HomeMy WebLinkAbout2003-11-10 - Agendas - Final FAYETTEVILLE
THE CITY OF FAYETTEVILLE,ARKANSAS 125Mountain St.
Fayetteville,AR
72701
Telephone: (479)575-8267
PLANNING DIVISION CORRESPONDENCE
AGENDA FOR A REGULAR MEETING OF
THE PLANNING COMMISSION
A meeting of the Fayetteville Planning Commission will be held Monday November 10,
2003 at 5:30 p.m. in the City Administration Building, 113 West Mountain Street, Room
219,Fayetteville, Arkansas.
Roll Call
The following items will be considered:
Consent Agenda:
Approval of minutes from the October 27,2003 meeting.
New Business:
1. CUP 03-30.00: Conditional Use (Jernigan,pp 524) was submitted by James P.
Jernigan for property located at 604 Blair Avenue. The property is zoned RMF-24,
Residential Multi-family, 24 units per acre. The request is for an approval of a tandem
lot. Planner: Suzanne Morgan
2. ADM 03-29.00: Administrative Item (Cliffs Blvd. Eastern Extension)Master Street
Plan Amendment.
3. PPL 02-13.10: Preliminary Plat (Stone Mountain, pp. 488/489)was submitted by
Jorgensen and Assoc. on behalf of Bill Conner for property located South of Hyland Park
and east of Crossover Rd. The property is zoned RSF-4, Residential Single-family and
contains 82.74 acres. The request is for a residential subdivision with 115 lots proposed.
Planner: Suzanne Morgan
All interested parties may appear and be heard at the public hearings. A copy of the proposed amendments
and other pertinent data are open and available for inspection in the Office of City Planning(575-8267),
125 West Mountain Street,Fayetteville,Arkansas. All interested parties are invited to review the petitions.
Interpreters or TDD for hearing impaired are available for all public meetings. 72 hour notice is required.
For further information or to request an interpreter,please call 575-8330.
FAYETTEVILLE PC Meeting of November 10, 2003
-
THE CITY OF FAYETTEVILLE,ARKANSAS
125 W. Mountain St.
Fayetteville,AR 72701
Telephone:(479)575-8267
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Suzanne Morgan,Associate Planner
THRU: Dawn Warrick, AICP,Zoning&Development Coordinator
DATE: November 4,2003
CUP 03-30.00: Conditional Use (Jernigan, pp 524)was submitted by James P. Jernigan for
property located at 604 Blair Avenue. The property is zoned RMF-24, Residential Multi-family,
24 units per acre. The request is for an approval of a tandem lot. Planner: Suzanne Morgan
RECOMMENDED MOTION: Staff recommends approval of the conditional use subject
to the following conditions:
1. The only principle structure permitted on this tandem lot shall be one single-family
home.
2. -A new access drive shall be paved a minimum of 25 feet in length from the
intersection of the drive and the paved portion of Blair Avenue and a minimum of
20 feet in width in order to meet Fire Code requirements.
3. No vehicles shall be parked at any time on that portion of a tandem lot utilized as a
private drive.
4. Complete building plans shall be submitted to the City to secure a building permit.
5. Payment of$630 in lieu of sidewalk construction. Mn Rutherford,Sidewalk
Coordinator, has recommended money in lieu of a sidewalk due to the lack of roadway
and that a sidewalk at this location would not generate pedestrian traffic(see attached
memo). Staff is in support of this recommendation.
6. Prior to issuance of a Certificate of Occupancy the applicant shall coordinate with
the Solid Waste Division for appropriate solid waste disposal. Any solid waste
containers shall be stored in a screened location except on collection days. Staff
recommends the use of a residential cart that may be wheeled to an appropriate
location on collection day only.
7. Minimum building setbacks shall be 20 feet from all property lines and 25 feet from
all street right-of-way lines.
K.IREPORM1003TC REPORTSIII-IOICUP 03-30.00 JERNIGANDOC _ November 10,2003
Planning Commission
CUP 03-30.00(Jernigan)
Page 1.1
8. Water and sewer shall be extended to serve the property prior to issuance of
Certification of Occupancy.
PLANNING COMMISSION ACTION: Required YES
.Date:November 10, 2003 O Approved O Denied
Comments:
The "CONDITIONS OF APPROVAL" listed in this report are accepted in total without
exception by the entity requesting approval of this conditional use.
Name: Date:
BACKGROUND:
Property description: The subject property is located at 604 Blair Avenue which is just north of
Blair Avenue along Lucien Street, an undeveloped street. The site is an existing non-conforming
lot with no existing structures and is zoned RMF-24, Residential Multi-family, 24 units per acre.
Surrounding land use is single-family in nature. The property has approximately 20.6 feet of
street frontage on Blair Avenue. A single-family home on this lot is required to have 60 feet of
frontage. As such, this lot may be approved as a tandem lot, defined in the Unified Development
Code as: A lot which does not have required frontage on a public street and which is located
behind a lot or a portion of a lot which does have frontage on a public street.
Proposal: The applicant proposes to construct a single-family residence of no more than 1800
sq. ft. on this lot with two off-street parking spaces. A letter from the applicant stating the
intentions for this property has been attached.
Request: The request is to allow for the creation of a tandem lot so that access can be created for
the development of a single-family residence on the subject property.
Recommendation: Staff is in support of the creation of a tandem lot at the north end of Blair
Street. The result of this action will be that this property will be developed in harmony with the
surrounding single-family neighborhood.
