "". .":,\, '-.~ .-' '. :--:...., . ~~\ /_ d' ,~~ ~ :- '\ 1) r \. ,_.. Implementation 16 . .~.. o...~. . - .0 ,._.__.~ Strategies to Assemble the Corridor .- ~) There are several strategies to assemble the greenbelt corridor as public9pen space. The current Parks and Recreation Master Plan outlines seven techniques that could be employed to add land to the park or open space system in addition to fee- simple purchase. Of these, three appear to be especially suited to promoting acquisition of land for the Little Bear Creek corridor: - · Mandatory dedication · Taxation · Land Donations l\1andatory Dedication. This can be the most equitable method of assembling the required land for preservation of the corridors. Developers of property containing a portion of the identified corridor would be asked to dedicate a portion of the property to allow for assembling the desired open space and would be in lieu of any other mandatory dedication for park land. These dedica- tions would need to be carefully coord- inated to ensure that the resulting acreage is consistent with the overall corridor plan. .1. Taxation. The tax. advantages to a landowner for allowing the city to use a portion of his property through a conser- vation or activity easement make this an attractive mechanism to consider. Owners of undeveloped property through which the creek corridor passes, might be encouraged not to develop all or a City of North Richland Hills portion of their property. Property taxes could be assessed at the property's unde- veloped tax rate but would not be collected until the property is developed or sold for development. During this deferral period the public would have use and enjoyment of the land. When development does occur on the property, the City would be in a position to take a proactive role in having the creek corridor integrated into the new devel- opment. 1 Hand-in-hand with the use of easements would be the City's assump- tion of liability associated with the site's use as a park or public open space.2 There are also tax reductions available for the donation of private land for recreational and scenic use.3 (See Land Donations below). Land Donations. The City should encourage property owners to donate portions of their land to secure the needed property to preserve the creek corridor. Specific tax advantages are available to those persons interested in donating land (see above). I North Richland Hills Parks and Recreation Master Plan, Schrickel, Rollins, and Associates, MaC1:h 1991. · North Richland Hills Parks and Recreation Master Plan, Schrickel, Rollins, and Associates, MaC1:h 1991. , Chapter 23, Sub Chapter F, of the Property Tax Code. 17 Master Plan Conceptual "¥- ....- . - , ,.,' ,,: ~-<~:':~F';: . . f; , . . ..':...f'Ji ·....:.t;.&:t /<~~~! :- :~ ~{.i. EÐ NOATH ,~..&:,..... ... ~~~- 'M' ..I ... .. u..- ....... ..'_I .. ~- ~. ..!'". . ".-- " ,. no ....~O.~ h.. '. / ~..-;. '.', " {,.;/ (/ :,/''':'r'i .£::: ~\~~?';;;:;':-:;§;::~:'GIÎ.!:EN"""LL~Y'j: '!:';~","" .'ry"¡::jj~:~ 1~~}-",::;~:,:,.~J._ CO~I~1U~'P' ' '" ...... t.... -- .. '''1".~.)- ""...... ,--=-= . "--"ARK _' I" ;-:"'7: . ':..' .. ''''If.,:==-..,.;-..:;~;...;,~.;,:;:~ .. '. '¡ -:. ": ,,''';''''~ITY I'''R!, -,( \l!:¡~~:,:¡ ~';~'~:'~;r- .. '., , i-<~,:;~:~:: ,.~:\~.¡, ~g·~g;_~;;¡t~'.~:" :~,~.:~.. "1, .. , ;'': ". Richland Hills City of North 18 Guidelines for Corridor Development ( .:~ The success or quality of the Little Bear Creek Corridor will be determined by the image created through the use of canopy trees, berming, lighting, and the screening of undesirable views and noise. . . The primary land use throughout the corridor is residential. Davis Boulevard is the main arterial of the corridor, and the principal means of entry to future neighborhoods. Once Davis crosses Rumfield Road, it has a unique scenic quality and should retain its strong visual image through tree preservation, creation of berms, and screening undesirable views. - Arterial or collector roadways that are adjacent to residential land uses should have a minimum 35' landscape easement to preserve existing canopy tree masses, channel views, and enhances the park- like character of the corridor. . . The landscape treatments of corridors adjacent to residential developments should accomplish the following: 1. Use plant materials with outstanding visual interest which are compatible with existing vegetation. \-::'" 2. Re-establish the tree edge by massing trees to imitate and continue existing groupings with a ratio of four canopy trees per 1 ,000 square feet. 3. Allow 3: 1 slopes that return to existing grade quickly to preserve canopy trees and maintain the areas sense of enclosure in forested areas. City of North Richland Hills 4. Allow slopes or berms with a 6: 1 slope to retain open feeling in open areas. 