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HomeMy WebLinkAbout2007-08-13 - Agendas - FinalTayelteyi;le 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, July 23, 2007, 5:30 p.m. Room 219, City Administration Building ORDER OF PLANNING COMMISSION MEETING A. Introduction of agenda item — Chair B. Presentation of Staff Report C. Public Comment D. Presentation of request — Applicant E. Questions & Answer with Commission F. Action of Planning Commission (Discussion & Vote) NOTE TO MEMBERS OF THE AUDIENCE If you wish to address the Planning Commission on an agenda item please queue behind the podium when the Chair asks for public comment. Public comment occurs after the Planning Staff has presented the application and will only be permitted during this part of the hearing for each item. Members of the public are permitted a maximum of 10 minutes to speak; representatives of a neighborhood group will be allowed 20 minutes. The applicant/representative of an application before the Planning Commission for consideration will be permitted a maximum of 20 minutes for presentation. Once the Chair recognizes you, go to the podium at the front of the room and give your name and address. Address your comments to the Chair, who is the presiding officer. He/She will direct them to the appropriate appointed official, staff member or others for response. Open dialogue will not be permitted: please ask any questions, and answers will be provided once public comment has been closed. Please keep your comments brief, to the point, and relevant to the agenda item being considered so that everyone has a chance to speak. Please, as a matter of courtesy, refrain from applauding or booing any speakers or actions of the Planning Commission. 2007 Planning Commissioners Jill Anthes Lois Bryant Matthew Cabe James Graves Porter Winston Audy Lack Christine Myres Alan Ostner Sean Trumbo rye'Ficylle TENTATIVE AGENDA 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, August 13, 2007, 5:30 p.m. Room 219, City Administration Building The following items will be considered: Consent: 1. Approval of the minutes from the July 23, 2007 Planning Commission meeting. 2. ADM 07-2695: (FAYETTEVILLE DIAGNOSTIC CLINIC): Submitted by PATRICK HARGUS ENGINEERING DESIGN ASSOCIATES for property located at 3344 N. FUTRALL DRIVE. The property is zoned R -O, RESIDENTIAL OFFICE and contains approximately 1.11 acres. The request is for a one-year extension on the approval of the Fayetteville Diagnostic Clinic, LSD 06-2197. Planner: Dara Sanders Old Business: 3. ADM 07-2625: (Master Street Plan Update): Submitted by Planning Staff, recommending amendments to and adoption of the Master Street Plan for the City of Fayetteville. New Business: 4. LSD 07-2633: Large Scale Development (WALGREEN'S @ 6TH & ONE MILE RD, 558): Submitted by JEFFERY NICHOLAS SPRINGFIELD HOLDING GROUP,LLC for property located at 2964 W 6TH ST.@ THE INTERSECTION OF ONE MILE ROAD. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 1.96 acres. The request is to approve a 13,659 s.f. retail building with associated parking. Planner: Jesse Fulcher 5. CUP 07-2666: (VERIZON WIRELESS SANG AVENUE, 481): Submitted by WOODEN, FULTON & SCARBOROUGH, P.C. for property located at THE SANG AVENUE WATER TOWER SITE. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 0.13 acres. The request is for a 150' wireless communication facility on the subject property. Planner: Andrew Garner 6. CUP 07-2668: (VERIZON ALLIED STORAGE, 601): Submitted by WOODEN, FULTON & SCARBOROUGH, P.C. for property located at 85 W. 15TH STREET. The property is zoned I-1, HEAVY COMMERCIAL/LIGHT INDUST and contains approximately 14.98 acres. The request is for a 130' wireless communication facility on the subject property. Planner: Jesse Fulcher 7. RZN 07-2667: (HOBSON INC., 433): Submitted by DONALD E. WILSON for property located at 7613 WEDINGTON (12611 HWY 16W). The property is zoned R -A, RESIDENTIAL -AGRICULTURAL and contains approximately 2.38 acres. The request is to rezone the subject property to C-2, Thoroughfare Commercial. Planner: Andrew Gamer 8. RZN 07-2669: (PREMIUM BRANDS/ARKA, Inc., 560): Submitted by PREMIUM BRANDS for property located at 1030 RAZORBACK ROAD, S OF HWY 62. The property is zoned I-1, HEAVY COMMERCIAL/LIGHT INDUST and contains approximately 14.68 acres. The request is to rezone the subject property to C-2, Thoroughfare Commercial. Planner: Jesse Fulcher 9. R-PZD 07-2634: Planned Zoning District (THE COVES @ WALNUT CROSSING, 555): Submitted by RAUSCH COLEMAN HOMES for property located at N OF HWY 62W AND W OF WALNUT CROSSING PZD. The property is zoned RSF-1, SINGLE FAMILY - 1 UNIT/ACRE and contains approximately 50.40 acres. The request is to for Zoning and Land Use approval for a Residential Planned Zoning District with 184 single family dwelling units. Planner: Jesse Fulcher 10. Fayetteville Downtown Cultural Arts District. Recommendation to the Planning Commission and City Council by Fayetteville Downtown Partners and the Cultural Arts District Committee (a subcommittee established by the Chair of the Planning Commission) to establish a Cultural Arts District, identified as roughly Maple Street to Sixth Street and Arkansas Avenue to College Avenue/South School. 