K:IREPORTSI2 OMC REPORTSIII-IOICUP 03-30.00JEWGAN.DOC November 10,2003
Planning Commission
CUP 03-30.00(Jernigan)-
Page 1.2
SURROUNDING LAND USE AND ZONING
Direction Land Use Zoning
North Single-family residential RMF-24,Residential Multi-family—24
units per acre
South Single-family residential RMF-24, Residential Multi-family—24
units per acre
East Single-family residential RMF-24,Residential Multi-family—24
units er acre
West Single-family residential RMF-24, Residential Multi-family—24
units er acre
GENERAL PLAN DESIGNATION
§ 163.02. AUTHORITY; CONDITIONS; PROCEDURES.
B. Authority; Conditions. The Planning Commission shall:
1. Hear and decide only such special exemptions as it is specifically
authorized to pass on by the terms of this chapter.
2. Decide such questions as are involved in determining whether a
conditional use should be granted; and,
3. Grant a conditional use with such conditions and safeguards as are
appropriate under this chapter; or
4. Deny a conditional use when not in harmony with the purpose and intent
of this chapter.
C. A conditional use shall not be granted by the Planning Commission unless and
until:
1. A written application for a conditional use is submitted indicating the
section of this chapter under which the conditional use is sought and
stating the grounds on which it is requested:
Finding: The applicant has submitted a written application requesting a conditional
use permit for a tandem lot on property zoned RMF-24.
K.IREPORTSI OOPC REPORTSI71-10rUP 03-30.00JERWGANDOC November 10,2003
Planning Commission
CUP 03-30.00(Jernigan)
Page 1.3
2. The applicant shall pay a filing fee as required under Chapter 159 to cover
the cost of expenses incurred in connection with processing such
application.
Finding: The applicant has paid the required filing fee.
3. The Planning Commission shall make the following written findings before
a conditional use shall be issued:
(a.) That it is empowered under the section of this chapter described in
the application to grant the conditional use; and
Finding: The Planning Commission is empowered under § 163.13 (see attached)to
grant the requested conditional use permit.
(b.) That the granting of the conditional use will not adversely affect
the public interest.
Finding: Granting the requested conditional use will not adversely affect the public
interest. This action will allow the subject property to be developed in
harmony with surrounding properties. The amount of traffic and noise
proposed with this request will not significantly increase the total amount of
traffic along Blair Street.
(c.) The Planning Commission shall certify:
(1.) Compliance with the specific rules governing individual
conditional uses; and
Finding: The applicant has complied with specific rules governing this individual
conditional use request.
(2.) That satisfactory provisions and arrangements have been
made concerning the following, where applicable:
(a.) Ingress and egress to property and proposed
structures thereon with particular reference to
automotive and pedestrian safety and convenience,
traffic flow and control and access in case of fire or
catastrophe;
Finding: There is an existing turn-around at the north end of Blair Avenue. The
applicant proposes to construct a 25' wide drive extending north from the
existing turn-around.
K''REPORr81 OO PCREPORM11-101CUP 03-30.00JERNIGANDOC November 10,2003
Planning Commission
CUP 03-30.00(Jernigan)-
Page 1.4
(b.) Off-street parking and loading areas where required,
with particular attention to ingress and egress,
economic, noise, glare, or odor effects of the special
exception on adjoining properties and properties
generally in the district;
Finding: The constructed drive will serve the single family dwelling on this property
with a required minimum of two off-street parking spaces.
(c.) Refuse and service areas, with particular reference,
to ingress and egress, and off-street parking and
loading,
Finding: Applicant shall coordinate with the Solid Waste division for appropriate
solid waste disposal. Any solid waste container shall be screened in
accordance with the City Ordinance.
CHAPTER 163: USE CONDITIONS
163.13 Tandem Lot Development
Certificate of occupancy. Before a certificate of occupancy is issued for a dwelling
located on a tandem lot,the property owner shall:
(1) Construct a 30-foot by 40-foot hard surface vehicular turnaround
equivalent to SB-2 base or better at the end of the private drive and shall
execute a written agreement granting the city permission to enter upon the
private drive and turn around with sanitation vehicles; or
(2) Shall construct a masonry garbage can holder, with screening,for each
garbage can to be used,which garbage can holder shall be constructed
alongside the street onto which the private drive leads.
(d.) Utilities, with reference to locations, availability,
and compatibility;
Finding: There is an existing sewer line tap located adjacent to the southwest corner of
the property. Mr.David Jurgens,Water and Sewer Maintenance
Superintendent, has approved a water meter for this lot to be included in the
Accelerated Waterline Replacement project for Lucien Street. The water
meter will be located fifteen feet east of the existing sewer tap. The
Accelerated Waterline project for Lucien Street is scheduled to be started as
early as this summer(according to information supplied by the applicant).
(See attached letter.)
K.IREPORTSI200MCREPORTSVI-I01CUP 03-30.00JERNIGAKDOC November 10,2003
Planning Commission
CUP 03-30.00(Jernigan)
Page 1.5
(e.) Screening and buffering with reference to type,
dimensions, and character;
Finding: N/A
(f.) Signs, if any, and proposed exterior lighting with
reference to glare,traffic safety, economic effect,
and compatibility and harmony with properties in
the district;
Finding: No signage is being proposed at this time.
(g.) Required yards and other open space; and
Finding: Applicant meets all setbacks for a single family unit on a tandem lot.
