HomeMy WebLinkAboutOrdinance 5156 ORDINANCE NO. 5156
AN ORDINANCE AMENDING TITLE XV: UNIFIED
DEVELOPMENT CODE OF THE CODE OF FAYETTEVILLE TO
AMEND CHAPTER 166: DEVELOPMENT IN ORDER TO
ADOPT STREET DESIGN AND ACCESS MANAGEMENT
DESIGN STANDARDS.
WHEREAS, the City of Fayetteville has adopted City Plan 2025 as its future land use plan;
and
WHEREAS, three of the six primary goals of City Plan 2025 are to: discourage suburban
sprawl, make traditional town form the standard, and to grow a livable transportation network; and
WHEREAS, the City of Fayetteville recognizes that street design and access management
standards will encourage the development of complete, compact and connected neighborhoods; and
WHEREAS, the City of Fayetteville recognizes that development that does not conform to
the desired standards may request variances or waivers from the adopted standards from the Planning
Commission at a public hearing,
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF FAYETTEVILLE, ARKANSAS:
Section 1 . That Chapter 166: Development is amended by repealing and replacing all of section §
166.08 — Design Standards, a copy of which marked Exhibit "A" is attached hereto and made a part
hereof.
TR
�G •G\1 Y 0 SG'.
PASSED and APPROVED this the 5th day of August, 2008. ;v o° ' SFS
; FAYETTEVILLE ;
APPROVED: ATTEST:
ys,9QkANSPG,J�A �
By: By:
DAN CO D , Mayor SO RA E. SMITH, City Clerk/Treasurer
EXHIBIT "A"
Chapter 166: Development is amended by replacing §166.08 Design Standards with the following language .
166.08 Street Design and Access Management (4) Tangents. A straight tangent at least 100
Standards feet long shall separate reverse curves for
Collector and Arterial streets.
(A) Intent. These standards are intended to ensure
that development is designed to be inherently (5) Pedestrian. Pedestrian-vehicular conflict
safe, walkable, and efficient for the facilitation of points should be controlled through
traffic and pedestrian movements. signalized intersections and proven traffic
calming design principles.
(B) Fitness for development. Based on topographic
maps, soil surveys prepared by the Department (6) Street standards. All street requirements
of Agriculture and drainage information from the shall be met as set forth in the City of
Future Land Use Plan and the Hillside/Hilltop Fayetteville Master Street Plan and adopted
Overlay District, the Planning Commission may Minimum Street Standards.
require that steep grades, unstable soil and flood
plains be set aside and not subdivided until (E) Block Layout / Connectivity.
corrections are made to protect life, health, and
property. (1 ) Block Length. Block lengths and street
intersections are directly tied to the
(C) Applicability. The standards set forth herein shall functional hierarchy of the street pattern that
apply to land which is proposed to be developed exists or is proposed.
or redeveloped where the creation of public
streets are required, or proposed, or in which (a) Principal and Minor Arterial Streets.
new or existing access is created or modified. Signalized intersections should be
Developments that create private streets shall located at a minimum of one every
utilize these standards as guidelines. 2,640 feet (half a mile) along principal
and minor arterials and should be based
(D) Street design principles. on traffic warrants.
( 1 ) Extensions. All street extensions shall be (b) Collectors. Intersections should be
constructed to Minimum Street Standards. located at a minimum of one every
Street extension stub-outs to adjacent 1 ,320 feet (quarter of a mile) along
properties are required to meet block collector streets.
layout/connectivity standards unless existing
development or physical barriers prohibit (c) Locals. Intersections shall occur at a
such. minimum of one every 800 feet.
(2) Substandard widths. Developments that (d) Residential. Intersections shall occur at
adjoin existing streets shall dedicate a minimum of one every 600 feet.
additional right-of-way to meet the Master
Street Plan. (e) Variances. Block length standards may
be varied by the Planning Commission
(3) Street names. Names of streets shall be when terrain, topographical features,
consistent with natural alignment and existing barriers or streets, size or shape
extensions of existing streets, and new street of the lot, or other unusual conditions
names shall not duplicate or be similar to justify a departure.
existing street names. Developers shall
coordinate the naming of new streets (2) Topography. Local streets should be
through the GIS Office during the plat designed to relate to the existing topography
review process. and minimize the disturbance zone.