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 hearings; 72 hour notice is required. For further information or to request an interpreter, please call 575-8330. THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Dara Sanders, Associate Planner THRU: Jeremy Pate, Director of Current Planning DATE: August 03, 2007 PC Meeting of August 13, 2007 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 ADM 07-2695: Administrative Item (FAYETTEVILLE DIAGNOSTIC CLINIC, 212): Submitted by PATRICK HARGUS ENGINEERING DESIGN ASSOCIATES for property located at 3344 N. FUTRALL DRIVE. The property is zoned R -O, RESIDENTIAL OFFICE and contains approximately 1.11 acres. The request is for a one-year extensionof the approval of the Fayetteville Diagnostic Clinic, LSD 06-2197. Planner: Dara Sanders BACKGROUND Property Description:: The subject property is Lot 7 of the North Hills Medical Park Planned Unit Development (PUD). The subdivision is zoned R -O, Residential Office land :located within the Design Overlay District. The addition to the rear of the building will be a 2 story addition with 1,260 square feet per floor for a total of 2,520 square feet. The addition to the front of the building is a2°a floor addition with 1,457 square feet. Background: The original Large Scale Development for the project was approved by the Planning Commission on August 17, 2006. The reason that the construction of the project has been delayed is due to finacial considerations involved in the puchase of the MRI equipment for this facility. Proposal: The applicant requests to extend the approval of the Large Scale Development for one year, to expire on August 17, 2008. The Planning Department received the applicant's extension request on August 06, 2007, within the required one year time limit. Should this; extension be.., granted, all permits are required to be issued before the one-year extended deadline. If the permits are not issued prior to August 17, 2008, all of the approved plans for the project shall be rendered null and void. RECOMMENDATION Planning Staff recommends approval of ADM 07-2695, the requested extension to the LSD 06-2197, with the following conditions: 1. The applicant shall be allowed until August 17, 2008 to receive all required building permits. K: IReports120071PC Reports108-l3-071,4DM 07-2695 (Fayetteville Diagnostic Clinic Extension).doc August 13, 2007 Planning Commission ADM 07-2695 Fayetteville Diagnostic Clinic Agenda Item 2 Page 1 of 12 If all permits have not been received by this time, the Large Scale Development approval shall be revoked. 2. All other conditions of approval for the project shall remain applicable. DISCUSSION The City of Fayetteville Unified Development Code (UDC) Section 166.20(b) gives the Planning Commission authority to extend approval of a large scale development one additional year from the original approval. In order to extend this approval, the applicant must: (1) request the extension prior to the one year time limit, and (2) show good cause why the tasks could not reasonably be completed within the normal one year. If the one year extension is granted, it is within this time that the applicant shall receive all permits and approvals as required by City, State, and Federal regulations to start construction of the development or project. (1) The applicant has submitted the extension request to the Planning Division on August 06, 2007, prior to the one year time limit ending on August 17, 2007. (2) The applicant has stated that financial considerations involved in the puchase of the MRI equipment has delayed this project, but that they plan to move forward upon resolution of this matter. K:1 Reparls12007tPC Reports108-13-071ADM 07-2695 (Fayetteville Diagnostic Clinic Extension).doc August 13, 2007 Planning Commission ADM 07-2695 Fayetteville Diagnostic Clinic Agenda Item 2 Page 2 of 12 CHAPTER 166: DEVELOPMENT 166.20 Expiration Of Approved Plans And Permits (A) Applicability. The provisions of this section apply to all of the following plans and permits: (1) Preliminary plats; (2) Planned zoning district developments; (3) Conditional uses; (4) Large-scale developments; (5) Lot splits; (6) Physical alteration of land permits; (7) Storm water, drainage, and erosion control permits; (8) Tree preservation plans; (9) Sign permits; and, (10) Floodplain development permits. (B) One-year time limit. (1) Tasks to be completed. All of the above - enumerated plans and permits are conditioned upon the applicant accomplishing the following tasks within one (1) year from the date of approval: (a) For any renovation or new construction, receive a building permit; and/or, (b) For a lot split, record a deed or survey at the Washington County Circuit Clerk's Office, stamped for recordation by the City Planning Division; and/or, (c) Receive a Certificate of Zoning Compliance; and/or, (d) Receive all permits and approvals required by City, State, and Federal regulations to start construction of the development or project. be completed within the normal one (1) year limit. Expiration. If the required task(s) are not completed within one (1) year from the date of approval or during an allowed extension period, all of the above - enumerated plans and permits shall be rendered null and void. (C) Three-year time limit. (1) Tasks to be complete. All of the above - enumerated plans and permits are also conditioned upon the applicant completing the project and receiving final inspection approval and/or a final Certificate of Occupancy permit within three (3) years from the date of issuance of a Building Permit. (2) Extensions. Prior to the expiration of the three (3) year time limit, an applicant may request the Planning Commission to extend the three (3) year period to complete the project by up to two (2) additional years. The applicant has the burden to show good cause why the project could not reasonably be completed within the three (3) year time limit. (3) Expiration. If the applicant fails to meet the requirements of subsection (C)(1) within three (3) years from the date of issuance ofa Building Permit or during an allowed extension period, all of the above - enumerated plans and permits, shall be rendered null and void. (2) Extensions. Prior to the expiration of the one (1) year time limit, an applicant may request the Planning Commission to extend the period to accomplish the tasks by up to one (1) additional year. The applicant has the burden to show good cause why the tasks could not reasonably K: IReports120071PC Reportr108-13-071ADM 07-2695 (Fayetteville Diagnostic Clinic Extension).doc August 13, 2007 Planning Commission ADM 07-2695 Fayetteville Diagnostic Clinic Agenda Item 2 Page 3 of 12 ENGINEERING DESIGN ASSOCIATES, P.A. 134 WEST EMMA AVENUE SPRINGDALE, ARKANSAS 72764 479-756-1266 Fax: 479-756-2129 August 6, 2007 RE: Fayetteville Diagnostic Clinic LSD. Dear Mr. Pate, On behalf of Materia Medica, LLC, whose