(h.) General compatibility with adjacent properties and
other property in the district.
Finding: The adjacent properties consist of single-family residential dwelling units.
The proposal to utilize this lot for the development of a single-family
dwelling will make this property compatible with adjoining properties and
enhance the neighborhood.
K:IREPORTSI20031PC REPORTS111-]OICUP 03-30.00.ERMGANDOC November 10,2003
Planning Commission
CUP 03-30.00(Jernigan)
Page 1.6
CHAPTER 163:USE CONDITIONS
163.13 Tandem Lot Development FI"'
(A)
ll1W
The development of one tandem lot (4) The safety zone between the
behind another tandem lot shall be private drive of a tandem lot and
prohibited. any adjacent driveway will not
be less than the minimum
(B) Requirements. Before any conditional distance between curb cuts in
use for tandem lot development shall be the standards for street design of
granted,the Planning Commission shall Development, Chapter 166, for
determine that: streets having a use designation
higher than collector,the
(1) Tandem lot development will standards for collector streets
not significantly reduce property shall apply.
values in the neighborhood. In
determining whether property (5) The tandem lot, excluding the
values will be significantly 25-foot private drive,will
reduced, the Planning conform to the minimum lot
Commission shall consider the width and lot area requirements
size of nearby lots in comparison of the zoning district in which it
with the proposed tandem lot or is located. Lot area calculations
lots. to determine whether a tandem
lot meets minimum lot area
(2) The terrain of the area in which requirements shall not include
the tandem lot is proposed is any portion of the lot having less
such that subdivision of said than the required minimum
area into a standard block in width. No structure shall be
accordance with Development, placed on any portion of a
Chapter 166 is not feasible. tandem lot having less than the
required minimum width.
(3)
(C) Setback.
(D) Vehicle/private drive. No vehicles shall
be parked at any time on that portion of a
tandem lot utilized as a private drive or
on the vehicular turnaround required by
subsection(E)below. The dwelling
structure on a tandem lot shall not be
K.V2EPORTS120031PCREPORTS111-10CUP 03-30.00JERNIGANDOC November 10,2003 -
Planning Commission
CUP 03-30.00(Jernigan)
Page 1.7
located more than 200 feet from the end
of the private drive nearest the structure.
(E) Certificate of occupancy. Before a
certificate of occupancy is issued for a
dwelling located on a tandem lot,the
property owner shall:
(1) Construct a 30-foot by 40-foot
hard surface vehicular
turnaround equivalent to SB-2
base or better at the end of the
private drive and shall execute a
written agreement granting the
city permission to enter upon the
private drive and turn around-
with sanitation vehicles;or
(2) Shall construct a masonry
garbage can holder,with
screening,for each garbage can
to be used,which garbage can
holder shall be constructed
alongside the street onto which
the private drive leads.
K:IREPORTSp0031PCREPOR7S111-101CUP 03-21.00ff"IGAN.DOC November 10,2003 _
Planning Commission
CUP 03-30.00(Jernigan)'
Page 1.8
Description of Application for Conditional Use.
is for the condittoal usg ofzQ4 Blain Avenue, Fayetteville Arkansas. It is
a de 'dee empy Lot 4 Blocc�rarxdd>fl ?n. The assesor's parcel number is
Thot is dassrfied andin�jot since aft}libiygh it has developed street access,
it lacks the required frontage on a developed street: Blair Avenue providesaccess at its north
end,and Lucien Street, undeveloped, formsthe south border to the lot.
James P. and Julia M. Jernigan, applicants, propose to build a single family residence of no more
than 1800 sq.ft.on the lot, with two off-street parking spaces required and to be provided.
There are no existing structures on the property.
An existing sewer line tap is located adjacent to the southwest corner of the property, and
David Jergens at the Fayetteville Water and Sewer Department has approved a water meter for
this lot to be included in the Accelerated Waterline Replacement project for Lucien Street. The
water meter will`be located fifteen feet east of the existing sewer tap. The Accelerated
Waterline project for Lucien Street is scheduled to be started as early as this summer.
A turnaround currently used by sanitation, emergency, and service vehicles is located at the
north end of Blair Avenue, adjacent to the property in question.
The site map included with this application has been overlaid on the current GIS aerial
topographic map obtained from the Fayetteville City Engineering Office. The real world relation
between property boundaries and streets, existing structures and other landmarks depicted on
this map,together with the very ample dimensions of this lot assure compliance with
requirements for safety zones and setbacks from rights of way. Moreover, the recent survey
performed by the Garver Engineering firm of Fayetteville for the preparation of design drawings
for the Accelerated Waterline Replacement project shows no disagreement with the GIS map.
The applicants therefore have substantial assurance that identified property boundaries with
respell to Fayetteville rights of way are correct.
November 10,2003
Planning Commission
James P. and Julia M. Jernigan CUP 03-30.00(Jernigan)
Page 1.9
FA V
THE pTT OF FAftInTUX,ARKANSAS
Date: October 6,2903
To: Dawn Warrick, Zoning& Development Administrator
Fayetteville Planning Commission
From: Chuck Rutherford, Sidewalk Administrator
Subject: Conditional Use Permit ( 604 Blair Ave.-Parcel#05268)
I would recommend money in lieu instead of constructing a sidewalk at this location. This lot is
at the north end of Blair Ave. where the street ends. Lucien St.does not exist and there is an
existing sidewalk on the east side of Blau Ave. A sidewalk at this location would not generate
pedestrian traffic.