(3) Dead-end streets. Dead end streets are Length of Street Maximum Number of
discouraged and should only be used in Frontage Curb Cuts
situations where they are needed for design 0-100 ft. 1
and development efficiency, reduction of 101-250 ft. 2
necessary street paving, or where proximity 251 -500 ft. 3
to floodplains, creeks, difficult topography More than 500 ft. 4
or existing barriers warrant their use. All
dead end streets shall end in a cul-de-sac (c) Local and Residential Streets. Curb cuts
with a radius of 50 feet, or an alternative shall be located a minimum of 50 feet
design approved by the City and the Fire from the center line of an intersection or
Department. The maximum length of a dead driveway. In no case shall a curb cut be
end street (without a street stub-out) shall be located within the radius return of an
500 feet. adjacent curb cut or intersection. Curb
cuts shall be a minimum of fifteen (15 ')
(F) Access Management. Safe and adequate feet from the adjoining property line,
vehicular, bicycle, and pedestrian access shall be unless shared.
provided to all parcels. Local streets and
driveways shall not detract from the safety and Number of Curb Cuts Permitted
efficiency of bordering arterial routes. Property Length of Street Maximum Number of
that fronts onto two public streets shall place a Frontage Curb Cuts
higher priority on accessing the street with the 0-50 ft. 1
lower functional classification, ex. Local and 51- 125 ft. 2
Collector. 126-250 ft. 3
(1) Curb cut minimum distance from More than 250 ft. 4
intersection.
(a) Principal and Minor Arterial Streets. (d) Residential Subdivisions. In the case of
Where a street with a lower functional residential subdivisions, curb cuts shall
classification exists that can be be discouraged along arterial and
accessed, curb cuts shall access onto collector streets. When necessary, curb
those streets. When necessary, curb cuts cuts along arterial and collector streets
along arterial streets shall be shared shall be shared between two or more
between two or more lots. Where a curb lots. Curb cuts along all streets shall be
cut must access the arterial street, it located a minimum of five feet (5')
shall be located a minimum of 250 feet from the adjoining property line, unless
from the center line of an intersection or shared.
driveway.
(e) Variance. In order to protect the ingress
Number of Curb Cuts Permitted and egress access rights to a street of an
Length of Street Maximum Number of abutting property owner, a variance to
Frontage Curb Cuts the curb cut minimums shall be granted
ft. 1 by the Planning Commission to allow
0-500
0-500 ft. 2 an ingress/egress curb cut at the safest
3 functional location along the property.
1001 - 0500 .
Such a curb cut may be required to be
More than 1500 ft. 4 shared with an adjoining parcel if
feasible. If a parcel on the corner of an
(b) Collector Streets. Curb cuts shall be arterial or collector street provides such
located a minimum of 100 feet from the short frontage along a major street that
center line of an intersection or there is no safe ingress/egress functional
driveway. When necessary, curb cuts location on that street, the Planning
along collector streets shall be shared Commission may deny the curb cut or
between two or more lots. may limit such curb cut to ingress or
egress only.
Number of Curb Cuts Permitted
(2) Speed All streets should be designed to street lines or radial to curved street lines.
discourage excessive speeds. When a tract of land is subdivided into
larger than normal lots, such lots shall be so
(G) Non-conforming Access Features. arranged as to permit the logical location
and opening of future streets and appropriate
(1 ) Existing. Permitted access connections in resubdivision of the lots, with provisions for
place on the date of the adoption of this adequate utility connections for such
ordinance that do not conform with the resubdivision.
standards herein shall be designated as
nonconforming features and shall be brought (3) Developments outside city developed to all
into compliance with the applicable inside the city standards. If the City
standards under the following conditions: Council grants access to the City's sewer
system pursuant to § 51 . 113 (C) and the
(a) When new access connection permits owner/developer agrees to petition for
are requested; annexation as soon as legally possible and
develop the subdivision in accordance with
(b) Upon expansion or improvements all city development requirements including
greater than 50% of the assessed payment of all impact fees, the bulk and area
property value or gross floor area or requirements for this subdivision shall
volume; conform to those within the RSF4 Zoning
District rather than those within the planning
(c) As roadway improvements allow. area.