address is 3344 Futrall Dr., Fayetteville, AR, we would like to request an extension to the LSD approval for The Fayetteville Diagnostic Clinic. The expiration date on the approval is 8-17-07. The development is a building expansion to the existing building located on lot 7 of the North Hills Medical Park. Due to financial considerations involved in the purchase of the MRI equipment the project was put on hold. Please let me know if you require anything else to process this request. Best regards, ottr Patrick Hargus, RYLA Engineering Design Associates, P.A. Ph. 479-756-1266 4 l RECEIVED AUG 0 6 2007 CITY OF FAYETTEVILLE PLANNING DIVISION August 13, 2007 Planning Commission ADM 07-2695 Fayetteville Diagnostic Clinic Agenda Item 2 Page 4 of 12 THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Subdivision Committee Members FROM: Suzanne Morgan, Current Planner Matt Casey, Assistant City Engineer THRU: Jeremy Pate, Director of Current Planning DATE: August 16, 2006 Updated August 22, 2006 LSD 06-2197 Page 1 SC Meeting of August 17, 2006 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 LSD 06-2197: Large Scale Development (FAYETTEVILLE DIAGNOSTIC CLINIC, 212): Submitted by PATRICK HARGUS ENGINEERING DESIGN ASSOCIATES for property located at 3344 N. FUTRALL DRIVE. The property is zoned R -O, RESIDENTIAL OFFICE and contains approximately 1.11 acres. The request is for an addition of approximately 4,000 s.f. to the existing 2 -story medical office building. Planner: Suzanne Morgan Findings: Property Description: The subject property is Lot 7 of the North Hills Medical Park Planned Unit: Development (PUD). The subdivision is zoned R -O, Residential Office and::located within the Design Overlay District. As a PUD, the bulk and area regulations are varied from :the standard R-0 requirements. Namely, there are no building setback requirements from side and rear property line;.. however, all building shall be separated in accordance with Building Safety and Fire Code regulations. Proposal: Any development within the Design Overlay District requires Large Scale Development Approval. The applicant requests approval to construct an approximately 4,000 square foot addition to the existing Fayetteville Diagnostic Clinic. A two-story, 2,520 square foot addition will be made to the southwest corner of the structure and a 1,460 square foot addition is requested over the main entrance. The existing canopy which overhangs the sidewalk and connectsalllots within the subdivision will be reconstructed around the new corner of the structure. It will encroach into the Common Property; approval of this encroachment has been granted from the POA (see attached letter). Parking: Parking for all lots within the subdivision is shared and was provided with the development of the Medical Park. The existing parking is adequate for full build -out of the subdivision. Right-of-way being dedicated: Sufficient right-of-way was dedicated with the final plat for Northhills Medical Park. Adjacent Master Street Plan Streets: Northhills Blvd (Collector) K:: IReports120061SC Reports108-17-061LSD 06-2197 (Fayetteville Diagnostic Clinic).doc August 13, 2007 Planning Commission ADM 07-2695 Fayetteville Diagnostic Clinic Agenda Item 2 Page 5 of 12 LSD 06-2197 Page 2 Street Improvements: No street improvements are required. Tree Preservation: Existing canopy: 35.4% Preserved canopy: 33.4% Reqiured canopy: 20% Mitigation: None Surrounding Land Use / Zoning Direction Land Use Zoning North Parking R -O (PUD) South Common Area R -O (PUD) East Medical Office R -O (PUD) West Medical Office R -O (PUD) Building Area.: On any lot within the R -O zoning district, the area occupied by all buildings shall not exceed 60% of the total area of such lot. The building, not including the area covered by the walkway overhang, occupies 48.1% of the total area of the lot. Design Overlay District: • Greenspace: • Curb Cuts: • Lighting: • Exterior Appearance: • Building Material: Site Coverage: The overall property is developed. The proposed addition does not encroach within the required 25' greenspace requirement along adjacent rights-of-way. Several sign variances were granted for the Medical Park. Any new signs shall comply with existing ordinances. No new curb cuts are proposed. The development shall comply with lighting requirements. Elevations have been submitted for the addition which will match the materials and colors of the existing structure. The building is matches the theme of the design for the overall Medical Park. Planning Commission determination of architectural treatment of fronts, along with Commercial Design Standards, is required. The materials consist of masonry and natural looking materials as required in the Design Overlay District. Twenty-five percent (25%) of the site shall be left in open space. The percent of the site occupied by structures and surfaced area post construction is 65%. K' Reportsl20061SC Reports108-17-061LSD 06-2197 (Fayetteville Diagnostic Clinic).dac August 13, 2007 Planning Commission ADM 07-2695 Fayetteville Diagnostic Clinic Agenda Item 2 Page 6 of 12 LSD 06-2197 Page 3 • Landscaping: The ordinance requires that eighty percent (80%) of the open space shall be landscaped which may include ponds and fountains. Staff finds the existing trees and vegetation on the property sufficient to meet this requirement. • Fencing: N/A • Outdoor Storage: N/A • Access: The Medical Park was platted and developed prior to the adoption of the Design Overlay District requirements. Pedestrian access is not provided from the right-of-way to each individual lot within the subdivision. However, sidewalks are provided within the common area and between the structures to provide pedestrian access within the subdivision. Recommendation: Staff recommends approval of LSD 06-2197 at the Subdivision Committee with the following conditions: Conditions of Approval: Planning Commission determination and approval of Commercial Design Standards. Staff finds the submitted elevation drawings to be in compliance with Commercial Design Standards and Design Overlay District requirements. The materialsand colors are compatible with the existing and surrounding structures. Revise the canopy calculations on the Tree Preservation Plan to reflect those in the report issued by the Urban Forester. Standard Conditions of approval: 3. All wall and freestanding signs shall be permitted by a separate sign permit application prior to installation. 