Three Oaks a LIMITED DEVELOPMENT CONSERVATION COMMUNITY
Sam Wirth
What is a Limited Development Conservation Community? A Limited Development Conservation Community. Definition- A development that subdivides a parcel off into fewer lots than what zoning codes would permit while dedicating a portion of the property as permanent protected open space. Why a Conservation Community versus Typical Development? In growing metropolitan areas, cities and counties adopt planning and zoning ordinances that have the purpose to allow for every acre of buildable land to be developed. Developers take full advantage of these ordinances in order to maximize profit. Because of the drive for profit along with land use regulations and a limited model of how development should take place, soon every buildable acre of forest and countryside will be covered in suburbia and strip shopping centers in the name of “improvement.� Typical communities lack open space for recreation, and develop the land to the max resulting in decreased biodiversity and increased runoff from impervious surfaces. Without parks and open spaces, conventional neighborhoods miss out on social opportunities resulting in individuals living alone instead of in community.
a definition
Introduction
CONSERVATION IS........... A SHIFT IN THINKING
FROM THIS
-------------------->>>>>
TO THIS
The traditional school of thought for developing subdivisions is to maximize profits by maximizing the number of lots that can be fit onto a parcel of land. The shift occurs with the realization that a conservation community offers a higher quality of life and community.
Shifting thought
Introduction
Typical characteristics of a Conservation Community - Common open spaces - 40% or more of total = Open Space - Clustered compact lots - Typically 40 parcels or larger - Parcel is not developed to hold maximum allowed by zoning - Conservation of usable farm land - Conservation of hardwood forests - Conservation of streams - Conservation of wildlife habitat - Walking and hiking trails - Educational opportunity Benefits of a Limited Development Conservation Subdivision
- Provides a quality residential and recreational environment - Consolidation of infrastructure - Reduced development costs - Higher home values - Open space as an amenity - Conservation of wildlife habitat - Protected water quality - Conservation of local farm land - Reduced demand for public funded green space - Means for expanding public trails and greenways - Reduced maintenance costs - Social opportunity
Benefits of conservation
Introduction
There are many communities and organizations that promote the growth and development of conservation subdivisions and green communities. Three Oaks builds upon these existing concepts and improves upon them. Three Oaks most closely resembles the Green Way Cottage Community located near historic Lexington, Virginia. The Greenway Community offers rural living a few minutes outside of town, similar to the Three Oaks Conservation Community. Many of the covenants were derived from the covenants of the GreenWay community.
Shifting thought
Introduction
The Three Oaks Design Objectives Three Oaks is a conservation community that encourages sustainable living, community interaction and education for future generations. Three Oaks blends land for food production, smaller lots, green building, and open space for recreation, pasture and wildlife habitat preservation. Three Oaks provides land community land for locally grown produce and a retail area with a farmers market for the resale of local food products. Three Oaks is designed to be family friendly, and allow for maximum open space for outdoor activities and education on local food production. Every residential lot in Three Oaks is backed by community owned greenspace and walking trail and every lot fronts on open pasture and field for community use for agriculture and recreation. Three Oaks combines the comforts and amenities of living in community with a rural farmhouse environment.
Design Objectives
Introduction
Development Goals for Three OaksRedevelop the existing parcel into a limited development conservation community of single family home sites with an amenities area and a small retail area while preserving the existing character of the site and dedicated at least 40% to public open space for community use. - Locate Home Sites - Locate home sites for minimal disturbance and maximum preservation - Provide immediate access to green space from all home sites - Preserve hardwood areas - Protect streams and wetlands - Preserve open farmland for light agricultural use - Locate Amenities - Swimming pool - Tennis Courts - Locate conveniently near home sites - Locate for minimum disturbance and maximum preservation - Locate small Retail Area - Located for high visibility and traffic flow - Locate for minimum site disturbance - Blend with surrounding community and character of site - Designed as an amenity for the community - Community Open Space - Preserve 40% of total site to community open space - Include wetland areas to protect water quality - Preserve hardwoods - Preserve farmlands to encourage local production and education - Implement fitness and education trails - Provide easy access
Development program
Introduction
The site is located in North Georgia, approximately 40 miles north of Atlanta in Forsyth County Georgia.
The Site is located near the City of Cumming, a short drive for Georgia 400 North and Lake Lanier
North of Atlanta, Georgia
Site Location
The site is approximately 90 acres located near the intersection of Campground and Bentley Rd. in Cumming Ga. The site is 7 miles from GA-400.