(H) Easements. Utility and drainage easements shall (Code 1965, App. C., Art. IV, §§C, D, F--H; Ord. No. 1750, 7-6-
be located along lot lines and/or street right-of- 70; Ord. No. 1801, 6-21 -71 ; Ord. No. 2196, 2-17-76; Ord. No.
way where necessary to provide for utility lines 2353, 7-5-77; Code 1991, §§ 159.45, 159.58, 159.51--159.53; Ord.
No. 4100, §2 (Ex. A), 6-16-98; Ord. 4757, 9-6-05; Ord. 4919, 9-
and drainage. The Planning Commission may 05-06)
require larger easements for major utility lines,
unusual terrain or drainage problems. Cross reference(s)--Bonds and Guarantees, Ch. 158;
Variances. Ch. 156; Notification and Public Hearings, Ch. 157
(1) Residential lots. The use and design of lots shall
conform to the provisions of zoning where City
zoning is in effect. When no City zoning
applies, the following standards shall govern
unless in conflict with more stringent city,
county or state regulations:
(1 ) Bulk and area regulations:
Planning Area
Lot area minimum 10,000 sq. ft.
Lot width minimum 75 ft.
Side setback 10 ft.
Front Sclback 25 ft.
Rear setback 20 ft.
Frontage on
improved street 75 ft.
(2) Size. The size and shape of the lots shall not
be required to conform to any stipulated
pattern, but insofar as practicable, side lot
lines should be at right angles to straight
O �
City of Fayetteville AIInl' II A `1 t
Staff Review Form
City Council Agenda Items 1 0a�l
or 1 "f ..""- 1_
Contracts
15-JUI-08
City Council Meeting Date
Leif Olson Long Range Planning Operations
Submitted By Division Department
Action Required:
ADM 07-2711 : (UDC Amendent - Chapter 166: Development - 166.08 Street Design and Access Management Ordinance):
Submitted by the City of Fayetteville. an ordinance amending Chapter 166— Development. to adopt Street Design and Access
Management Standards
Action Required: n/a n/a
Cost of this request Category/Project Budget Program Category / Pro'ect Name
n/a n/a n/a
Account Number Funds Used to Date Program / Project CategoryName
n/a n/a n/a
$
Project Number Remaining Balance Fund Name
Budgeted Item Budget Adjustment Attached
/
/)-7 O6 Previous Ordinance or Resolution # n/a
De�artmeennt D ector r Date( Original Contract Date: n/a
Original Contract Number: n/a
City Attorney Date
(as to form) ReClerk's Office
G l
Finance d Internal Service Director Date
Received in Mayor's Office
3 a
Mayor Date
Comments:
CITY COUNCIL AGENDA MEMO
To: Mayor and City Council
Thru : Gary Dumas, Director of Operations
Karen Minkel, Interim Long Range ;Planning Director
From: Lcif Olson, Long Range Planner
Date: June 25, 2008
Subject: UDC Amendment to Chapter 166.08 - Street Design and Access Management
Standards (ADM 07-2711 )
RECOMMENDATION
Staff recommends approval of an ordinance amending Chapter 166 — Development to adopt
Street Design and Access Management Standards, as recommended by the Street Committee.
BACKGROUND
Staff was directed by elected officials to develop an access management plan that ensures that
development is designed to be inherently safe, walkable and efficient for the facilitation of traffic
and pedestrian movement . In addition, this was to further implement the adopted goals of the City
Council to create complete, compact and connected neighborhoods tluoughout the city. Planning
and Engineering staff have worked closely together since the fall of 2007 to create a clear,
consistent and enforceable ordinance. Many of the suggestions contained within the document are
modeled after ordinances from Bentonville and Rogers.
This ordinance was discussed at the May 12 and June 23, 2008 Street Committee meetings and
was forwarded to the City Council by a 3 to 1 vote at the June 23, 2008 Street Committee meeting
with a recommendation for approval.