4 All exterior lighting shall comply with the City's lighting ordinance. The applicant shall submit a lighting plan and cut sheets of the proposed light fixtures to Planning Staff for review prior to issuance of a building permit. 5. All mechanical/utility equipment shall be screened using materials that are compatible with and incorporated into the structure. 6. Should a trash container be installed on this property, it shall be screened with access not visible from the street, utilizing materials that are compatible with main structure. Elevations of the screening materials are required prior to building permit. KkReports120061SC Reports108-17-061LSD 06-2197 (Fayetteville Diagnostic Clinic).doc August 13, 2007 Planning Commission ADM 07-2695 Fayetteville Diagnostic Clinic Agenda Item 2 Page 7 of 12 LSD 06-2197 Page 4 7. 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) 8. 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. 9. Large scale development shall be valid for one calendar year. 10. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. Separate easement plat for this project that shall include the tree preservation area. c. Project Disk with all final revisions d. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy 11. Additional conditions: Subdivision Committee Action: Motion: Anthes Second: Bryant Vote: 3-0-0 Meeting Date: August 17, 2006 Comments: ✓ Approval O Forwarded to P.C. The "Conditions of Approval" listed in the report above are accepted in total without exception by the entity requesting approval of this development item. Signature Date K.:IReports120061SCReports108-17-061LSD 06-2197 (Fayetteville Diagnostic Clinic).doc August 13, 2007 Planning Commission ADM 07-2695 Fayetteville Diagnostic Clinic Agenda Item 2 Page 8 of 12 161.15 District R -O, Residential Office (A) Purpose. The Residential -Office District is designed primarily to provide area for offices without limitation to the nature or size of the office, together with community facilities, restaurants and compatible residential uses. (B) Uses. 11 Permitted uses. Unit 1 City-wide uses by right Unit 5 Government facilities Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 12 Offices, studios and related services Unit 25 Professional offices (2) Conditional uses. Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 11 Manufactured home park Unit 13 Eating places Unit 24 Home occupations Unit 26 Multi -family dwellings Unit 36 Wireless communications facilities (C) Bulk and area regulations. (Per dwelling unit for residential structures) (1) Lot Width minimum. Manufactured home park 100 ft. Lot within a park manufactured home 50 ft. Single-family Single-family 60 ft. Two-family 6,500 sq. ft. 60 ft. Three or more Fraternity or Sorority 90 ft. (2) Lot area minimum. Manufactured home park 3 acres Lot within a manufactured home park 4,200 sq. ft. Townhouses: Development Individual lot 10,000 sq. ft. 2,500 sq. ft. Single-family 6,000 sq. ft. Two-family 6,500 sq. ft. Three or more 8,000 sq. ft. Fraternity or Sorority 1 acre LSD 06-2113 Page 5 (3) Land area per dwelling unit. Manufactured home 3,000 sq. ft. Townhouses & apartments: No bedroom One bedroom Two or more bedrooms 1,000 sq. ft. 1,000 sq. ft. 1,200 sq. ft. Fraternity or Sorority 500 sq. ft. per resident (D) Density. Units per acre 14to24 E) Setback regulations. Front 30 ft. Front, if parking is allowed between the right- of -way and the building 50 ft. Front, in the Hillside/Hilltop Overlay District 15 ft. Side 10 ft. Side, when contiguous to a residential district 15 ft. Side, in the Hillside/Hilltop Overlay District 8 ft Rear, without easement or alley 25 ft. Rear, from center line of public alley 10 ft. Rear, in the Hillside/Hilltop Overlay District 15 ft. (F) Height regulations. There shall be no maximum height limits in R -O Districts except for the HHOD, provided, however, that any building that exceeds the height of 20 feet shall be set back with any boundary line of any RSF or RMF District an additional distance of one foot for each foot of height in excess of 20 feet. In the Hillside/Hilltop Overlay District the maximum building height is 60 ft. as measured from the lowest point of the structure at the historic grade, prior to development, to the highest point of the structure allowing 3 stories on the uphill side and 4 stories on the downhill side of the building. If the building is placed on a graded pad then the height of the building is reduced allowing a maximum of 3 stories as measured from the historic grade, pre -development. (G) Building area. On any lot, the area occupied by all buildings shall not exceed 60% of the total area of such lot. K: IReports120061SC Reports108-17-061LSD 06-2197 (Fayetteville Diagnostic Qinic).doc August 13, 2007 Planning Commission ADM 07-2695 Fayetteville Diagnostic Clinic Agenda Item 2 Page 9 of 12 LSD06-2197 Close Up View FAYETTEVILLE DIAGNOSTIC CLINIC LONGVIEW ST Overview Legend yUUe o Overlay District — FLOODWAY ----- - 100 YEAR --- 0 75 150 300 500 YEAR LIMIT OF STUDY BaseLine Profile Fayetteville Outside City raa LS006-2197 vector.GDB.Foatprint_2004 Min Hillside -Hilltop Overlay District 450 600 FeAtDM August 13, 2007 Planning Commission )7-2695 Fayetteville Diagnostic Clinic Agenda Item 2 Page 10 of 12 LSD06-2197 FAYETTEVILLE DIAGNOSTIC CLINIC One Mile View RMF -12 A's Pjy5 D0. - -PRIVq 91 „ G1 G2 SUBJECT PROPERTY C 2 RSFA" R-0-RSFA -A' R-0RSF4 tt1S�� RF -4 R-0 R -A RMR-24 I SFd U � `T i' _ RMF 24 RMP -24 j "'S RMF -24 - - RMF261 -89 R-0 2 R-0- ..iO rv-R M1 2➢ R �- RT -12, RNA -26 R -A j S _LIMEADE MEADE ¢ C R -A BOWERS PRN4c _. CASSAf'$r.__ ASSATTST _.. CASSATT $rC IO RfYN0105 STRANGEDIY RMF -24 RMF -24 R5(4 RSF, $FA RSFA RSFA` :. RSF-4 RSFA„ RSFA R$F` Overview Legend Subject Property LSD06-2197 Boundary :..