Cumming, Georgia
Site Location
Forsyth County, Georgia As of 2000, the population was 98,407. The 2007 Census Estimate shows a population of 158,914. Forsyth County experienced growth of 34% putting it in the top 10 fastest growing counties in the nation. Forbes.com named it as the 13th wealthiest county in the United States for 2008, and the wealthiest county in the state of Georgia. According to the U.S. Census Bureau, the county has a total area of 247 square miles of which, 226 square miles of it is land and 22 square miles of it (8.72%) is water. Forsyth County shares a border with Fulton County.
About the area
Site Location
Grocery Stores Churches Schools Hospitals
Located within a 3 mile radius - 3 grocery stores - 8 Churches - 8 Schools 2 Hospitals located within 4 miles
Shopping Malls 3 Mile Radius
Surrounding Land Use
Inventory and Analysis
Zoned Single Family Residential
Zoned Agriculture
The site is currently zone Single Family Residential at a density of 3 parcels per acre. The surrounding land use is zone agriculture and single family residential. Very few of the surrounding lands which are currently zone agriculture are being farmed, but instead are simply private residences.
Surrounding Land Use
Site Location
-90 Acres Zoned Single Family Residential - Zoned Single Family Residential 3 units per acre - Development Potential of 225 single family lots - Partially wooded site - Previously single family residential and light agriculture
Site specifics
Site Location
Inventory and Analysis “Let us ask the land where are the best sites. Let us establish criteria for many different types of excellence responding to a wide range of choice�
- Ian McHarg
The process used to design the Three Oaks Community hinges directly upon the inventory and analysis process pioneered by Ian McHarg in which different analysis maps are created and overlaid to define the best buildable areas and locations.
Inventory and Analysis
Thumbnails
Inventory and Analysis
Existing Structure Inventory
Existing Structure Existing Power lines Existing paved roads Existing unpaved roads Property Boundary
The site was previously several parcels and had been previously developed before being bought up and combined into one parcel for the purpose of development. This map shows the existing structures, roads, and utilities that are located on the site prior to development. Aerial and ground photos on the next page show how these structures currently stand.
Existing Structure Inventory
Inventory and Analysis
Aerial and ground photos of existing vacant residences on site.
Aerial and Ground photos of existing structure used by the old nursery
Aerial photos of old homes, and a ground photo of an unpaved access road. Photo inventory
Inventory and Analysis
Slope analysis 0-6% 6-13% 13-20% 20+
The slope analysis of the site shows that the majority of the site slopes at 0-13%, while only isolated areas of the site have slopes between 13-20%. Very few areas on the site have a slope of 20+% .
Slope analysis
Inventory and Analysis
CaB- CECIL clay loam, very gently sloping CaC3- CECIL clay loam, gently sloping CBE- CECIL fine sandy loam, moderate steep CcB- CECIL sandy loam, very gently sloping CcB2- CECIL sandy loam, eroded very gently sloping CcC- CECIL sandy loam, gently sloping CcC2- CECIL sandy loam, eroded gently sloping LbC2- LLOYD loam, eroded gently sloping Sa- SENECA fine sandy loam Note- Soils located on site are not a limiting factor except for where the slope is too steep.
The soil maps available for this site show the majority of the soils located on the site are in the Cecil series. There is a large Lloyd soil area on the South East corner of the site and some spotty areas of Seneca soils throughout the site. None of these soils are limiting factors in development.
Site Soils Map
Inventory and Analysis
CECIL Series The Cecil series consists of very deep, well drained moderately permeable soils on ridges and side slopes of the Piedmont uplands. They are deep to saprolite and very deep to bedrock. They formed in residuum weathered from felsic, igneous and high-grade metamorphic rocks of the Piedmont uplands. Slopes range from 0 to 25 percent. Mean annual precipitation is 48 inches and mean annual temperature is 59 degrees F. near the type location. TAXONOMIC CLASS: Fine, kaolinitic, thermic Typic Kanhapludults TYPICAL PEDON: Cecil sandy loam--forested. (Colors are for moist soil unless otherwise stated.)