The Street Design and Access Management ordinance was drafted and subsequent research and
graphic examples were created by Planning Staff because of specific requests from the Street
Committee for solutions to ongoing access and connectivity issues related to development.
Therefore, staff felt that it was appropriate to have the Street Committee discuss this item in order
to ensure that staff was proceeding in the right direction. Normally. the Planning Commission
would discuss and amend an ordinance changing the Unified Development Code prior to the item
moving forward to a body of the City Council . If the City Council so desires Planning Staff can
present this ordinance amendment to the Planning Commission for approval and bring this item
back at a later date. However, the UDC allows for ordinance amendments to be considered by the
City Council without referral from the Planning Commission (Section 154.01 (B) of the City of
Fayetteville Unified Development Code), and staff is proceeding as directed by the Street
Committee.
DISCUSSION
As noted, the Street Committee has considered the proposed ordinance on multiple occassions. In
addition, the City Attrorney has offered several policy questions and comments in the attached
memos. Staff recommends the ordinance that is presented as Exhibit "A` be considered for
adoption by the City Council.
BUDGET IMPACT
None.
ORDINANCE NO.
AN ORDINANCE AMENDING TITLE XV: UNIFIED
DEVELOPMENT CODE OF THE CODE OF FAYETTEVILLE TO
AMEND CHAPTER 166: DEVELOPMENT IN ORDER TO
ADOPT STREET DESIGN AND ACCESS MANAGEMENT
DESIGN STANDARDS.
WHEREAS, the City of Fayetteville has adopted City Plan 2025 as its future land use plan;
and
WHEREAS, three of the six primary goals of City Plan 2025 are to: discourage suburban
sprawl, make traditional town form the standard, and to grow a livable transportation network; and
WHEREAS, the City of Fayetteville recognizes that street design and access management
standards will encourage the development of complete, compact and connected neighborhoods; and
WHEREAS, the City of Fayetteville recognizes that development that does not conform to
the desired standards may request variances or waivers from the adopted standards from the Planning
Commission at a public hearing,
NONV, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF FAYETTEVILLE, ARKANSAS:
Section 1 . That Chapter 106: D Velopnnent is amended by repealing and replacing all of section $ 166.08 —
Design Standards, a copy of which marked Exhibit "A" is attached hereto and made a part hereof.
i
r�
PASSED and APPROVED this the day of , 2008.
APPROVED:
t By.
DAN COODY, Mayor
ATTEST:
By.
SONDRA SMITH, City Clerk
EXHIBIT "A"
Chapter 166: Development is amender/ by replacing §166. Os Design Standards with dee following language.
166.08 Street Design and Access Management
Standards
(A) Invent. These standards are intended to ensure
that development is designed to be inherently (4) Tangents. A straight tangent at least 100
safe, walkable, and efficient for the facilitation of feel long shall separate reverse curves for
traffic and pedestrian movements. Collector and Arterial streets.
(13) Fitness for development. Based on topographic (5) 'Pedestrian. Pedestrian-vehicular conflict
maps, soil surveys prepared by the Department . f\points should - be controlled through
of Agriculture and drainage information from the - -'signalized intersections and proven traffic
Future Land Use Plan and the Hillsidell-lilltopf calming design principles.
Overlay District, the Planning Commission may
require that steep grades, unstable soil and flood ., ,�;. (6) Street 'slandards. All street , requirements
plains be set aside and not subdivided until slt' 11. 4 e' met as set forth in the City of
corrections are made to protect life, health, and v `^;, �* /Fayetteville Master Street Plan and adopted
property, Minimum Street Standards.
(C) Applicability. The standards set forth herein shall . ,.
apply to land which is proposed to be developed . (F) Block Layout / Connectivity.
or redeveloped where the creation of public ,
streets are required, or proposed, or in which ( 1 ) Block Length. Block lengths and street
new or existing access is created or modified. intersections are directly tied to the
Developments that create private streets shall functional hierarchy of the street pattern that
utilize these standards as guidelines. exists or is proposed. Waivers from the
' following maximum block length standards
(D) Street design principles. may be granted by the Planning
Commission, when justifiable.
