HomeMy WebLinkAbout52-25 RESOLUTION113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 Resolution: 52-25 File Number: 2025-86 ADMINISTRATIVE-2024-0048: (SOUTH OF 2861 N. RAVEN LN./RAVEN LANE EXTENSION, 285): A RESOLUTION TO AMEND THE MASTER STREET PLAN BY REMOVING A 0.20-MILE SECTION OF A PLANNED RESIDENTIAL LINK STREET, EXTENDING FROM RAVEN LANE TO JUST SOUTH OF CLABBER CREEK WHEREAS, the Planning Commission and Transportation Committee recommend approval of an amendment to the Master Street Plan by removing a 0.20-mile section of a planned Residential Link Street between Salem Road and Deane Solomon Road. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1: That the City Council of the City of Fayetteville, Arkansas hereby amends the Master Street Plan by removing a section of Planned Residential Link Street as shown in Exhibits A and B attached to the Planning Division's agenda memo. PASSED and APPROVED on February 4, 2025 Approved: Molly Rawn, Mayor Attest: Kara Paxton, City Clerk Treasurer Page 1 CITY OF FAYETTEVILLE ARKANSAS MEETING OF FEBRUARY 4, 2025 CITY COUNCIL MEMO 2025-86 TO: Mayor Rawn and City Council THRU: Keith Macedo, Interim Chief of Staff Jonathan Curth, Development Services Director Jessica Masters, Development Review Manager FROM: Gretchen Harrison, Senior Planner SUBJECT: ADM-2024-0048: Administrative Item (SOUTH OF 2861 N. RAVEN LN/RAVEN LANE EXTENSION, 285): Submitted by HALL ESTILL for property located SOUTH OF 2861 N. RAVEN LN. in WARD 4. The property is zoned RSF-4, RESIDENTIAL SINGLE- FAMILY, FOUR UNITS PER ACRE and CPZD, COMMERCIAL PLANNED ZONING DISTRICT and contains approximately 48.50 acres. The request is to modify the Master Street Plan. RECOMMENDATION: City Planning Staff and the Planning Commission recommend approval of a request to amend the 2040 Master Street Plan to remove a 0.20-mile section of a planned Residential Link Street, extending from Raven Lane to just south of Clabber Creek, as described and shown in the attached Exhibits 'A' and 'B'. BACKGROUND: The subject area is located in northwest Fayetteville and situated between Underwood Park and the Gary Hampton Softball Complex. This area encompasses three undeveloped parcels, totaling approximately 48.00 acres. Clabber Creek and the Clabber Creek Trail run east to west through the center of the property. A significant portion of the site lies within a FEMA-designated floodplain, and hydric soils are present throughout the area. Request: The request is for an amendment to the 2040 Master Street Plan to remove a 0.20-mile section of a planned Residential Link Street, extending from Raven Lane to just south of Clabber Creek. Public Comment: Staff received one email from a member of the public after the Planning Commission hearing on December 9, 2024, which is attached to the staff report for reference. No public comment was received prior to or at the Planning Commission meeting. DISCUSSION: At the December 9, 2024 Planning Commission meeting, a motion to forward this item with a recommendation of approval passed with a vote of 6-3-0. Commissioner Cabe made the motion and Commissioner Madden seconded it. Those opposing the request expressed concerns about completely removing the planned connection and suggested that it be kept or relocated. Commissioners supporting the request emphasized the challenges of making the connection due to its intersection with land owned by the Northwest Arkansas Land Trust, a protected stream, floodplain, and tree preservation easement, and they supported the request for those reasons. Mailing address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 TRANSPORTATION COMMITTEE SUMMARY At the December 30th Transportation Committee, staff presented the proposal to attending councilmembers, including background and current conditions alongside the Planning Commission and staff's recommendations. Councilmember Stafford made the motion to forward the item to the full City Council recommending approval and Councilmember Moore offered a second. The motion passed with a vote of 3-0-0. BUDGET/STAFF IMPACT: N/A ATTACHMENTS: SRF (#3) , Exhibit A (#4), Exhibit B (#5), Planning Commission Staff Report (#6) Mailing address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 == City of Fayetteville, Arkansas y 113 West Mountain Street Fayetteville, AR 72701 (479)575-8323 - Legislation Text File #: 2025-86 ADM-2024-0048: Administrative Item (SOUTH OF 2861 N. RAVEN LN/RAVEN LANE EXTENSION, 285): Submitted by HALL ESTILL for property located SOUTH OF 2861 N. RAVEN LN. in WARD 4. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE and CPZD, COMMERCIAL PLANNED ZONING DISTRICT and contains approximately 48.50 acres. The request is to modify the Master Street Plan. A RESOLUTION TO AMEND THE MASTER STREET PLAN BY REMOVING A 0.20-MILE SECTION OF A PLANNED RESIDENTIAL LINK STREET, EXTENDING FROM RAVEN LANE TO JUST SOUTH OF CLABBER CREEK WHEREAS, the Planning Commission and Transportation Committee recommend approval of an amendment to the Master Street Plan by removing a 0.20-mile section of a planned Residential Link Street between Salem Road and Deane Solomon Road. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1: That the City Council of the City of Fayetteville, Arkansas hereby amends the Master Street Plan by removing a section of Planned Residential Link Street as shown in Exhibits A and B attached to the Planning Division's agenda memo. Page 1 Jonathan Curth Submitted By City of Fayetteville Staff Review Form 2025-86 Item ID 2/4/2025 City Council Meeting Date - Agenda Item Only N/A for Non -Agenda Item 1/17/2025 DEVELOPMENT REVIEW (630) Submitted Date Division / Department Action Recommendation: ADM-2024-0048: Administrative Item (SOUTH OF 2861 N. RAVEN LN/RAVEN LANE EXTENSION, 285): Submitted by HALL ESTILL for property located SOUTH OF 2861 N. RAVEN LN. in WARD 4. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE and CPZD, COMMERCIAL PLANNED ZONING DISTRICT and contains approximately 48.50 acres. The request is to modify the Master Street Plan. Budget Impact: Account Number Fund Project Number Project Title Budgeted Item? No Total Amended Budget $ - Expenses (Actual+Encum) $ - Available Budget Does item have a direct cost? No Item Cost $ - Is a Budget Adjustment attached? No Budget Adjustment $ - Remaining Budget V20221130 Purchase Order Number: Previous Ordinance or Resolution # Change Order Number: Approval Date: Original Contract Number: Comments: ADM-2024-0048 I SOUTH OF Close Up View 1 2861 N. RAVEN L N. F- I CRYSTAL -DR G� 0 W H d P-1 z J z Subject Property RSF-4 .00 ♦� I I I I I I I Residential Link ■ ■ Planned Residential Link Planning Area ' Fayetteville City Limits --- Shared -Use Paved Trail - - - Trail (Proposed) ADM-2024-0048 EXHIBIT 'A' TIGER,EYE-D TOPAZ w ►s I� Clabber Creek Trail to ---------► ■ ;� 00 0.0.0 ♦00 Feet 0 75 150 300 450 600 1:2,400 CPZD lm'�& NORTH RSF-4 Commercial, Industrial, Residential P-1 ADM-2024-0048 EXHIBIT 'B' rF CD cn '_'F A od zm` 1•/ �� �to CITY OF FAYETTEVILLE V0.111W ARKANSAS PLANNING COMMISSION MEMO TO: Fayetteville Planning Commission THRU: Jessie Masters, Development Review Manager FROM: Gretchen Harrison, Senior Planner MEETING DATE: December 9, 2024 (updated with results) SUBJECT: ADM-2024-0048: Administrative Item (SOUTH OF 2861 N. RAVEN LN/RAVEN LANE EXTENSION, 285): Submitted by HALL ESTILL for property located SOUTH OF 2861 N. RAVEN LN. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE and CPZD, COMMERCIAL PLANNED ZONING DISTRICT and contains approximately 48.50 acres. The request is to modify the Master Street Plan. RECOMMENDATION: Staff recommends forwarding ADM-2024-0048 to City Council with a recommendation of approval. RECOMMENDED MOTION: "1 move to forward ADM-2024-0048 to City Council with a recommendation of approval. " BACKGROUND: The subject area is located in northwest Fayetteville and situated between Underwood Park and the Gary Hampton Softball Complex. This area encompasses three undeveloped parcels, totaling approximately 48.00 acres. Clabber Creek and the Clabber Creek Trail run east to west through the center of the property. A significant portion of the site lies within a FEMA-designated floodplain, and hydric soils are present throughout the area. Surrounding land uses and zoning are depicted in Table 1. Table 1: Surrounding Land Use and Zoning Direction Land Use Zoning North Single -Family Residential RSF-4, Residential Single -Family, Four Units per Acre South Undeveloped RSF-4, Residential Single -Family, Four Units per Acre CPZD, Commercial Planned Zoning District West Undeveloped RSF-4, Residential Single -Family, Four Units per Acre East Undeveloped RSF-4, Residential Single -Family, Four Units per Acre Proposal: The applicant is requesting an amendment to the 2040 Master Street Plan to remove a 0.20-mile section of a planned Residential Link Street, extending from Raven Lane to just south of Clabber Creek. DISCUSSION: Staff is supportive of the applicant's request. The planned connection has been on the Master Street Plan since 1995 (Resolution 147-95) where it was originally classified as a Collector Street