Ap--0 to 8 inches; dark yellowish brown (10YR 4/4) sandy loam; weak medium granular structure; very friable; slightly acid; abrupt smooth boundary. (2 to 8 inches thick) Bt1--8 to 26 inches; red (10R 4/8) clay; moderate medium subangular blocky structure; firm; sticky, plastic; common clay films on faces of peds; few fine flakes of mica; strongly acid; gradual wavy boundary. Bt2--26 to 42 inches; red (10R 4/8) clay; few fine prominent yellowish red (5YR 5/8) mottles; moderate medium subangular blocky structure; firm; sticky, plastic; common clay films on faces of peds; few fine flakes of mica; very strongly acid; gradual wavy boundary. (Combined thickness of the Bt horizon is 24 to 50 inches)
BC--42 to 50 inches; red (2.5YR 4/8) clay loam; few distinct yellowish red (5YR 5/8) mottles; weak medium subangular blocky structure; friable; few fine flakes of mica; very strongly acid; gradual wavy boundary. (0 to 10 inches thick)
C--50 to 80 inches; red (2.5YR 4/8) loam saprolite; common medium distinct pale yellow (2.5Y 7/4) and common distinct brown (7.5YR 5/4) mottles; massive; very friable; few fine flakes of mica; very strongly acid.
Site Soil Information
Inventory and Analysis
LLOYD Series The Lloyd series consists of very deep, well drained, moderately permeable soils on uplands in the Southern Piedmont. The soils formed in residuum derived from intermediate and mafic, igneous and high-grade metamorphic rocks. Slopes are commonly 2 to 10 percent but range to 50 percent. Near the type location, mean annual temperature is about 61 degrees F., and mean annual precipitation is about 45 inches. TAXONOMIC CLASS: Fine, kaolinitic, thermic Rhodic Kanhapludults TYPICAL PEDON: Lloyd loam -- on a 3 percent slope in a pecan grove. (Colors are for moist soil unless otherwise stated.)
Ap--0 to 9 inches; dark reddish brown (2.5YR 3/3) loam; moderate fine granular structure; very friable; many fine and common medium roots; few fine flakes of mica: moderately acid; clear smooth boundary. Bt1--9 to 17 inches; dark red (2.5YR 3/6) clay loam; weak medium subangular blocky structure; firm; few fine roots; few distinct clay films on face of peds; few fine soft black concretions; moderately acid; gradual wavy boundary. Bt2--17 to 33 inches; dark red (2.5YR 3/6) clay; moderate medium subangular blocky structure; firm; few medium roots; common distinct clay films on faces of peds; few fine soft black concretions; few fine flakes of mica; strongly acid; clear wavy boundary Bt3--33 to 46 inches; red (2.5YR 4/6) clay; moderate medium subangular blocky structure; firm; few distinct clay films on faces of peds; few fine flakes of mica; strongly acid; gradual wavy boundary. BC--46 to 56 inches; red (2.5YR 4/8) clay loam; weak medium subangular blocky structure; friable; common fine flakes of mica; strongly acid; gradual wavy boundary. C--56 to 72 inches; red (2.5YR 4/8) saprolite that crushes to loam; massive; friable; many fine flakes of mica; strongly acid.
Site Soil Information
Inventory and Analysis
Open Field - Grasses Maintained Yearly High Brush - First Successional Species Mixed Hardwoods - Deciduous trees - > 12” Diameter Young Pine < 20’ tall 3” Diameter Specimen Oaks - Water Oaks, Sawtooth Oaks > 30” Diameter
The vegetation inventory and analysis revealed that areas more recently farmed and developed were being taken back by early successional plants like broomsedge and young pine. Other parts of the site, have later native tree species such as oak, hickory, and poplar. There are large groves of small pine about 20’ tall and under 5” in diameter. These pines are not seen as a limiting factor.
Vegetation Analysis
Inventory and Analysis
Pictured above- Open field of broomsedge and tall grasses.
Pictures taken inside the hardwood forest show the size and density of the trees.
Photo Inventory
Inventory and Analysis
First successional species occupy a previously open field.
Open field and a picture of forest lightly screening the single family neighborhood bordering the site.
Photo Inventory
Inventory and Analysis
Pictures of the Three Oaks for which the community was named
Three Water Oaks border Campground Road just south of Bates Drive.
Three Oaks Pictures
Inventory and Analysis
Direction of Runoff 50â&#x20AC;&#x2122; Stream Setback Wet Weather Streams/ Ponds FEMA Flood Zone Pond Watershed Area
The hydrology located on site is a benefit and also will drive a large portion of the design. There is an existing pond located on the site that was formally used for irrigation and there are several small wet weather streams that bisect the property. The entire property slopes away from campground road from West to East.