Encls:
November 10,2003
Planning Commission
CUP 03-30.00(Jernigan)
Page 1.10
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FAYE TTE VILLE PC Meeting of November 10,2003
THE CITY OF FAYETTEVILLE,ARKANSAS
125 W. Mountain St.
Fayetteville,AR 72701
Telephone:479-575-8267
PLANNING DIVISION CORRESPONDENCE
TO`. Fayetteville Planning Commission
FROM: Suzanne Morgan,Associate Planner
THRU: Dawn T. Warrick,AICP,Zoning& Development Admin.
DATE: November 10, 2003
SUBJECT: ADM 03-29.00: Amendment of adopted Master Street Plan to relocate and
change designation of Cliffs Boulevard eastern extension(a proposed minor
arterial connecting Crossover Rd. and Starr Dr.)
RECOMMENDATION
Planning Staff recommends approval of a resolution amending the Master Street Plan to
eliminate Cliffs Boulevard eastern extention, aproposed minor arterial, from this policy
document. This request will be heard by the Planning Commission November 10, 2003 as a part
of the proposed Stone Mountain Subdivision preliminary plat. The plat identifies the road in
question as Stone Mountain Rd.
BACKGROUND
Cliffs Blvd., a proposed connection between Crossover Rd. and Starr Dr., has been identified on
the City's Master Street Plan for many years. Staff recommends removal of this eastern
extention of Cliffs Blvd. based on findings from the City of Fayetteville's traffic analysis
performed by Bucher, Willis and Ratliff and their-recommendations regarding the Master Street
Plan. Approval of a preliminary plat is currently being sought to begin the development process
of an 82.74 acre tract which includes 8.19 acres of park land and 112 residential lots,
DISCUSSION
The attached documents include a memo from the project representative for the proposed
development and a section from the traffic study conducted by Bucher,Willis and Ratliff
addressing the Master Street Plan.
K..Wpo,l M03TC REPORTSVI-10W,03-29_Sbne Mounmin_msp ammdment.doc November 10,2003
Planning Commission
ADM 03-29.00(Cliffs Blvd.Eastern Extension)
Page 2.1
JORGENSEN & ASSOCIATES
CIVIL ENGINEERS SURVEYORS
124 WEST SUNBRIDGE,SUITE 5 FAYETTEVILLE,ARKANSAS 72703 (479) 442-9127 • FAX (479)582=4807
DAVID L.JORGENSEN,P.E., P.L.S.
October 22,2003 - CHRISTOPHER B.BRACKETT, P.E.
City of Fayetteville
113 W. Mountain Street
Fayetteville, AR 72701
Attn: Planning Department
Re: Stone Mountain Subdivision Phase I—MSP Amendment
On behalf of the owner of the above mentioned project, we are also requesting an
amendment to the Master Street Plan for the minor arterial that is shown crossing this
property. We are proposing to change this street classification from a minor arterial with
a 90' Right-of-way to a collector with a 70' Right-of-way. We are also proposing to
move the street to the north and build it with this development. It would be very difficult
for this street to function as a minor arterial due to the steep grades coming from
Highway 265 and the extremely steep grades east of this project. These steep grades
would limit the capacity of this road. It is our option that this road would never function
as a minor arterial whether or not the Right-of-way was dedicated.
Please call concerning any questions you may have.
Thank you:
Sincerely;
Christopher B. Brackett, P.E.
November 10,2003
Planning Commission
ADM 03-29.00(Cliffs Blvd.Eastern Extension) -
Page 2.2
• STRUCTURAL DESIGN LAND DEVELOPMENT-• WATER SYSTEMS WASTEWATER SYSTEMS . LAND SURVEYING
City of Fayetteville,Arkansas Traffic and Transportation Study
- - Chapter 1—Master Street Plan
2. MASTER STREET PLAN
Key Findings:
This chapter of the report describes the proposed Master Street Plan for the City of Fayetteville.
Development of the Master Street Plan considers the function of each street (mobility and/or
access) and uses this functional assignment to create a functional hierarchy. Defining a
functional hierarchy is paramount in attaining a balance between arterial, collector, and local
streets,which is essential to maintaining the quality of life within the City as it grows. Based on
the functional assignment and functional hierarchy of Fayetteville's city streets, the proposed
Master Street Plan recommends the following typical sections for arterial, collector, and local
access streets:
• Principal arterial streets should generally provide two to three moving lanes in each
direction, plus auxiliary turn lanes. Four typical sections have been prepared for
principal arterial streets: (1) Principal Arterial typical section(150 feet right of way)with
a trail on one side and sidewalk on the other,(2) Principal Arterial typical section(150
feet right of way)with on-street bike lanes on both sides and sidewalk on the both sides,
(3) Constrained Principal Arterial typical section (110 feet right of way) with a trail on
one side and sidewalk on the other, and.(4)Constrained Principal Arterial typical section
(I 10 feet right of way) with on-street bike lanes on both sides and sidewalk on the both
sides.
• The typical sections for a minor arterial street lie within a 90 feet right of way width.
• This width would allow for(1)one moving traffic lane in each direction,a bicycle lane in
each direction, sidewalks on each side, room for utilities and green space, and sufficient
room to provide a center auxiliary turn lane,(2)one moving traffic lane in each direction,
a bicycle lane in each direction, sidewalks on each side, room for utilities and green
space,and sufficient room to provide a center landscaped median, (3)two moving traffic
lanes in each direction,sidewalks on each side, and room for utilities and green space.