in General Plan 2020's Future Land Use Plan; this is the equivalent of a Neighborhood Link Street Planning Commission December 9, 2024 ADM-2024-0048 (RAVEN LANE EXTENSION) Paqe 1 of 10 under 2040 Master Street Plan standards. After being reaffirmed as a Collector Street in 2007 under the 2025 Master Street Plan (Resolution 161-07) and again in 2011 under the 2030 Master Street Plan (Resolution 166-11), the connection was downgraded to a Residential Link Street with the adoption of the 2040 Master Street Plan in 2019 (Resolution 15-20). The Master Street Plan is intended to serve as a policy document to help guide decisions regarding location, form, function, design, and classifications of streets. The Plan considers infrastructure and anticipates where new building developments might occur to plan for possible street connections and capital expenditures. The Master Street Plan is not intended to serve as a formal land acquisition, an allocation of funding, or a construction document, nor does it establish a final alignment. Given the proposed connection's location on property owned by the Northwest Arkansas Land Trust and its path through a protected stream largely within a FEMA-designated floodplain, staff does not anticipate the construction of this extension in the near future. The proposed connection is intended to enhance north -south connectivity between Salem Road and Deane Solomon Road. While staff acknowledges the City's goal of improving connectivity with a complete, connected grid of streets, Salem and Dean Solomon already provide sufficient north -south access, especially when considering that they are less than a mile apart and have a higher functional classification. Public Comment: To date, staff has not received any public comment regarding this request. RECOMMENDATION: Staff recommends forwarding this item to City Council with a recommendation of approval with the following conditions: Conditions of Approval: 1. Approval of the removal of this segment of the Master Street Plan connection does not reflect approval of any associated lot split or other planned development; any planned developments must be submitted according to the allowances in relevant city code. PLANNING COMMISSION ACTION: Required YES Date: December 9. 2024 O Tabled © Forwarded O Denied with a recommendation Motion: Cabe of approval Second: Madden Vote: 3-3-0 BUDGET/STAFF IMPACT: None ATTACHMENTS: • Applicant Request Letter • General Plan 2020 Future Land Use Map • 2007 Master Street Plan Exhibit • 2030 Master Street Plan Exhibit • 2040 Master Street Plan Exhibit • Current Land Use Map - Public Comment Received After Planning Commission Hearing Planning Commission December 9, 2024 ADM-2024-0048 (RAVEN LANE EXTENSION) Paqe 2 of 10 HALL ESTILL At I ` KNEYS NI LAW October 15, 2024 Jonathan Curth Director of Development Services Email: jcurth@fayetteville-ar.gov Planning Commission via Portal Re: ADM-2024- Removal from the Master Street Plan of part of N. Raven Ln. Dear Jonathan: Robert K. Rhoads 75 N. East Ave., Suite 500 Fayetteville, AR 72701-5388 Direct Dial: (479) 973-5202 rrhoads@hallestill.com As I mentioned to you when we met on this issue, I represent the Underwoods and NWA Land Trust in this request. If you recall, we discussed their desire to delete from the MSP that extension of N. Raven Lane going south past 2861 N. Raven Lane. Please see the attached screenshot of the GIS Master Street Plan, where the proposed portion to be removed has been encased in a red rectangle. As we discussed in your office, here are the reasons we believe the City should delete this portion from the MSP: 1) Putting this road in and over Clabber Creek would require cutting through the property owned by the Northwest Arkansas Land Trust. This notion seems expensive and contrary to the City's objectives. 2) Building a bridge to cross the creek would be incredibly expensive. 3) The neighbors to the North have already expressed a lot of concern over the potentiality of building the bridge and extending the street. 