Hydrology analysis
Inventory and Analysis
Ground and aerial photo of the small pond located behind the nursery. (Currently dry)
Photos of the wet weather stream bed. Trash litters the stream gully. Preservation and clean-up will be needed. Photo Inventory
Inventory and Analysis
Slight Limitation Moderate Limitation Severe Limitation
Layered Maps: - Slope - Vegetation - Hydrology
The composite analysis map makes use of Ian Mchargâ&#x20AC;&#x2122;s overlay method and takes the slope, vegetation and hydrology maps and overlays them. The process was to take the factors that were more limiting such as steep slopes, and flood planes and make them darker colors, while factors that were less limiting such as young pine were lighter gray. These maps were make transparent and overlaid. The darker areas on the map show more limitations while the whiter areas show little or no limitation on development. Composite analysis
Analysis Conclusion
Potential Site Entrances Development Area ~ 40 acres Conservation Area ~ 50 Acres Total Potential Conservation area= 55%
The grey scale over lay revealed the areas that could potentially be developed versus the areas that for different reasons should be conserved. This graphic shows that there is approximately 40 acres of developable land and 50 acres of conservation area. This map does not however take into account that some of the open land that maybe good for using as farm and agriculture land.
Buildable area
Analysis Conclusion
Development Concepts -Locate Large and Small home Lots -Determine possible circulation patterns -Locate potential areas for a small Retail space -Locate sites for Amenities
Development Goals for Three OaksLocate Home Sites -Lots sizes RS- 8 - Minimum lots size 8,000 sq. ft. RS- 15 -Minimum lot size 15,000 sq. ft. - Locate home sites for minimal disturbance and maximum preservation - Provide immediate access to green space from all home sites - Preserve hardwood areas - Protect streams and wetlands - Preserve open farmland for light agricultural use - Locate Amenities - Locate conveniently near home sites - Locate for minimum disturbance and maximum preservation - Locate small Retail area - Located for high visibility and traffic flow - Locate for minimum site disturbance - Blend with surrounding community and character of site - Community Open Space - Preserve 40% of total site to community open space - Include wetland areas to protect water quality - Preserve hardwoods - Preserve farmlands to encourage local production and education - Provide easy access
Ideal development Goals
Development Concepts
View Preservation Development should be â&#x20AC;&#x153;Of the hill, not on the hillâ&#x20AC;?
BAD This section shows two- two story homes. One at the top of the hill and one down hill towards the bottom of the site. This section illustrates that the home at the top of the hill blocks views onto the site from Campground Rd., and limits the views uphill from residences located towards the bottom of the hill.
GOOD This section shows that locating residences towards the back of the site, down hill from campground keeps an uninhibited view uphill from the homes and preserves the view from Campground Rd. allowing for the illusion of an undeveloped site.
General Section
Development Concepts
Potential Site Entrances Conservation Area Development Area Open Green Space
This graphic shows the ideal development pattern. Locate development along treeline between preservation areas and open field. Focus development away and downhill from Campground Rd. Avoid crossing wet weather streams and preserve all areas deemed as â&#x20AC;&#x153;conservation areas.â&#x20AC;?
Ideal development pattern
Development Concepts
Concept Thumbnails
Development Concepts
Amenities Large Residential Small Residential Retail Area Open Space
Composite Analysis
Concept on trash Concept 10 has some major drawbacks like the retail area on lightly traveled Bentley Rd. so it would not receive as much exposure to potential clients. The site circulation is proposed to cross a wet weather streambed which would also require additional grading. For the lot lay out, there are lot clusters on the top of the hill which limit and break up views.
Concept 10
Development Concepts
Amenities Large Residential Small Residential Retail Area Open Space
Composite Analysis
Concept on trash
Concept 9 has some advantages but some major drawbacks as well. The advantages of concept 9 include the retail area being located on heavily traveled campground road. The retail area takes advantage of the location and beauty of the three oaks. Also, the amenities are in a good location on a open ridge. The drawbacks are that the site circulation crosses a wet weather streambed. The lot locations also pose a problem because, once built, the homes will limit views.
Concept 9
Development Concepts
Amenities Large Residential Small Residential Retail Area Open Space Composite Analysis
Concept on trash
Concept 8 has more drawbacks than advantages. The advantage is the retail space being located near the corner of Bentley and Campground Rd. However the drawbacks involve the stream crossing, the lot location on the hill and the fact that the retail area would be built on land that could otherwise be used for agriculture land.