• Planning Area r Overlay District Outside City 0 0.25 0.5 Legend Hillside -Hilltop Overlay District 1 M ADN 'es August 13, 20C Planning Commissic 07-2695 Fayetteville Diagnostic. Cljg 7 n c Agenda Item 2 Page 11 of 12 August 13, 2007 Planning Commission ADM 07-2695 Fayetteville Diagnostic Clinic Agenda Item 2 Page 12 of 12 THE CITY OF FAYETTEVILLE, ARKANSAS PC Meeting of August 13, 2007 125 W. Mountain St. Fayetteville, AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone: (479) 575-8267 TO: Fayetteville Planning Commission FROM: Karen Minkel, Senior Long Range Planner PI • THRU: Tim Conklin, Planning and DevelopmentM nagement Director/1C . Jeremy Pate, Director of Current Planning Ron Petrie, City Engineer V R DATE: July 26, 2007 ADM 07-2625: Administrative Item (Master Street Plan Update): The request is to forward the proposed Master Street Plan with a recommendation for approval to the City Council. Planner: Karen Minkel BACKGROUND The Planning Commission first reviewed the proposed Master Street Plan at a regular meeting on July 9, 2007, and the Plan was tabled indefinitely. The Planning and Engineering staffs were charged with updating the Master Street Plan (MSP) to reflect the goals of City Plan 2025 and to complement the Future Land Use Map. In addition, staff wanted to standardize cross-sections in order to minimize the number of requests for individual street cross-sections in proposed developments. Staff developed the attached street cross-sections through multiple meetings, and the proposed MSP has been reviewed by the engineering and planning divisions, the fire department, solid waste division and the urban forester. Staff also utilized professional guidelines and manuals for the update, including A Policy on Geometric Design of Highways and Streets by the American Association of State Highway and Transportation Officials and the proposed Context Sensitive Solutions by the Institute of Transportation Engineers. Changes to the map include: (1) Policy decisions that have been made by the City Council since the last update; (2) More small, connecting streets, mostly in the form of Collector streets; (3) Greater sensitivity to the Future Land Use Map; (4) Classification of streets in the newly annexed area; (5) Alignment with the Fayetteville Alternative Transportation and Trails Plan; and (6) Alignment changes to streets based on hillside and floodplain data. Changes to the street cross-sections include: K: IReports120071PC Reports108-13-07IADM 07-2625 (Master Street Plan Update).doc August 13, 2007 Planning Commission ADM 07-2625 Master Street Plan Update Agenda Item 3 Page 1 of 42 (1) Better accommodation of pedestrians and cyclists; (2) Greater sensitivity to context, offering low -impact development, suburban and urban street cross-section options; (3) Reduction of curb and gutter from two feet to one -and -a -half feet; (4) Overall reduction of right-of-way requirements; (5) Lane width measured from face of curb instead of back of curb in order to better describe the visual width of the road; and (6) Downtown street cross-section rights-of-way increased in order to make the downtown cross-sections consistent with the City's sidewalk and landscaping ordinances. Street Previous R -O -W Proposed R -O -W Alleys (3) 20' 20', 24' for commercial alley Residential 40' 43' Residential (LID) N/A 50' Hillside Residential 27' 27' Local 50' 50' Local Urban N/A 53' Hillside Local 33' 33' Collector 70' 59', 70' at intersections Minor Arterial 90' 85' Principal Arterial 110' 97' Principal Arterial Parkway N/A 107' DMP 2 -Lane Urban 30' 37' DMP 2 -Lane Urban 38' 45' DMP 1 -Lane Urban 40' 43' DMP College N/A/ 63' Staff solicited feedback from four groups before presenting the proposed MSP to the Planning Commission. The Plan was presented initially to the Street Committee on May 31, 2007 and members expressed interest in hearing feedback from the public. The Plan was then presented to utility companies at a meeting hosted by Ozarks Electric. A Master Street Plan Open House was held at the Town Center Plaza during the Farmers Market on June 23, 2007. Between 50 and 60 citizens took the self -guided walking tour during the Open House and five left comments. The last input session was held specifically for local engineers and developers to provide comments on June 26, 2007. Nine engineers, developers and architects attended the session. No changes were requested. K:IReports 120071PC Reports108-13-07ADM 07-2625 (Master Street Plan Update).doc August 13, 2007 Planning Commission ADM 07-2625 Master Street Plan Update Agenda Item 3 Page 2 of 42 A second Open House was held at Gulley Park on July 26, 2007 during one of the summer concerts. Between 150 and 200 citizens viewed the proposed map and street cross-sections. Five left comments, which are shown below: What are the strengths of the MSP? • Providing bike lanes and green space • Bike lanes What would you like to see changed in the MSP update? • Extension of turning lanes whenever possible to prevent bottlenecking • It looks like a great plan Are there any important connections missing? • It appears to be thorough • Nothing that I know of • Needs more bike lanes at West Deane St. • My concern has not been added to the MSP -yet. But it does relate to College Ave./South School. Rock Street at intersection should be closed. Traffic from Huntsville Road at Jefferson light should be channeled there. Don't ruin the Spout Spring Neighborhood by running commuter traffic at high counts through. Many supporting safety, costs, etc. for this choice. I am suspicious of this. Trust me, the people in the hollow will not be able to access Huntsville at Rock so don't pretend to be making this decision for them. This is specifically accommodating commuters over community. Two blocks, maybe saved by the short cut. No real time due to curves, etc. Winter -Rock St. vs. S. College? Please re-engineer this dangerous intersection BUT you can do it with better intentions. Close the Rock