• The collector street typical section would lie within a 70 feet right of way and would
provide for (1) one lane of moving traffic in.each direction and sufficient room for a
center tum lane with sidewalks on each side, and room for utilities and green space,(2)
one 15 feet lane of moving traffic in each direction and sufficient room for a center
landscaped median, with sidewalks on each side, and room for utilities and green space,
(3) one lane of moving traffic in each direction, on-street bike lanes in each direction,
with sidewalks on each side, and room for utilities and green space.
• The historic collector includes two 16 feet Janes and sidewalk on each side, within a 50
feet right of way.
• Several typical sections for local streets have been developed to meet the special
demands for a variety of subdivision designs. Most local streets lie within a 50 feet right
of way width.Four typical sections have been provided to accommodate local streets:(1)
50 feet of right of way to include 24 'feet of pavement with sidewalks and green space
each side, (2)50 feet of right of way to include 34 feet of pavement to include bike lanes
each side, with sidewalks and green space each side, (3) anew urbanism section with 50
feet of right of way, to include 30 feet of pavement for parking lanes each side, with
landscaped sidewalks each side (4) a new urbanism section with 60 feet of right of way,
•
'biove ber 10,2003
Bucher, Willis&Ratliff CorpaQprta' q
M9?00?-359WooVtepon\IOUSA3 Final Repon.doc -YIaIIIIIIlg Commission
ADM 03-29.00(Cliffs Blvd.Eastern Extension)
Page 2.3
City of Fayetleville,Arkansas Traffic and Transportation Study
Chapter 1—Master street Plan
to include 40 feet of pavement for parking lanes and bike lanes each side, with
landscaped sidewalks each side.
• The typical section for residential streets is set in a 40 feet right of way, and includes 22
feet of pavement with sidewalks on each side.
• 20 feet of right of way should be dedicated for alleys.
It is vital that the City protects the function,of the major street system. Therefore, the study
recommends that the City adopts the Access Management Policies described in Chapter 7 to
preserve the function of the major street system.
INTRODUCTION
Public roadways have two primary purposes. They are intended to provide access to properties
within a community, and to carry traffic between properties within a community or between two
communities. These two functions are in competition with each other when provided on the same
roadway. An increase in the number of access points onto a roadway causes a corresponding
decrease in vehicle mobility and safety.As a result,a well managed street system must include:
❑ Local streets, whose primary purpose is to provide access.
❑ Arterial streets, whose primary purpose is to provide mobility.
❑ Collector streets, whose primary purpose is to collect traffic from local streets and feed it
• to arterial streets.
In reality, the street systems in most communities do not reflect this distinction clearly.
Frequently, what are intended to be arterial streets degenerate into providing direct access to
properties, reducing both mobility and safety. At the other end of the continuum, streets that are
intended to provide direct property access sometimes end up carrying volumes of through traffic
for lack of an adequate arterial street to fulfill that function, resulting in a decrease of safety
through neighborhoods. The key to protecting emerging neighborhoods from future
encroachment of through traffic is to plan the transportation system to include local, collector,
and arterial streets, and to protect the intended function of each through adhering to design
guidelines. These roadway design guidelines are most effective when implemented and
maintained on new construction.
FUNCTIONAL ASSIGNMENT
The street system functions best when the intended purposes of arterial, collector, and local
streets are protected, and when the overall street system includes the proper proportion of each
type of street. Too few arterial streets will result in excessive through traffic using collector and.
local streets to pass through neighborhoods. In contrast direct access onto arterial streets will
result in degradation of the arterial's function to move traffic, again causing diversion of through
traffic onto collector and local streets and through neighborhoods.
Bucher, Willis&Ratliff ra600 mer 10,2003
M'Q002-359Wa Wepon%10.05.03 Final Repon.doc - anrnng tommission
ADM 03-29.00(Cliffs Blvd.Eastern Extension)
Page 2.4
City of Fayetteville,Arkansas Traffic and Transportation Study
... - Citapter 1—Master Street.Plan
• Since many existing streets in Fayetteville do not have a pure function of mobility only,or access
only,classification of the streets as a principal arterial, minor arterial, collector,or local street is
somewhat subjective. Several factors may be considered in determining the actual existing
function of each street. "
❑ . Greater existing traffic volumes on a street indicate a draw from a larger area within the
community,.and thus an arterial function.
❑ As the continuous length of a street increases, its potential to carry traffic through the
community also increases,and thus an arterial function.
❑ Streets that provide interchanges with the freeway system will more often carry through
traffic, and thus function as an arterial.
❑ Streets that access major commercial developments, industrial areas, or a university will
generally carry traffic originating elsewhere in the community, thus functioning as an
arterial.
General traffic volume guidelines assumed in assigning functions to the existing streets in
Fayetteville as part of this Master Street Plan include:
❑ Residential streets carry less than 300 vehicles per day.
u Local streets carry less than 2000 vehicles per day.
❑ Collector streets 2000 to 7000 vehicles per day.
❑ Minor arterial streets carry 7000 to 14,000 vehicles per day.
• ❑ Principal arterial streets carry greater than 14,000 vehicles per day.
It should be emphasized that these traffic volume ranges do not describe the capacity of the street
to carry traffic, but only provide a general range of the magnitude of traffic volumes that might be
expected on a class of street. For instance, a minor arterial street, collector street, and local street
might physically carry the same traffic volume. Furthermore, traffic volume alone does not
determine or necessarily indicate the function of a street.