Concept 8
Development Concepts
Amenities Large Residential Small Residential Retail Area Open Space
Composite Analysis
Concept on trash Concept 7 has the retail space back near the three oaks on campground road, however, the concept also involved developing within the conservation area on the southern portion of the site. Though the area proposed for lots is not a high limitation area, a road would need to be cut through the conservation area in order to reach those lots.
Concept 7
Development Concepts
Amenities Large Residential Small Residential Retail Area Open Space
Composite Analysis
Concept on trash
Concept 6 has many advantages which include the lot locations and circulation patterns. The major drawback for concept 6 is the location of the retail area on Bentley Road where it would receive little acknowledgement from passing traffic.
Concept 6
Development Concepts
Amenities Large Residential Small Residential Retail Area Open Space
Composite Analysis
Concept on trash
Concept 5 has many advantages including the circulation pattern and central greenspaces. Also, the amenities located near the pond for added interest. The main drawback for Concept 5 is the retail space being located in the open field.
Concept 5
Development Concepts
Amenities Large Residential Small Residential Retail Area Open Space
Composite Analysis
Concept on trash Concept 4 has many advantages. The circulation pattern is good and the lot location is similar with the ideal pattern. The only drawback to this concept is that the amenities are located up near campground road, possibly blocking views from home sites lower on the hill.
Concept 4
Development Concepts
Amenities Large Residential Small Residential Retail Area Open Space
Composite Analysis
Concept on trash
Concept 3 has many advantages. The location of the retail space on campground road allows for open space near the three oaks and the circulation and development pattern is good. The draw back to concept 3 is the circulation pattern at the north side of the site. Dead end circulation limits the number of home sites that the north part of the site could accommodate.
Concept 3
Development Concepts
Amenities Large Residential Small Residential Retail Area Open Space Composite Analysis
Concept on trash
Concept 2 locates the retail space along campground road and locates the amenities down near the pond. The circulation and development pattern are good. There is through circulation on the northside of the site to maximize lot potential.
Concept 2
Development Concepts
Amenities Large Residential Small Residential Retail Area Open Space
Composite Analysis
Concept on trash
Concept one explores placing the amenities behind the pond and the retail space behind the three oaks. The circulation pattern and lot location accommodate the conservation areas and leave all the views open.
Concept 1
Development Concepts
These are the thumbnails of the 10 different concepts shown with the two final concepts chosen to develop.
Concept thumbnails
Development Concepts
Concept 2
Concept 1
The best two concepts have residential lots located along the tree line to maximize open field space and have amenities located near the pond. The commercial area is located on Campground Rd.. for maximum visibility and traffic. Concept 1 shows the commercial area located to maximize the Three Oaks for aesthetic purposes while Concept 2 shows the commercial area located on the south west corner of the site on Campground Rd.. Allowing for open park space near the Three Oaks. Moving the amenities from in front of the pond to behind it allows for 4 more RS-8 lots.
Best two
Development Concepts
Amenities Large Residential Small Residential Retail Area Open Space
Final Concept
Development Concepts
Forsyth County Georgia Planning Ordinances Single Family Residential Lots- RS-8 and RS 15 RS- 8 Minimum lots size 8,000 sq. ft. - Min. lot width 60’ - Min.. Lot depth 80’ - Max density 3.8 units per acre RS- 15 Minimum lot size 15,000 sq.. Ft. - Min. lot width 75’ - Min. lot depth 100’ - Max density 2.0 units per acre Road Layouts
Right-of-way =60’
Minimum Cul- de-sac radius = 40’
Minimum Curve radius for roads = 150’
Cul-de-sac length = 1000’
Minimum road width = 18’
Above are the Forsyth County planning ordinances used to layout the road and lots for Three Oaks.
Zoning and Planning
Development Concepts
Lot Layout Plan Master Lot Layout Plan- 72 Single Family Lots 59 -RS-8 lots 13- RS -15 lots
Lot Layout
Development Concepts
Retail Area - Locate building footprint for General Store - Locate footprint for Farmers Market - Design parking lot to accommodate 40 vehicles - Allow for truck access to recycling area and trash pick up. - Grade parking lot so that all runoff is captured in a storm water infiltration area. - Design a sign for the Retail Area
General Store Concept
Farmers Market Concept
Structure concepts
Retail Area
Sketch and Concept 1
Sketch and Concept 2
Sketch and Concept 3 Sketches and Concepts
Retail Area
Sketch and Concept 4
Sketch and Concept 5
The concepts and sketches of the retail area explore different placements of the buildings and parking lot. The goal was for minimum site disturbance, maximum street exposure, and good circulation for both vehicular and pedestrian traffic. Concepts 1, 2, and 3 did not allow for a good relationship between vehicular and pedestrian circulation. Concept 5 did not allow for the buildings to have road frontage and ended up being more of a traditional retail space with the parking in front. Concept 4 ended up being the best concept with parking available for both the Farmers Market and General Store. Concept 4 also had the least amount of site disturbance.