5. As a last resort, use tree wells to preserve exceptional existing trees. Edge Treatment Treatment along to North Tarrant Parkway and Davis Boulevard are critical because they become the primary visual edges of the project and should clarify and strengthen a consistent visual image. Image will be created through the use of canopy trees, berming, light- ing, and screening of undesirable views and noise. The design of the edge for North Tarrant Parkway and Davis Boulevard creates an image for the Little Bear Creek Corridor that has the potential to distinguish it from adjacent developments. 1. A minimum 60' wide landscape easement using a formal planting of Live Oaks or other selected canopy trees on a 4' high berm will estab- lish a strong visual identity. 2. This edge is punctuated with drifts of colorful ornamental trees that enhance the image and uniqueness of the corridor. 3. Promote a mInImUm of 35' ease- ment or setback along minor arter- ials or residential streets. This will retain and enhance the natural qualities of the corridor, reinforce the development image, and create a continuous road edge. 4. Most of North Richland Hills street edges are strongly defmed wi~ monotonous and uninteresting sec- tions of residential neighborhood walls and fences placed on the street right-of-way creating very narrow street shoulders. These strip areas contain utility poles and straight narrow sidewalks which add to the visual confusion. This can be avoided by providing a varied edge and establish visual interest to the streetscape. Potential Alternative Edge Treatments Alternative treatments providing a varied edge to the corridor is important in establishing visual interest in the street- scape. The following design alternatives can be considered by private develop- ment in producing a corridor edge that enhances the street as well as private development. BERM and WOOD FENCE ROADWA ~~~¡¡~\¡\\¡:¡\¡¡¡¡\¡¡¡~¡¡~¡¡¡¡¡¡¡¡¡¡¡¡¡¡~1?m:::::~::~: FENCE LOOSE HEDGE and BERM ·19 ROADWAY . CLIPPED HEDGE and MASONRY COLUMNS ~V1EWS lNI'O' DIVERSE PLANI1NG ROADWA Y... ::::=:::::::::::::{:~{fttf:}~:~: ........................... ..........~ .......................................................·.·.·.·.·.·.·.·.t PLANTING with DIVERSE :MATERIAL ROADWAY :METAL FENCE and :MASONRY COL1JJ\1NS ~ VINES end ~. ESPAL!ERS RlMDWAY~~*'lf,q PARAPET WALL and INTENSE PLANTING 4.. . r BOTH WAlLS" of DENT1(;AL MA1ERIALS and DESIGN ROADWAY ) ROAD WAY ::::::::~:::~::mfrmHfm{¡t::~~AJNlNG WAlL COLU1\1NS and 'OPEN FENCE wI TREE GROVE City of !'forth Richlam:! HilLS 20 Access Points Within Developments -, North Richland Hills has strong, healthy existing neighborhoods. New develop- ment in the Little Bear Creek Corridor has a real opportunity to develop impres- sive entrances. One of the most im- portant city regulations in providing strong residential intersections is the ordinance governing sight lines and visibility triangles at these intersections. ~' ~ ~- "- oJ ~ ~ ~ ... ~ ~h: t: I,,::~ . .: :: ./" ... . . ..':' . '" . ''':1 .. VISIÞlLITr T~ANqLE. ?fl.::") :::;¡..:I +- ~. .~'::I fflTM" W\!.L s:r-&.CI'-~= ~1 ~l .~ 0". 0" "" , ..:' .'\, .~ ..~: <'>'>. \l 't~::." ":-: .":}~ " I \ ~~~--- . _~ "'-ó' } ~~;;; J./J./E ¡ C::~ ·.~-S¡D:IITJ¡',L ~~ / ,,/ 1. The existing visibility triangle set- back for residential walls at intersec- tions should be increased in order to develop a significant subdivision entry. The city should encourage additional wall setback to facilitate clearer visibility at the street corners and varied design options to establish neighborhood image, character, and visual interest. Figure 6. , CI ~I ~ " 2. Consideration should be given to utilizing the flood plain as the entry statement into a neighborhood. Preservation of mature trees coupled with entry walls using materials, discussed earlier, will give a devel- opment an immediate impact and tie together the park-like character of the corridor. Figure 7. Figure 6. Visibility Triangle roadway f' Pa<kwì 35' to 35' signage/entry wall setback i ! _sJ"-~~~ . .' Figure 7. Entry Development City of North Richland Hills _ - 3. Project entrances identify a develop- ment and strengthen the image of that project as well as the- corridor. They are emphasized by a series of low, stone walls with project identifi- cation signage and accentuated with masses of large canopy trees in beds of lawn and groundcovers. Figure 8. ~ . ~ -~ .