Whereas the traffic volume guidelines may be useful in classifying streets according to their
existing function, traffic volumes alone are insufficient to address the long range function of
currently undeveloped streets. It is important that arterial and collector corridors be designated to
service future development of land beyond the urban fringe, even though significant traffic
volumes may not be present for many years. The future function of these corridors will be
influenced by the continuous length of each corridor,and their access to the freeway system.
The master street plan also designates a number of streets as historic collector streets. These are
streets that carry greater traffic volumes than might be expected on a typical local street, but lack
sufficient right of way to be widened and/or are constrained by historic development. While the
function of these streets may be a collector function, it is impractical to consider reconstructing
them to the collector street typical section. Rather,as historic collector streets are considered for
improvement,it should be recognized that each historic collector street in Fayetteville has its own
unique characteristics and any improvement project should be carried out in the spirit of context
sensitive design, consistent with the smart growth policy of identifying the unique demands for
neighborhood preservation. Consequently, a special typical section for historic collector has not
been recommended.
•
er10,2003
Bucher Willis&Ratliff CorNpveroon
M:@00b35Mdo,TR .V0.05-03 Final Rep doc nmg commission
ADM 03-29.00(Cliffs Blvd.Eastern Extension)
Page 2.5
City of Fayetteville,Arkansas Traffic and Transportation Study
Chapter 2—Master Street Plan
• Figure 2-1 depicts the proposed Master Street Plan for the year 2023. The plan designates the
future street network for major arterial,minor arterial,collector, and historic collector streets.It is
important that as the City expands,the intent of the plan be followed, so that an adequate balance
of arterial and collector streets with local streets is maintained.
•
•
vb
Bucher Willis&Ratli�Cor anmon
Nove
m:eoozase�duan<pomio-os-03 Fm�R<poaau< �amng er 10,2003
Commission
ADM 03-29.00(Cliffs Blvd.Eastern Extension)
Page 2.6
PPL 02-13.10
Page I
FAYETTEVILLE PC Meeting of November 10, 2003
THE CITY OF FAYETTEVILLE,ARKANSAS
113 W. Mountain St`
Fayetteville,AR 72701
Telephone:501-5758264.
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Suzanne Morgan, Associate Planner
Matt Casey, Staff Engineer
THRU: Dawn Warrick,A.I.C.P.,Zoning&Development Administrator
DATE: November 5,2003
PPL 02-13.10: Preliminary Plat(Stone Mountain,pp.488/489)was submitted by Jorgensen
and Assoc.on behalf of Bill Conner for property located South of Hyland Park and east of
Crossover Rd. The property is zoned RSF-4, Residential Single-family and contains 82.74 acres.
The request is for a residential subdivision with 115 lots proposed. Planner: Suzanne Morgan
Findings:
Proposal: The applicant is requesting to create a residential subdivision of 115 lots on 82.74
acres. Two lots are to be used for detention and one 8.19 acre lot is proposed for park land
dedication. The location of the proposed subdivision extends east off of Crossover Rd to the
border of the City and Planning Area and is zoned RSF-4,Residential Single-family with 4 units
per acre.
Surrounding Land Use: Land to the north, south, and west is zoned RSF-4 with Planning Area
to the east. All land is single-family residential in nature.
Water&Sewer: Water and sewer will be extended to serve this development.
Right-of-way being dedicated.• The applicant requests an amendment to the Master Street Plan
for the minor arterial (90')bisecting the property. The request is to relocate this planned road
further south as Stone Mountain Drive at a lesser dedication of 70', a collector road. (see
attached map)
The following streets are being proposed with 50' rights-of-way: Crestline Place, Pebblestone
Drive,Flagstone Circle, Limestone Drive, Fossil Drive, Sandstone Place, and Stone Bridge
Road. Connectivity will be provided to Crossover on the west, Stone Bridge Road to the south,
and in two locations to the east for future street connections.
Adjacent Master Street Plan Streets: Crossover Road(Collector)
K:VZEPOR7SL'0031PCREPOR7SVl-101PPL 01-13.10 SYONE MOUNTAINDOC November 10,2003
Planning Commission
PPL 02-13.10(Stone Mountain)
Page 3.1
PPL 02-13.10
Page 2
Tree Preservation: Existing canopy: 33.94%
Required canopy: 25.0%
Preserved canopy: 24.88%
Mitigation required: $3,150 to the Tree Escrow Account
Parks: The Parks and Recreation Advisory Board accepted a land dedication on January 15,
2002. PRAB accepted a banking credit of excess park land dedicated. The park land dedication
for 112 single family lots is 2.68 acres. The owners have proposed to dedicate 8.19 acres,leaving
a banking credit of 5.51 acres for the southeast park district.
Background: Stone Mountain Phase I was heard at Technical Plat Review on May 15,2002. It
was tabled due to concerns regarding water pressure problems in the vicinity. The project was
heard again at Technical Plat Review on September 30, 2003 and at Subdivision Committee on
October 30, 2003 at which time the Subdivision Committee forwarded the project to the Planning
Commission. Discussion for this project included the request for a Master Street Plan
amendment.
Recommendation: Staff recommends approval of PPL 02-13.10 with the following
conditions:
Conditions of Approval:
1. Add a note to the plat stating the existing private drive shall be removed prior to Final
Plat approval.