Sketches and Concepts
Retail Area
Retail Area Concept The final retail area plan was developed after the concepts by using development standards for parking spaces and 35â&#x20AC;&#x2122; turning radius on the turns. On the East side of the site, the roll-off recycling dumpsters are located in such a way so that the trucks can enter off of campground and go with the flow of traffic in the parking lot, and then back in to pick up the dumpsters. Similarly, the trash dumpsters are situated so a trash truck and front in and empty the dumpsters. The parking lot has a storm water infiltration area in the middle. The parking lot is graded at 2% all around so that storm water drains in the storm water infiltration area. There are 2 handicap spots on the Farmers market side of the parking lot and the General Store side.
Retail area plan
Retail Area
Retail Area Sign Concept The retail sign was designed to depict the character of the Three Oaks Community. The sign would be weather wood 6”x6”” posts on 2’ tall historic brick pillars. 2” x 12” boards would announce the Three Oaks General Store, Farmers Market and Recycling Center. The sign is covered by a tin roof, which reflects the roof material found on all buildings throughout Three Oaks.
Retail Area Concept
Retail Area
http://www.lakesuperiorstreams.org/stormwater/toolkit/bioretention.html
The top diagram is a diagram of what a typical infiltration basin can look like and the different components involved. The lower section is a section showing the construction of the curbs, parking lot, and infiltration basin for the Three Oaks retail area.
Infiltration Basis Diagrams
Retail Area
These drawings show the grading plan and spot elevations for the parking lot and structures of the Three Oaks retail area. Inside the parking lot curbs, the water flows into the storm water infiltration area. A 12â&#x20AC;? over flow drain is located to prevent water from ponding in the parking stalls in the event of a large rainstorm. Outside of the parking curbs, water is directed away from the building using grass swales.
Grading plan
Retail Area
Entrance sign construction documents- Not to Scale These drawings show how the entrance sign should be constructed.
Sign construction documents
Retail Area
Entrance sign construction documents- Not to Scale These drawings show how the entrance sign should be constructed.
Sign construction documents
Retail Area
Amenity Area - Locate building foot print for clubhouse - Design Parking lot for min... 15 vehicles - Locate swimming pool and pool deck - Locate 2 tennis courts - Design for minimum site disturbance
Sketch of Concept 1
Sketch of Concept 3
Sketch of Concept 2
Sketch of Concept 4
These sketches were drawn to explore the different locations of the club house, pool, and tennis court in relationship to each other as well as explore different ways to grade the site.
Sketches and Concepts
Amenities
Concept 1
Concept 2
Concept 1 and Concept 2 explore shifting the pool and the clubhouse. However, these designs were not chosen because of the relationship of the clubhouse to the parking lot.
Concept 3
Concept 4
Concept 3 moves the tennis court closer to the existing pond but would require too much cut and fill to even that particular area enough for a tennis court. Concept 4 was chosen for design as a concept because of the relationship of the club house to parking lot and how the club house related to the pool and allowed for an elevated viewing area of the tennis courts. Sketches and Concepts
Amenities
Total
Key 20 RM 9 CJ 152 VS
13 2870 sq ft 51 12 138 87
CM LM PFG FP IH KR
Botanical Name
Common Name
Size
O.C.
Comments
Acer Rubrum Cryptomeria Japonica Itea Virginica
Red Maple Cryptomeria Virginia Sweetspire
3" cal. 6-10' HT 5 gal
As shown Full, well branched 15' Full, well branched 5' Full in pot,dense rootball
Lagerstroemia Indica 'Muskogee' Lirope Muscari Pennisetum setaceum 'Rubrum' Photinia fraseri Raphiolepis umbellata Rosa 'Radrazz'
Muskogee Crape Myrtle Lirope Purple Fountain Grass Red Robin Photinia Indian Hawthorn Knockout Rose
10-12' HT 4" pots 3 Gal 5 gal 5 gal 5 gal
24' 6" o.c. 5' 12' o.c. 5' 5'
Full, well branched Full in pot,dense rootball Full in pot,dense rootball Full in pot,dense rootball Full in pot,dense rootball Full in pot,dense rootball
The amenity planting plan uses plants that are hearty to planting zone 7b. All areas disturbed by construction that are not addressed by the planting plan will be planted with tall fescue.