~ ~-H':''' B$ ....~........ '"- ~ ~;:'))A~ñ~-ç¡ "t.,- ~ Figure 8. Entry Walls '. 4. Utilizing existing vegetation that will give a development identification and reinforce the image of the corridor. '. 5. Encourage project entrances at flood plains and accentuate with 40" + high stone walls that identify the developments location. The area is then emphasized by preserved mature trees, supplemental landscape treat- ment and lighting. 21 Access Points to Corridors Access points to corridors should be located along the frontage of the corri- dors and at even intervals. Attention must be given to assist in providing safe and convenient access to the corridor. The quantity of access points can be determined by one of two ways: provide a minimum of one access point per residential subdivision or supplying an access point every 750 linear feet of corridor frontage, whichever is greater. EX"bJy\ r...;:: ~ 2 \ 00 LF ~NTAc:::E :: Z B r¡;/:\- ? ~ I 7'50 LF . L;.:,;./ rOINTS REa't1. City of Nort/t Richland Hil~ 22 Examples of access point types: 1. Access Point - Parallel drainage corridors at major streets. ;> 2. Access Point - End of cul-de-sac between 2 lots. IJ(TyseCTI()f/ -5/G1J,<.G= MlO Sl"!:CJlfl. pI'II't!HeNT. .--..- ACCESS Ct)~l{fU[)OR \ ty, '7S'x/:;¿,'-:1u>'¡=T.X2 ,'~' LoT L.ûí /)sr'ïH f::!.f:. ~ -10. 1St:<) -¡4. /"'~ =r ~/JL) City of North Rich/and Hills 3. Access Point - Perpendicular to major streets. A~ rotNT o ¡-. ' IJ.J W . . !(,. ~ c : INíE~sealOÑ -1 <::>t6N)..Gé' g, fAVEµENi MA~NE6. ~.._(~ ~-~....'\\\'\\\"\" ~ ~'.4.1 - " I':¡( ..:..~ I- ........ C . ~L.....I . . ~"" .. J J~ ,., ~ 4. Access Point - End of cul-de-sac at one lot. 'I I 11//Iþ;7/i; ..¡-..~M!ld¿ ; ~ I L-oT . r-:;v-\ ..--'- ( ~-;.;:--- I I CA..{f., . ce ~ Jt1O¡)/A> 7VUC-tI CI!¡:t.i<Îf)O~ ~RJ;ÇR. TO MM.iMire PIJet1C- A~ 'd Residential Development Along the Corridor If a developer is going to achieve financial success, they must get the most out of every development dollar. To achieve this goal, the developer must give landscaping operations consider- ation early in the development phase, not wait until unit types, densities, distribu- tion, and circulation are determined. ,:..:; The landscaping process should begin at the earliest stage, preferably during site selection. The presence of vegetation should affect both proposed density of development and the type of develop- ment. A heavily vegetated site might appear attractive because of its market value, but after cutting roadways and installing utilities, serious die-back of the vegetation becomes a detriment. Figure 9. ,~ Traditional ~ Figure 9. Preserving the Character of a Site - 23 Lower densities in vegetated areas minimize site disturbance, lowers the cost of clearing, and preserves the natural qualities of the site for market- ing. A few basic considerations that warrant attention for residential frontaae I:> are as follows: 1. Natural features along the flood plain will offer opportunities to define neighborhoods. 2. Selection of unit types and their layout can optimize the preservation of existing vegetation. 3. Lower densities in wooded areas help ensure that the character of the site will be preserved. Figure 10. Only selective plants are retained because of roadway clearing, road- way, building excavation, and utilities. Plants adjacent to such excavation die-back leaving little, if any, effective vegetation. Figure 10. Large Lots Help Preserve Character of Wooded Site City of North Richland HilIS 24 · . ".~~' 4. Encourage unit type based on site conditions to minimize tree clearing caused by grading operations. Figure 11. '-. '. . , - · , Traditional .. ,..-, .I .: .! .' . '1 .'- ,; ~ Figure 11. Preservation of Vegetative Masses · ,~~ City of North Richl~nd Hills 5. Utilize driveway clearings for utility corridors. Figure 12. Proposed Traditional Figure 12. Utilizing Driveways for Utility Corridors. 