St. access. Channel the 16E traffic down to the Jefferson light. • I like the improvements that have already been taking place around Wilson Park with speed bumps and look forward to more of this, and more greenery on College Ave. DISCUSSION Design Speeds: Members of the public and several commissioners had questions about design speeds and the relationship to lane width. Staff has added the desired operating speed to each street cross-section as shown in the table below. Street Desired Operating Speed Residential 15-20 mph Local 20-25 mph Collector 25-30 mph Minor Arterial 35-40 mph Principal Arterial 40-45 mph K: IReports120071PC Reports108-13-071ADM 07-2625 (Master Street Plan Update).doc August 13, 2007 Planning Commission ADM 07-2625 Master Street Plan Update Agenda Item 3 Page 3 of 42 The Engineering and planning staff also reviewed the proposed Context Sensitive Solutions in order to reassess the width of travel lanes in the street cross-sections. The travel lane recommendation for Collector Thoroughfares was 10-11 feet, which is consistent with the proposed Collector street cross-section. Collector streets that are part of the Trails Master Plan require a 15 -foot shared motorist and cyclist lane; collector streets without on -street linkages would have a 10 -foot and a 9' /z -foot travel lane. The desired operating speed of 25-30 mph is also consistent with the proposed Context Sensitive Solutions. The recommended travel lane width for arterials with two to four lanes is 10-12 feet depending on whether the area is residential or commercial. The proposed Master Street Plan is consistent with this recommendation, requiring 11' travel lanes for Minor and Principal Arterials. The Context Sensitive Solutions document does not address Residential or Local streets. Staff reevaluated two of these street cross-section recommendations based on comments from commissioners and amended the Low Impact Development street cross section and the Hillside Local street cross-section. Staff reduced the lane widths of the Low -Impact Development street cross-section by one foot on either side, creating 9' travel lanes, which are consistent with the standard Residential street cross-section measurements. The two feet were added to the greenspace to make additional room for trees and maintain the proposed right-of-way of 50 feet. Commissioners also questioned the width of the Hillside Local street cross-section and asked whether the 12.5' travel lanes could be reduced. Staff has added 7 -foot on -street parking on one side to this cross-section, reducing the lane widths to 9.5 feet. Staff further clarified travel lane widths by measuring the lanes without including the one -foot gutter section. This change provides a more accurate representation of the lane width as measured by the Context Sensitive Solutions guide and AASHTO. Elements of "Green" Neighborhoods: The Planning Commission requested that staff clarify the "green" neighborhood elements that would accompany the use of the low -impact development street cross-sections. Staff used the U.S. Green Building CounciI's guide to LEED Neighborhood Development projects to identify key elements of "green" neighborhoods. Staff also wanted to provide developers with some flexibility to allow for innovative teelmiques and does not intend for the listed elements to represent an exhaustive list. The following text has been added: The Low -Impact Development street cross-section will be recommended by staff only if used in conjunction with other "green" neighborhood building practices. These practices may include, but are not limited to, increasing energy and water efficiency, decreasing vehicle miles traveled, avoiding floodplains, conserving wetlands and water bodies, providing a diversity of housing types, utilizing a compact development pattern, including certified green buildings, minimizing site disturbance through site design and during construction, decreasing polluted stormwater run-off, building where jobs and services are accessible by foot or transit, and improving air quality. Collector Boulevards: In a second review of the proposed Master Street Plan, the fire department K:IReports120071PCReports108-13-071ADM 07-2625 (Master Street Plan Update).doc August 13, 2007 Planning Commission ADM 07-2625 Master Street Plan Update Agenda Item 3 Page 4 of 42 found that the Collector Boulevard street cross-section was inconsistent with Fayetteville Fire Code. The fire department requires 20 feet free and clear on either side of the boulevard, not including on -street parking. Attempting to reconcile this requirement with the Collector Boulevard concept did not produce a workable standard street cross-section, and Planning and Engineering staff recommend removing this street cross-section. The fire department has expressed willingness to work with individual developers who would like to utilize this type of street cross-section to find an acceptable solution, but staff did not feel comfortable recommending a standard collector boulevard given the fire code regulations. In addition, staff has added text that clarifies the fire code requirements when structures of 30 feet or three stories are utilized. The fire code requires 26 feet free and clear where three-story structures are utilized in order to accommodate fire apparatus. Public Comment: In addition, Planning staff received written comments and letters, which are attached to the report. Letters from Jeff Gaddy and Bob Gaddy support the removal of a proposed north -south minor arterial east of Oakland Zion Road in favor of upgrading Oakland Zion Road to a minor arterial. Bob Gaddy further added that the Commission should consider connecting Sagely Lane to N. Altus Drive rather than extending Sagely Lane to E. Skillern Road. Skillern Road could then be extended to connect with N. Altus Drive. An email was received from John McClarty, Transportation Study Director with Northwest Arkansas Regional Planning, supporting the upgrade of Highway 112 from a minor arterial to a principal arterial parkway, although Regional Planning