Final concept/ Planting plan
Amenities
These graphics are blow up images of the planting plan in areas around the pool and tennis courts. Since the area is a public common area all of the plants were planted in masses. The plants were selected for year around interest as well as for their relatively low maintenance.
Planting plan blow up
Amenities
This is an approximate rough grading plan for the pool, tennis courts, parking lot, and clubhouse. The site was grades so a ridge would redirect water coming down hill from the site away from the clubhouse and into a swale that leads to the pond. Cuts in the parking lot curb would allow water to pass through. This drawing also shows that a retaining wall would be needed between the clubhouse and tennis court. The wall would be six feet tall and allow for a nice observation area for the tennis courts.
Rough grading plan
Amenities
THREE OAKS COMMUNITY Master PLAN - Final Master Plan - Nature trail location - Community architectural style - Architectural standards - Community Covenants
Master Plan
Master Plan
Three Oaks Community
The nature trails that wind through out the woods of the Three Oaks Community offer educational opportunities as well as a chance to exercise in the serenity of nature.
Nature Trail Location
Three Oaks Community
The nature trail could be used by the residents of Three Oaks as well as by guests to the community. Interpretation boards like the ones pictured would be located at strategic locations to provide information on the native, non-native and invasive exotic flora and fauna found in the Three Oaks Community.
Interpretation Boards
Three Oaks Community
These images show the architectural style that the homes in the Three Oaks Community. All homes would be required to have metal roofing, in order to be compatible for rainwater harvesting systems. All home designs should feature a large covered porch for the enjoyment of the resident. No garage or parking spaces should be visible from the curb. It is preferred that homes meet EarthCraft or LEED for homes standards. Siding and trim colors should be earth toned while roof colors may vary but must be chosen from the Englert metal roofing color pallet.
Architectural Style
Three Oaks Community
Architectural Style
Three Oaks Community
Architectural Style
Three Oaks Community
Architectural Style
Three Oaks Community
All structures in the Three Oaks Community are constructed with metal roofs and rain water harvesting systems. Metal roofs are more environmentally friendly and allow for use of rainwater harvesting systems. Traditional asphalt roofs shed pollutants and debris while metal roofs allow for the capture of clean water and no pollutants. Metal roofs have been approved by Energy Star and LEED as energy efficient and a â&#x20AC;&#x153;greenâ&#x20AC;? alternative to traditional roofing. The color pallet to the right is a pallet that maybe used in the Three Oaks Community. Certified metal roofs are also eligible for tax credits.
http://www.englertinc.com/roofing1024.aspx
Architectural Standards
Three Oaks Community
The Ultra 1700 RHS is a 1,700-gallon capacity rainwater harvesting system with a below ground, polyethylene tank and is designed for non-potable water uses including home landscaping and irrigation, vehicle cleaning, household toilet flushing and laundering. The Ultra comes with a downspout basket filter to prevent debris from entering the chamber. The unit also features a calmed inlet which prevents the disturbance and resuspension of fine sediments that gather on the bottom of the tank. The inlet also introduces oxygen into the lower layers of the tank which maintains a fresh supply of water while preventing anaerobic conditions from forming. The Ultra 1700 RHS also has an automatic pumping system and accessory fittings which can be installed in two days by two to three installers. Options include a level indicator, rain tank infiltration block and faux rock cover for the pump. http://www.englertinc.com/RHS3.aspx Rain Water harvesting
Three Oaks Community
The Three Oaks Community has many large specimen oaks on site. These oaks as well as other landscape feathers identified by a lighting designer on site will be up lighted in order to display their magnificence and provide ambiance. Ground lighting, path lighting and architectural â&#x20AC;&#x153;highlightingâ&#x20AC;? is permitted and will be used throughout the site. No lights may be mounted above six feet from the ground. No halogen or spot lights are permitted in the Three Oaks Community. Any disputes above light trespass in the community maybe brought before the homeowners associate meeting for resolution.
