Newcastle City Council weighing property ownership rights for developing Riverview Villages against proposed usage, and desires of Riverview Estates’ property owners
Property rights within a municipality are usually pretty straightforward. Many times a property owner has the rights to do with their property as they would like. This is, of course, within the municipality’s code of ordinances and guidelines.
A grey area rises when someone’s desire to do something with their property might not fit with the other area properties, or if their plan might cause the other area property owners to lose either the monetary or functional value of their properties.
Newcastle Planning Commission and City Council members are tasked with making decisions such as these. Among their latest is a proposal for Riverview Villages.
R&R Development LLC, is working to develop the multifamily housing and mixed-use residential and commercial development on 77.33 acres in Newcastle. It is located approximately a mile-and-a-half west of State Highway 37 and the U.S. Interstate 44 interchange on the north side of SH-37.
The area is bounded by existing homes in Riverview Estates on the north side. Many of these homeowners have come out in opposition to the development saying they believe it is the wrong usage for the area, and it would create an influx of traffic and inability for existing homeowners to access their homes as quickly as they have always been able to.
The City of Newcastle Planning Commission recently voted 3-2 to not approve changing the area from General Commercial to Mixed Use Residential. Their decision went to the City Council as a non-recommendation. The City Council took up the zoning request Monday last week, but after much discussion and public comment the council tabled making a decision.
R&R Land Development attorney John Reiger explained to the Council that Newcastle and the region are facing a significant amount of growth and are looking to deal with it in a meaningful, responsible way. He said R&R has worked with their team and City of Newcastle staff to create a development that aids in a property for that growth. He also stressed that the current commercial zoning of the area is more intensive than what R&R is requesting — a Mixed-Use Residential and Commercial.
The rezoning request has been on the City Council’s agenda for several months, but has been continued to the next meeting as R&R modified its design several times based on City staff recommendations and concerns of residents in the area.
After hearing from R&R and community members during Public Comments, the City Council decided to again continue the request. No decision wasmade last week.
RIVERVIEW: Neighbors’concerns with development shared with City Council
Riverview Villages is proposed as an area with multifamily housing along with mixed use residential and commercial new urbanism.
Information from R&R states, “The concept for this planned unit development (PUD) is to establish a traditional village of vibrant people- first, mixed-use, neighborhood that incorporates a variety of housing types (single family, duplexes, townhomes, multi-family) along with supporting uses including commercial, institutional, and open space recreational areas.”
The R&R Master Development Plan document states, “At the heart of the design is the shared village green, a public space onto which most homes face. There are about a dozen village greens of varying shapes and sizes throughout the master plan, providing adjacent green space as an amenity to everyone who lives in this development. The parcels surrounding the greens and linking streets includes a diverse mix of uses designed to address the diverse range of demographic needs.
“Planned building types include Hofje-style active senior living (modeled on the neighborly courtyard hosting of the Netherlands), fourplex apartment buildings, mixed use live-over-work buildings, and a range of single family housing options.”
Riverview Villages has been described as more of a walkable community as opposed to car-dependent community.
Several Newcastle residents near the area said the development, as planned, is too dense. They shared their concerns about additional traffic in the area and access off of SH-37. Randy Smith said the homeowners in the area were under the impression that like homes and acreages to the existing Riverview Estates would be built in the area.
Breanna Roach said the proposal is too dense, and that the planned development will have six units per acre — some of those with multi-family. She said this is more than 464 total units.
Chris Conley said safety is a concern. He said the developers have provided different designs each month, and they still don’t know what will be in the final plat.
Grant Bivens said he believes there will be drainage issues because of all of the concrete and asphalt. He said the developer has requested between 30-35 variances, and he would urge the City Council to not allow any variances going forward.
Ken Reeves said he believes developers don’t always do what they have agreed to do, and he urged the Council to think about the accountability involved.
Joe Sullin said he became concerned when he heard the developer’s representative say the Council’s packet of information did not have the latest changes. He suggested the Council hold off on voting until all information was provided.
Robert Bostanche said he believed the development should be more similar to the existing housing addition in the area. He added that traffic coming on and off of SH37 will be a death trap.
Mike Langley wrote on the Community of Newcastle page on Facebook that he believes there will be strains on utilities, emergency services, and traffic congestion. He notes that a better use of the property would be for a dedicated Waterfowl Refuge, and that Newcastle could distinguish itself from among its Oklahoma City metro peers by returning the land to nature.
Mayor Karl Nail said he has received many emails from area residents voicing their concerns. He said he believes the developer has made a good faith effort to change their original proposal to something that is more palatable than what they originally had.
He also said Newcastle should be open to all levels of housing.
“We could argue where they are located, but all types of housing should be available,” he said.
Nail said this allows the young people and police officers to be able to afford to live and work in Newcastle, or for those young professionals who don’t want to do the yard work or the upkeep associated with owning a regular size home lot.
Nail said, “I think this is a significant downgrading in zoning from the potential that could be there if it remains zoned commercial.”
Since the City Council continued the agenda item last week, it will be placed on the May Council agenda for Council discussion. Another open hearing will be part of the agenda so the public will have another opportunity to address the Council.