preferred N. Salem Road. The Planning Commission received letters from several members of the Estates at Salem Hills neighborhood opposing the designation of Howard Nickell as a Principal Arterial Parkway, which are also attached. RECOMMENDATION: Recommend that the proposed Master Street Plan Update at the August 13, Planning Commission meeting be forwarded to the City Council with a recommendation for approval. K:IReports120071PCReports108-73-07L4DM 07-2625 (Master Street Plan Update).doc August 13, 2007 Planning Commission ADM 07-2625 Master Street Plan Update Agenda Item 3 Page 5 of 42 DRAFT: PLANNING COMMISSION August 13, 2007 Connecting Fayetteville to other population centers and to provide for circulation within the community requires consistent planning. New development must be provided with proper access to alleviate problems associated with congestion and safety by requiring streets in sufficient number and of adequate size to accommodate peak traffic volumes. The following street cross-sections are functionally classified in accordance with the U.S. Department of Transportation's National Highway Functional Classification Study Manual. In addition, the street cross-sections provide sensitivity to context by providing options for both suburban and urban developments and accommodating cyclists and low -impact development neighborhoods. Additional Utility Easements will be required outside of the specified Right - of -Way on a project specific basis, as determined by the utility companies. * ACCESS MANAGEMENT: providing access to land development in such a way as to preserve safety and reasonable traffic flow on public streets. Low, moderate and high designations are used for the level of access restrictions. A high level of access management uses medians to restrict mid -block turns, consolidates driveways and controls the spacing of intersections. A low level of access management limits full accessat some intersections. August 13, 2007 Planning Commission ADM 07-2625 Master atreet Plan Update Agenda Item 3 Page 6 of 42 DRAFT: PLANNING COMMISSION August 13, 2007 ALLEYS are used in conjunction with streets to provide rear access to properties, garages, and off-street parking. Greenspace and alleys prohibit fences and parking. They have a low level of access management. 1 a. RESIDENTIAL REAR ALLEY: ONE-WAY Design Service Volume: < 200 vpd Travel Lanes: One 10' lane Parking: Not Allowed Paved Width: 12' from outer edge of concrete strip Right of Way: 20' Sidewalks: None Greenspace: Both sides of alley, min 4' wide, unencumbered Curb cuts: Continuous access possible. No curb required lb. RESIDENTIAL REAR ALLEY: TWO-WAY Design Service Volume: < 200 vpd Travel Lanes: Two 7' lanes Parking: Not Allowed Paved Width: 16' from outer edge of concrete strip Right of Way: 20' Sidewalks: None Greenspace: Both sides of alley, min. 2' wide, unencumbered Curb cuts: Continuous access possible. No curb required Ic. COMMERCIAL REAR ALLEY: TWO-WAY Design Service Volume: < 200 vpd Travel Lanes: Two 9' lanes Parking: Not Allowed Paved Width: 20' from outer edge of concrete strip Right of Way: 24' Sidewalks: None Greenspace: Both sides of alley, min. 2' wide, unencumbered Curb cuts: Continuous access possible. No curb required August 13, 2007 Planning Commission ADM 07-2625 Master street Plan Update Agenda Item 3 Page 7 of 42 DRAFT: PLANNING COMMISSION August 13, 2007 RESIDENTIAL STREETS provide for the lowest level of traffic and service. They provide access to residential property and are intended to be used only by local traffic. A high degree of street connectivity is strongly encouraged for easy dispersal of traffic. Residential Street block lengths shall not exceed 600 feet. The Low -Impact Development street cross- section will be recommended by staff only if used in conjunction with other "green" neighborhood building practices. These practices may include, but are not limited to, increasing energy and water efficiency, decreasing vehicle miles traveled, avoiding floodplains, conserving wetlands and water bodies, providing a diversity of housing types, utilizing a compact development pattern, including certified green buildings, minimizing site disturbance through site design and during construction, decreasing polluted stormwater run-off, building where jobs and services are accessible by foot or transit, and improving air quality. Residential streets have a low level of access management. 2a. RESIDENTIAL: Design Service Volume: Desired Operating Speed: Travel Lanes: Parking: Paved Width: Right of Way: Sidewalks: Greenspace: < 300 vpd 15-20 mph Two 9' lanes Not Allowed 20' from face of curb 43' Both sides of street, min. 5' wide, located in R.O.W. at R.O.W. line Both sides of street, min. 6' wide 2b. RESIDENTIAL LOW -IMPACT DEVELOPMENT: Design Service Volume: Desired Operating Speed: Travel Lanes: Parking: Paved Width: Right of Way: Sidewalks: Greenspace: Bio -Swale: < 300 vpd 15-20 mph Two 9' lanes Not Allowed 20' 50' One, at least 5' wide, adjoining 5' greenspace One side of street, min. 5' wide Both sides of street, 10' wide, tree plantings may be permitted by the Urban Forester August 13, 2007 Planning Commission ADM 07-2625 Master 9jreet Plan Update Agenda Item 3 Page 8 of 42 DRAFT: PLANNING COMMISSION August 13, 2007 LOCAL STREETS provide for a moderate level of traffic flow and service. They provide access to abutting land uses and provide connections to higher order street classifications. Local Urban streets are encouraged in City Neighborhood and Urban Center areas as depicted on the Future Land Use Map. Local Urban Streets are also appropriate for areas that may function as a main street for a neighborhood, offering mixed uses and a pedestrian - friendly environment. They have a low to medium level of access management. 