( 1 ) Extensions. All sire& extensions shall be
constructed Io ,Minimum, Street Standards. (a) Principal and Minor Arterial Streets.
Signalized intersections should be
Street extension, atub-outs to adjacent g
properties are requAd to -meet block located at a minimum of one every
I layout/connectivity standards unless existing 2,640 feet (half a mile) along principal
development or Physical barriers prohibit and minor arterials and should be based
such. on traffic warrants.
l
(2) Substandard widills_?),evelopments that (b) Collectors. Intersections should be
adjoin existing.� .streets shall dedicate located at a minimum of one every
additional rig}ii-of-lvad� to meet the Master 1 .320 feet (quarter of a mile) along
Street Plan. ". collector streets.
(3) Street names. Names of streets shall be (c) Locals. Intersections shall occur at a
consistent with natural alignment and minimum of one every 800 feet.
extensions of existing streets, and new street
names shall not duplicate or be similar to (d) Residential. Intersections shall occur at
existing street names. Developers shall a minimum of one every 600 feet.
coordinate the naming of new streets
through the GIS Office during the plat
review process.
(2) Topography. Local streets should be Number of Curb Cuts Permitted
designed to relate to the existing topography Length of Street Maximum Number of
and minimize the disturbance zone. Frontage Curb Cuts
0- 100 ft. 1
(3) Dead-end streets. Dead end streets are 101 -250 ft. 2
discouraged and should only be used in 251 -500 ft. 3
situations dictated by difficult topography or More than 500 ft. 4
existing barriers to connecting adjoining
properties. All dead end streets shall end in a (c) Local and Residential Streets. Curb cuts
cul-de-sac with a radius of 50 feet, or an shall be�llocated a minimum of 50 feet
alternative design approved by the City and from die center line of an intersection or
the l=ire Department. The maximum length driveway- In no case shall a curb cut be
of a dead end street (without a street stub- locaied within the radius return of an
out) shall be 500 feel. adjacent, curb cut or intersection. Curb
-cuts shalLbe a minimum of fifteen ( 15 ')
(F) Access Management. Safe and adequate feet from ilie adjoining property line.
vehicular, bicycle, and pedestrian access shall be
provided to all parcels. Local streets and `-�
driveways shall not detract from the safety and Number of Curb Cuts Permitted
efficiency of bordering arterial routes. Property Length of Street Maximum Number of
that fronts onto two public streets shall place a
1=rontageCurb Cuts
higher priority on accessing the street with the 0-50 ft. I
lower functional classification, ex. Local and 51 - 125 f[. 2
Collector. n!`"'k
126-250 ft. 3
( 1 ) Curb cut minimum distance fram More than 250 fl. 4
intersection. "+
k (d) Residential Subdivisions. In the case of
(a) Principal and Minor Arterial Streets. -
Where a street with a lower : functional r - residential subdivisions, curb cuts shall
classification exists that can be be discouraged along arterial and
accessed, , curb cuts shall access onto collector streets. When necessary, curb
those streets. When necessary, curb cuts cuts along arterial and collector streets
along arterial streets shall be shared . shall be shared between two or more
between two or more lots. Where'a curb lots. Curb cuts along all streets shall be
�eut :must access the arterial street, it located a minimum of five feet (5')
shall be. located.a minimum of 250 feet from the adjoining property line.
*. from the center. finc of an intersection or
driveway.
(2) Speed. All streets should be designed to
Number of Curb Cuts Permitted - discourage excessive speeds.
Length of Street Maximum Number of
Fronts ez ' ' ' Curb Cuts (G) Aron-conforming Access Features.
0-500 ft. - 1 ( 1 ) Existing. permitted access connections in
501 - 1000 ft. 2 place on the date of the adoption of this
tool - 1500 ft. 3 ordinance that do not conform with the
More than 1500 fl. 4 standards herein. shall be designated as
nonconforming features and shall be brought
(b) Collector Streets. Curb cuts shall be into compliance with the applicable
located a minimum of 100 feet from the standards under the following conditions:
center line of an intersection or
driveway. When necessary, curb cuts r
aloe collector streets shall be shared (a) are
new access connection permits
g are requested;
between two or more lots.