2. Payment into the Tree Escrow Account in the amount of$3,150.
3. All street names shall be approved by the 9-1-1 Coordinator.
4. Any outstanding issues with the legal description shall be resolved prior to final plat
approval.
5. Necessary property line adjustments to the east of the project boundary and to lot 51 shall
be approved prior to development of infrastructure.
6. If any water pressure problems arise that might impact this proposed subdivision or the
adjacent residents preventative actions shall be addressed and resolved through an
approved water system design.
7. Planning Commission determination of waiver request for Stone Mountain Drive to be
constructed at a 14% grade for approximately 1400 feet. City street standards allow for a
10%grade with an allowance up to 15%for 300 feet. Staff is in support of this request
due to the connectivity Stone Mountain Drive provides to the east on Crossover Road.
K..IREPORYS12003WREPORTSIII-IMPPL 02-13.10 STONE MOUNTAIKDOC - November 10,2003
Planning Commission
PPL 02-13.10(Stone Mountain)
Page 3.2
PPL 02-13.10
Page 3
8. Planning Commission determination of the proposed Master Street Plan Amendment to
relocate the planned minor arterial Cliffs Boulevard to the proposed location of Stone
Mountain Drive and to reduce the street classification from a minor arterial to a collector
street. 5taffrecommends removal of the Cliffs Boulevard eastern extension. The
proposed revision to the Master Street Plan based on the recent traffic study performed
by Bucher, Willis and Ratliff does not include the construction of the minor arterial in
this location due to unsuitable topography.
9 The developer shall comply with all conditions of the Parks and Recreation Board. All
conditions as noted in the attached Memo dated October 29, 2003 are applicable and shall
be considered,by reference, as part of the official Conditions of Approval.
Standard Conditions of Approval:
10. Plat Review and Subdivision comments (to include written staff comments provided to
the applicant or his representative, and all comments from utility representatives -AR
Western Gas, SWBT,,Ozarks, SWEPCO, Cox Communications)
11. Staff approval of final detailed plans, specifications and calculations (where applicable)
for grading; drainage,water, sewer, fire protection, streets (public and private), sidewalks,
parking lot(s) and tree preservation. The information submitted for the plat review
process was reviewed for general concept only. All public improvements are subject to
additional review and approval. All improvements shall comply with City's current
requirements.
12. All overhead electric lines 12kv and under shall be relocated underground. All proposed
utilities shall be located underground.
13. Sidewalk construction in accordance with current standards to include a minimum four
foot sidewalk and a minimum of six feet of green space on all interior roads and a six foot
sidewalk with a minimum of ten feet of green space along Stone Mountain Drive.
Sidewalks shall be installed or guaranteed in accordance with Ch. 158.01 prior to final
plat approval.
14. Preliminary Plat approval shall be valid for one calendar year.
15. Additional conditions:
a. -
b.
C.
K.IREPOR7SI20031PCREPOR7SUI-IOIPPL 02-13.10 S70NE MOUNTAINDOC. - - November 10,2003
Planning Commission
PPL 02-13.10(Stone Mountain)
Page 3.3
PPL 02-13.10
Page 4
PLANNING COMMISSION ACTION: yes Required
Approved Denied
Date: November 10, 2003
Comments:
The "CONDITIONS OF APPROVAL",beginning on page two of this report, are accepted in total
without exception by the entity requesting approval of this development item.
By
Title
Date
K:IREPOR7Y20031PCREPOR7S111-101PPL 02-13.10 S70ME MOUNTAM.DOC November 10,2003
Planning Commission
PPL 02-13.10(Stone Mountain)
Page 3.4
City of Fayetteville
Tree Preservation Plan Review Form
Project: Stone Mountain Phase I Developer: Bill Conners
Location: S. of Hyland Park/E. of Crossover Engineer: Jorgensen and Associates
This form shall stand as a: ✓Initial Review/Letter of Confirmation
✓Recommendation to Planning Commission or City Council
O Final Administrative Determination*
Requirements Submitted:
✓Initial Review /Site Analysis ✓Analysis Report */Tree Preservation Plan
Canopy Measurements:
%Tree Canopy Required to be Preserved Total Area of Existing Tree Canopy
Land Use RSF-4 Acres 25.2
%To be Preserved 25 Square Feet 1,102,045
%of Total Site Area 33.94
Total Area of Site
Acres 82_74 Existing Tree Canopy Preserved
Square Feet 3,604,154 Acres
3,247,491 (less Parkland) Square Feet 807,928
%of Total Site Area 24.88.
Mitigation/Off Site Alternatives Requested: /Yes ONo
OOn-Site Mitigation OOff--Site Preservation OOff--Site Reforestation /Tree Fund
Tree Preservation Criteria Met: ✓Yes ONo (See back for criteria list and
comments)
Applicant's Plan: ✓Approved O Denied OConditionally Approved
Conditions for Approval:
Signed: The Landscape Administrator
Date:
November 10,2003
Planning Commission
PPL 02-13.10(Stone Mountain)
Page 3.5
Criteria used by the Landscape Administrator to evaluate Tree Preservation Plans
1.The desirability of preserving a tree or group of trees by reason of age,location,size or species.
Comments: Groves of significant trees are being preserved.
2.Whether the design incorporates the required Tree Preservation Priorities.
Comments:Yes, priority groupings have been preserved.
3.The extent to which the area would be subject to environmental degradation due to removal of the tree
or group of trees.
Comments: Minimal disturbance to tree canopy is proposed.