Night lighting
Three Oaks Community
The Three Oaks Community has three open spaces that can be used as community garden plots. The location of the plots can rotate throughout the space over the years. Each year, the homeowners association can subdivide the designated area for those homeowners interested in producing local produce for personal consumption or to sell at the farmers market located in the retail area.
Community GARDEN PLOTS
Three Oaks Community
Community Covenants- A selection There shall be a ten (10) foot wide right-of-way/easement along the perimeter boundary of the subdivision for use as walking trails. These rights-of-ways and easements are intended for use as common travel trails for Lot Owners, residents and their guests, and to encourage preserving and experiencing the natural environment throughout The Three Oaks Community. Any property Owner failing to contribute his or her prorata share of the cost of maintenance can be charged by the Home Owners Association for their proper share. Such charge, along with the cost of collection, including attorney’s fees, may be collected by any legal process available for the collection of debts, including foreclosure and the enforcement of liens. Water is one of our most valuable resources. Water conservation is encouraged by all residents and lot owners including rain water harvesting from roofs, rain gardens, water retention landscaping, and water saving appliances and fixtures. In the spirit of community food self-sufficiency, with oversight by the Home Owner’s Association, residents may utilize the common land to raise produce including, honey bees, vegetables, fruits, nuts and herbs. In order to minimize light pollution and allow all residence to have an uninterrupted view of the night sky, no pole light, dusk to dawn lights or overhead outdoor lighting will be allowed. Acceptable outdoor lightning will be limited to motion sensor lighting or manually controlled lighting not to exceed 150 watts per lamp and six feet in height. All outdoor lighting must be approved by the architectural review committee prior to construction. No use or discharge of toxic chemicals, insecticides or other poisons will be permitted on or in the land, air or waters, including ground water. “Natural predators” and certified “organic” methods of pest and weed control may be used.
Community Covenants
Three Oaks Community
The Declarant reserves approximately 55 +/- acres of land, shown as Community Land on the subdivision plat. This land is subject to a conservation easement in perpetuity in favor of the Three Oaks Home Ownerâ&#x20AC;&#x2122;s Association, LLC, and/or assigns. This provision shall run with the land and shall survive closing. Any fuel storage tanks, trash and garbage receptacles shall be placed so as to be aesthetically acceptable from any roadway or from outside the Lot boundaries. The Owner of each Lot shall be responsible for sanitary garbage disposal, and shall not permit or cause any garbage, sewage, refuse, waste, or other contaminated matter to be cast, blown, drained, or discharged from such Lot into the creek or lands within Three Oaks. Composting is exempt from this provision provided the compost is maintained so as not to cause offensive odors or attract pests. Annual HOA Meeting. The annual share-holders meeting will be in December of each year and will approve the operating budget for following yearâ&#x20AC;&#x2122;s operations and activities. No buildings, fences, structure and/or improvements, either temporary or permanent shall be constructed, erected, placed upon or stored within the confines of the Community Land as shown and described on the plat of survey without express written approval of Declarant, its successors or assigns, or the HOA. Any community land development shall be limited to the common house, recreational structures, small shelters and fencing for organic farm use, such as stables, sheds, etc. Said Community Land area within seventy-five (75) feet of the stream center shall not to be cleared of its tree cover, if any, or incorporated into a sod lawn except for pasture land, foot bridges, or walking trails and to remove invasive vegetation. ** These covenants were adapted from the GreenWay Community Covenants- http://www.greenwaynews.com/Covenants.html**
Community covenants
Three Oaks Community
SOURCESArendt, Randall G.- Conservation Design for Subdivisions Island Press, Washington DC 1996 Haines, Anna An Innovative Tool for Managing Rural Residential Development:A Look at Conservation Subdivisions http://www.uwsp.edu/CNR/landcenter/tracker/summer2002/conssubdiv.html USDA Soils Informationhttp://soils.usda.gov/technical/classification/osd/index.html LandChoices.org http://www.landchoices.org/conservationsubs.htm Smart Communities Network http://www.smartcommunities.ncat.org/greendev/subdivision.shtml EarthCraft Communities http://www.earthcrafthouse.com/About/communities.htm Abbey and Associates- Stormwater Best Management Practices http://www.abbey-associates.com/splash-splash/stormwaterBMP_NEW.htm Lake Superior Streams.org- Bioretention basins http://www.lakesuperiorstreams.org/stormwater/toolkit/bioretention.html Englert Incorperated http://www.englertinc.com/roofing1024.aspx Greenway Conservation Subdivision and Ecovillage http://www.greenwaynews.com/
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