4) This extension of North Raven is not necessary for connectivity, one of the City's priorities, as there are two perfectly good North to South streets that already exist, Dean Solomon Road to the East and Salem Road to the West. 5) Both of these aforementioned roads are designated as "neighborhood link" streets allowing for higher traffic and these two parallel arteries are less than 8/1 Oths of a mile apart. If you recall my clients, at the Parks Department's request, when they gifted Underwood Park, they also provided to the City an East to West access across the property that my client's plan to develop. Again, providing easy access from Dean Solomon into Underwood Park. 6) This road would be going through the floodplain and through a very environmentally sensitive area of natural springs. Upon receiving an invoice, we shall hand -deliver a check to cover the application fee for this ADM. Procedurally, please tell me if I'm correct that this application, after hopefully garnering staff support, will then go to the Planning Commission for a recommendation and either before or after that go to the Transportation Committee for a recommendation and then finally after that go Hall. Estill, Hardwick, Gable. Golden & Nelson, P.C. Planning Commission Tulsa. OK . Oklahoma City, OK • Northwest Arkansas • Denver, CO December 9, 2024 www.hallestill.com ADM-2024-0048 (RAVEN LANE EXTENSION) Paae 3 of 10 Jonathan Curth October 15, 2024 Page 2 to City Council for a vote. 1 thank you in advance and look forward to answering any questions you or the staff may have. RKR:mcm 20586981.1:014788,00001 Sincerely, /s/Robert K. Rhoads Robert K. Rhoads Planning Commission December 9, 2024 ADM-2024-0048 (RAVEN LANE EXTENSION) Pace 4 of 10 N%W i N f'yrif, Dr r y N 1 ,1mrdit, l,r � Z C C Z � J oIj , C Planning Commission December 9, 2024 ADM-2024-0048 (RAVEN LANE EXTENSION) Paqe 5 of 10 � c m Z eJ D r m p C n r zF In s A fA'1 C Z 3 C Z r — ' 0 lil 0 A n r N D O Z I ® • i F G D D N x N J O 5 � � O P h O A h O 3 � l S � ti � P A N h O 3 J 3 N o II � ro , N wT ------ ----- r1 .a5.MD I {j � I I i SIB 6 W PY T Planning Commission December 9, 2024 ADM-2024-0048 (RAVEN LANE EXTENSION) Paqe 6 of 10 z z p m 0 w> (nn o O t D n m r m m Z °............... _- m m O Z W E� rMOL n -E m Z D D m T` r (O77�-- y 1171 i E ,' m ...� D hT _ 5 `,,. m 0 m _ Z Z p m � — D L m 22 D D Z .r - r y s� '*r q k hI y t r )' rn m �„—? '-s'o ej 4 ,st f ._f4j; I ?liCn i s , 1-- s v _. E I ✓F � � � � Y•Yti4 � � � ! eel '`k. .` "'" > d?. sv \ • .a. i T 0 Z In 9 � m tltlA a Q_o w Z D s �3„ December 9, 2024 ADM-2024-0048 (RAVEN LANE EXTENSION) Paqe 7 of 10 Or TR 0 Planning Co mission December 9, 2024 QUI-2024648 (RAVEN LANE EXTENSION) Page 8 of 10 -n un CO J t Planning Commission December 9, 2024 ADM-2024-0048 (RAVEN LANE EXTENSION) Paqe 9 of 10 ADM-2024-0048 Current Land Use r- Undeveloped ww- ayp•�' u l '3 1+� 2861 N. RAVEN LN b , o Single -Family Residential • I .� , 4!' Undeveloped 1 Subject Property ORTH Single -Family Residential ps 1 I r Ei rr , s � f A FA Unclassified FEMA Flood Hazard Data Residential Link 100-Year Floodplain ■ ■ Planned Residential Link Feet Floodway Trail (Proposed) Planning Area 0 170 340 680 1,020 1,360 Fayetteville City Limits 1:5,625 anninq Commission December 9, 2024 ADM-2024-0048 (RAVEN LANE EXTENSION) Paqe 10 of 10 From: Kyle Smith <kyle.smith@kyle4fay.org> Sent: Monday, December 30, 2024 10:33 AM To: Planning Shared <planning@fayetteville-ar.gov> Subject: ADM-2024-0048 (2861 N. RAVEN LN) I would like to register my opposition to the request to remove a Raven Ln connection from the master street plan (ADM-2024-0048). This area needs MORE advanced planning for connectivity, not less. As the old fields in the area continue to develop, this has become an increasingly important issue. Current Planning Commissioners may not remember when the most recent phase of Crystal Springs was proposed in 2018-2019 (nowhere near the existing Crystal Springs and connected to a different subdivision, but named to utilize their banked parkland credits). Residents of Bird Haven and Gooseberry Ln organized to appeal that development specifically on the basis that it was NOT completing the connection of Raven Ln. That connection had been a condition of approval for an expired project entitlement nearly a decade earlier, and the omission on this newer version caused great concern that the connection would never be built. The development patterns in the area currently force all traffic from many disconnected neighborhoods out onto Mt Comfort to reach nearby Holcomb Elementary - it is nearby geographically, but not by road during morning rushour traffic. More interconnectedness is a proven way to distribute traffic and provide alternatives to congested routes. It improves walkability, car-pooling, and resilience during times when routes are blocked by accidents or construction. The Planning Commission should absolutely NOT remove planned connections from the MSP, and I would encourage them to identify opportunities for more planned connections throughout the city. Kyle Smith 2801 W Dove Dr