4.The impact of the reduction in tree cover on adjacent properties,the surrounding neighborhood and the
property on which the tree or group of trees is located.
Comments: The preserved perimeter trees provide a buffer between properties.
5. Whether alternative construction methods have been proposed to reduce the impact of development on
existing trees.
Comments: Trees preserved are outside of areas to be developed.
6. Whether the size or shape of the lot reduces the flexibility of the design.
Comments:N/A.
7.The general health and condition of the tree or group of trees, or the presence of any disease,injury or
hazard.
Comments: Trees on the site are in moderate to good condition.
8. The placement of the tree or group of trees in relation to utilities, structures, and use of the property.
Comments: Utilities have been sited for least impacts to trees.
9. The need to remove the tree or group of trees for the purpose of installing,repairing,replacing,or
maintaining essential public utilities.
Comments: Utilities have been routed to avoid large groups of existing trees.
10. Whether roads and utilities are designed in relation to the existing topography,and routed,where
possible,to avoid damage to existing canopy.
Comments: Yes
11. Construction requirements for On-Site and Off-Site Alternatives.
Comments:None
12.The effects of proposed On-Site Mitigation or Off-Site Alternatives,
Comments: Payment is requested into the City's Tree Escrow Account.
13. The effect other chapters of the UDO,and departmental regulations have on the development design.
Comments:None
14. The extent to which development of the site and the enforcement of this chapter are impacted by state
and federal regulations.
Comments:N/A
15.The impact a substantial modification or rejection of the application would have on the Applicant.
Comments: Approval is recommended.
*An appeal may be filed against a Final Administrative Determination in accordance with Chapter 5 oo lYe ber 10,2003
Unified Development Ordinance. City Landscape Administrator determinations/decisioa an ���Co Vfiemission
person aggrieved to the Planning Commission within 10 business days. Recommendations gods a�g t t�7TCann o�ntain)
Commission,thus no formal appeal is necessary for recommendations. lage 3.6
City of Fayetteville
Tree Mitigation Form
Project: Stone Mountain Phase I Developer: Bill Conners
Location: S. of Hyland Park/E. of Crossover Engineer: Jorgensen and Associates
Canopy Measurements:
%Tree Canonv Total Area of Existing Tree Canopy:
Land UseRSF-4 Acres 25.2
Required to be Preserved 25 Square Feet 1.102.045
%of Total Site Area 33.94
Total Area of Site
Acres 82.74 Existing Tree Canopy Preserved:
Square Feet 3,247.491 Acres
Square Feet 807.928 .
Amount of Preservation Requirement % of Total Site Area 24.88
Requested for Mitigation:
Acres
Square Feet 3.945
% of Total Site 0.12 _
Type of Mitigation Pursued:
OOn Site Mitigation QOff Site Preservation OOff Site Reforestation /Tree Fund
List Mitigation Species,Caliper, and Quantity of trees to be planted in the space below. Refer to
table and on back for figuring quantity and caliper sizes.
�- Species Caliper Qty.
Amount proposed to be deposited in the City of Fayetteville Tree Fund:
$ 3,150.00
Mitigation Proposal: /Approved ODisapproved
November 10,2003
Signed: , Landscape Administrator
Plan Commission
F t;-924-- b-(Stone Mountain)
Page 3.7
,Suzanne Morgan -Subdivision Comments
W. ,..
From: Rebecca Ohman
To: Morgan, Suzanne; Pate, Jeremy
Date: 1 A/29/03 11:47AM
Subject: Subdivision Comments
LSP 03-56.00
Parks and Recreation fees are assessed in the amount of$555 for one additional single family lot.
Fees are due prior to issuance of a building permit.
PPL 03-16.00
On December 9, 2002,PRAB voted to accept a combination.of money and land to meet the Park Land
Dedication requirements. City Council approved a combination of money and land at the January 7, 2003
meeting in Resolution 01-03,waiving Ordinance 166.03K.
The developer has agreed to provide 1.84 acres of land and $14,568.75 for 103 Single family lots.
A deed representing the park land and the remaining parks fees are due prior to issuance of the final plat.
Parks and Recreation requests the developer erect park boundary signs. Signs are available at the Parks
and Recreation offices located on Happy Hollow Road.
POA should exclude the park land dedication from the covenants.
Construction debris or dumping shall not be permitted on park property.
PPL 02-13.10
The Parks and Recreation Advisory Board accepted a land dedication on January 15, 2002. PRAB
accepted a banking credit of excess park land dedicated.
The park land dedication for 112 single family lots is 2.68 acres. The owners have dedicated 8.19 acres,
leaving a banking credit of 5.51 acres for the southeast park district.
Please label the park land with a lot number.
Parks Staff requests a review of the proposed concrete weir on Lot 114 for potential flow on Park Property
prior to construction.
A deed for the park land dedication must be received by the Parks and Recreation Division priorto
issuance of the final plat.
Parks and Recreation requests the developer erect park boundary signs. Signs are available at the Parks
and Recreation offices located on Happy Hollow Road.
POA should exclude the park land dedication from the covenants.
Construction debris or dumping shall not be permitted on park property.
RPZD 03-7.00
The Parks and Recreation Advisory Board reviewed this project on July 7, 2003 and recommended money
in lieu of land for 50 Multi-Family units. Parks fees are due in the amount of$19,650 before issuance of a
final plat. November 10,2003
Planning Commission
PPL 02-13.10(Stone Mountain)
Page 3.8