(b) Upon expansion or improvements
greater than 50% of the assessed payment of all impact fees, the bulk and area
properly value or gross floor area or requirements for this subdivision shall
volume; conform to those within the RSFA Zoning
District rather than those within the planning
(c) As roadway improvements allow. area.
(H) Easements. Utility and drainage easements shall (Code 1965. App. C., An. IV, §§C. U. F--H: Ord. No. 1750, 7-6-
be located along lot lilies and/or street right-of- 70; Ord. No. 1801 , 6-21 -71 ; Ord. No. 2196. 2-17-76; Oid. No.
way where necessary IO provide for unlit lines 2353, 7-5-77; Code 1991 , §§159.45, 159.58, 159.51 --159.53; Ord.
Y rY p Y No. 4100, §2 (Ex. A), 6-16-98; Ord. 4757, 9-6-05; Oid. 4919, 9-
and drainage. The Planning Commission may 05-06)
require larger easements for major utility lines,
unusual terrain or drainage problems. Cross reference(s)—Bonds and Guannices. Ch. 158;
Variances. Ch. 156; Notification and Public lieanngs. Ch. 157.
(1) Residential lots. The use and design of lots shall
conform to the provisions of zoning where City
zoning is in effect. When no City zoning
applies, the following standards shall govern
unless in conflict with more stringent city,
county or state regulations:
( 1 ) Bulk and area regulations: �� �� `>
Planning Area
Lot area minium 10,000 sq. (t.
Lot width minimum 75 ft.
Side setback 10 fl.� "�,.
L
nt Setback F 25 fl.r setback !ntageonroved street
(2) Size. The size and shape of the lots shall not
be required to conform to "any stipulated
pattern, but insofar as. practicable, side lot
lines should be at right angles to straight
street lines or radial to curved street lines.
When a tract of land is subdivided into
larger than normal lots, such lots shall be so
arranged as to permit the logical location
and opening of future streets and appropriate
resubdivision of the lots, with provisions for
adequate utility connections for such
resubdivision.
(3) Developments outside city developed to all
inside the city standards. If the City
Council grants access to the City's sewer
system pursuant to § 51 . 113 (C) and the
owner/developer agrees to petition for
annexation as soon as legally possible and
develop the subdivision in accordance with
all city development requirements including
�lyJt'e LLe Il le
f ARKANSAS
THE CITY OF FAYETTEVILLE , ARKANSAS
STREET COMMITTEE MEMO
To: Street Committee Members
Through : Karen Minkel, Interim Long Range Planning Director
Ron Petrie, City Engineer
From : Leif Olson, Long Range Planner
Date: June 18, 2008
Subject: Access Management Ordinance
Background :
Following the Street Committee meeting of May 12, 2008, Planning Staff began a project
to apply the proposed street connectivity regulations in order to compare them with the
typical sub-division design that has been constructed in the recent past. Staff created two
different scenarios on the same tracts of land located west of Rupple Rd. and south of
Persimmon St. This area is relatively flat with a significant flood plain bisecting the 40
acre quarter sections.
In the first scenario, Planning Staff laid out a series of streets in a typical cul-de-sac
design with low connectivity. Like most of the development in the surrounding area the
homes face inward on dead-end streets. Access is limited by a small number of
connections with adjoining subdivisions and collector and arterial streets. Neighbors that
live in close proximity, but on different cul -de-sacs, are required to travel a long distance
by street to visit one another. On a small scale, this type of development pattern may not
look that bad. However, after complete build-out, the conglomeration of this kind of
development creates disjointed auto-centric sprawl accessed by way of a board fence
lined collector street. This neighborhood discourages pedestrian traffic and increases
vehicular traffic congestion at the small number of points of ingress and egress along the
surrounding arterial and collector streets.
The second scenario utilizes the proposed street connectivity standards. A grid street
pattern is established utilizing local , residential, low-impact and alley cross-sections.
There is a high degree of connectivity. Houses front onto the collector and 'local streets,
and alleys provide access to minimize curb cuts along collector streets. Cul-de-sacs are
utilized in situations that warrant them, such as proximity to the floodplain. This type of
development pattern provides superb walkability and fits into the larger context of what