25 Sidewalk Requirements at Open Space ·Y Sidewalks should be required along all residential streets within the corridor including the open space along Little Bear Creek. In areas within the corridor where the hike/bike trail is unable to utilize a drainage corridor, a parallel-to- the-street green walk can be used to . provide the linkage necessary to com- plete the proposed larger trail network. The greenwalk is a 24-foot wide park- way with a meandering 10' trail located within it and takes advantage of existing vegetation as well as street trees and understory plants. Figure 13. ... t L 24';0: "-- Paved surlace with cross slopes between 2"'. and 5%. Sidewalk meanders inside . the 24 ft. parkway. Figure 13. tion. Typical Greenwalk Sec- Where the hike/bike trail intersects North Tarrant Parkway and Davis Boulevard, a grade sep~ûon is impera- tive. The most realistic solution for crossing such large roadways are by using underpass/culverts where they cross drainage ways. Figure 14. ~ ROADWAY 1<- z .( _. TRAIL ~ g ~ WATERWAY ) -~ a..; r.u en Figure 14. Pedestrian Underpass Along Hike/Bike Trail City of North Rich/and HillS 26 Planting Design Within the Corridor .' Flood plains and linear open spaces which occur within the Little Bear Creek Corridor will give this section of North Richland Hills its unique character. The development of parkways parallelling the flood plain should be set back a mini- mum of 60', creating a right-of-way or safety preservation of open space to reinforce views into greenbelts. . Working with and enhancing the charac- ter of the existing site is always easier and less costly than changing it drasti- cally. Respecting the existing landscape in this way results in a better develop- ment at lower cost. Because the end result is better, sales are stronger and because initial costs are lower, the development money can be spent more effectively in landscaping and other facets of a development. ..) The following points should be consid- ered when enhancing the existing vegetation with proposed plantings. 1. Group flowering collections, wher- ever possible, against an evergreen backdrop. City of North Richland Hills 2. Group shrub collections in beds for easier maintenance and greater impact of massing. . SHRUBS IN LINEAR MASSING IN MULCHED BED 3. Individual placement necessitates more maintenance and contributes to "spotty" landscaping. Ht-H if_~a.L 4. Use existing vegetation edges as backdrops for collections. Place plant groups to help defme linear zones for trails and walks. ~'{ COLLE~~ION.S . . .J."r ,.~'" ~ ~.Ï\l,( II}'. .. . -~ ~ TRAIL ~'\' ~. EXISTING .~ ~ ~ ~ _WOODS -.,....J..,,'....... "" ~ EDGE ... Just as builders use various building materials to create structures, they should use various plants in the develop- ment of exterior spaces and environ- ments. Plants create walls, floors, ceilings, frame views, articulate space, and soften or articulate architectural forms. Plants can be used to control pollution, noise, erosion, climate, and . views. Above all, vegetation has a positive psychological effect and sense of community pride. 27 Action Items for Implementation ~i -. .J Since the key goal of the Little Bear Creek Corridor Plan is open space preservation and preservation of the natural resource, it follows that limiting development in the floodplain i~ the key actžon žtem that should occur in imple- menting the Corridor Plan. The Little Bear Creek development guidelines indicate a conceptual approach to preserving the floodplain that should be refined following a more detailed updated study of the Little Bear water- shed. The following specific actions should take place regarding implementa- tion of the concepts of this study: - · Rethink the planned channelization of Little Bear Creek called for in the 1985 Drainage Master Plan. City Council is alread y asking for alternatives to channelization within new developments about the City. No channelization of Little Bear Creek or its tributaries should be allowed to occur. · Provide an updated watershed study of Little Bear Creek that defines current 100 year floodplain limits. ~ · Redevelop Section 530 of the Zoning Ordinance to institute procedures and reviews for development within the Little Bear Creek floodplain. Consideration should be given to strengthening this section similar to the Dallas Development Code or PIano's subdivision regulations. · Adopt the Little Bear Creek Corri- dor guidelines to guide development within and adjacent to the flood- plain of Little Bear Creek. · Develop a strategy to assemble the Little Bear Creek open space as public land through the methods outlined in the study. City of North Ric~lànd HilLŠ