3a. LOCAL: Design Service Volume: Desired Operating Speed: Travel Lanes: Parking: Paved Width: Right of Way: Sidewalks: Greenspace: 3b. LOCAL URBAN: Design Service Volume: Desired Operating Speed: Travel Lanes: Parking: Paved Width: Right of Way: Sidewalks: Greenspace: < 4,000 vpd 20-25 mph One 10' lane, One 9' lane One 7' lane 27' from face of curb 50' Both sides of street, min. 5' wide, located in R.O.W. at R.O.W. line Both sides of street, min. 6' wide < 4,000 vpd 20-25 mph Two 9' lanes Two 8' lanes with bump -outs 20' from face of bump -out curb 36' entire width to face of curb 53' Both sides of street, min. 8' wide with grated tree wells against curb Both sides of street, tree wells August 13, 2007 Planning Commission ADM 07-2625 Master Street Plan Update Agenda Item 3 Page 9 of 42 DRAFT: PLANNING COMMISSION August 13, 2007 COLLECTOR STREETS provide traffic circulation within residential, commercial, and industrial areas. They collect traffic from local or residential streets in neighborhoods and facilitate movement into the arterial system. Connections between arterials should be direct in order to disperse traffic throughout the city. Collector streets vary in width and function as they respond to the context of the adjacent land uses. A minimum right-of- way of 59 feet shall be provided where a collector is depicted on the Master Street Plan with a 70 -foot right-of-way provided at intersections with other collectors, minor arterials and principal arterials. The intersection right-of- way must extend a minimum of 200 feet from the intersection. A 70 -foot right-of-way may be required if the volume of traffic generated or predicted warrants a continuous turning lane. Where on -street linkages are not shown on the Fayetteville Alternative Trails and Transportation (FATT) Plan, the paved width of 27 feet shall be constructed, and the design should be consistent with the paved width of the Local street cross-section. A Collector street without the on -street linkages would have two 9 -foot lanes, a 7 -foot lane for parking, a 10 -and -a -half -foot greenspace and a 5 -foot sidewalk on both sides of the street. All Collectors have a moderate level of access management. A Collector Boulevard street cross-section with a 65 -foot right-of-way is encouraged in City Neighborhood and Urban Center areas as identified on the Future Land Use Map. A Collector Boulevard is also encouraged for areas that will receive or encourage significant pedestrian traffic. All Collectors have a moderate level of access management. 4a. COLLECTOR (THROUGH): Design Service Volume: < 4,000 vpd, < 6000 vpd with left turn bays Desired Operating Speed: 25-30 mph Travel Lanes: Two 14' shared motorist and cyclist lanes Turn Lane: 12' turn bays where warranted Bicycle Lanes: Shared with drive lane Parking: None Paved Width: 30' from face of curb Right of Way: 59' Sidewalks: Both sides of street, min. 5' wide, located in R.O.W. at R.O.W. line Greenspace: Both sides of street, min. 9' wide August 13, 2007 Planning Commission ADM 07-2625 Master Street Plan Update Agenda Item 3 Page 10 of 42 DRAFT: PLANNING COMMISSION August 13, 2007 4b. COLLECTOR (INTERSECTION): Design Service Volume: < 4,000 vpd, < 6000 vpd with left turn bays Desired Operating Speed: 25-30 mph Travel Lanes: Turn Lane: Bicycle Lanes: Parking: Paved Width: Right of Way: Sidewalks: Greenspace: Two 14' shared motorist and cyclist lanes 11' turn bays where warranted Shared with drive lane None 41' from face of curb 70' Both sides of street, min. 5' wide, located at R.O.W. Both sides of street, min. 9' wide 4c. COLLECTOR BOULEVARD: Design Service Volume: < 4,000 vpd, < 6000 vpd with left turn bays Desired Operating Speed: 25-30 mph Travel Lanes: Two 10' lanes Median/Turn Lane: Parking: Paved Width: Right of Way: Sidewalks: Greenspace: 10' Two 8' lanes 19' from face of curb 48' entire width including median 65' Both sides of street, min. 8' wide, with grated tree wells against curb None MINOR ARTERIAL STREETS provide mobility throughout the city, providing multiple modes of transportation within the arterial network. Access should be limited to controlled intersections where possible. They have a moderate level of access management. 5 MINOR ARTERIAL: Design Service Volume: Desired Operating Speed: Travel Lanes: Bicycle Lanes: Parking: Paved Width: Right of Way: Sidewalks: Greenspace: < 12,200 vpd 35-40 mph Four 11' lanes 5' wide, both sides of street next to curb None 54' from face of curb 85' Both sides of street, min. 5' wide, located in R.O.W. at R.O.W. line Both sides of street, min. 10' wide August 13, 2007 Planning Commission ADM 07-2625 Master Wreet Plan Update Agenda Item 3 Page 11 of 42 DRAFT: PLANNING COMMISSION August 13, 2007 PRINCIPAL ARTERIAL STREETS carry high volumes of through traffic. They are designed as boulevards for beauty and safety. They have a high level of access management and access should be primarily by way of streets rather than curb cuts. 6. PRINCIPAL ARTERIAL BOULEVARD: Design Service Volume: < 17,600 vpd Desired Operating Speed: 40-45 mph Travel Lanes: Four 11' lanes Four 11' lanes at intersections 5' wide, both sides of street next to curb 10', 12' turn lane at intersections None 28' from face of curb 66' entire width including median 97' Both sides of street, min. 5' wide, located in R.O.W. at R.O.W. line Both sides of street, min. 10' wide Bicycle Lanes: Median: Parking: Paved Width: Right of Way: Sidewalks: Greenspace: PRINCIPAL ARTERIAL PARKWAYS carry high volumes of through traffic and are designed for beauty and safety. They have a high level of access management and access should be primarily by way of streets rather than curb cuts. 7 PRINCIPAL ARTERIAL Design Service Volume: Desired Operating Speed: Travel Lanes: Bicycle Lanes: Median/Turn Lane: Parking: Paved Width: Right of Way: Sidewalks: Greenspace: PARKWAY: < 17,600 vpd 40-45 mph Four 11' lanes 5' wide, both sides of street against curb 20' median, or 8' median with 12' turn lane None 28' from face of curb with median 40' from face of curb with turn lane 76' entire width including median 107' Both sides of street, min. 5' wide, located in R.O.W. at R.O.W. line Both sides of street, min. 10' wide August 13, 2007 Planning Commission ADM 07-2625 Master §treet Plan Update Agenda Item 3 Page 12 of 42 DRAFT: PLANNING COMMISSION August 13, 2007 H.H.O.D. (HILLTOP -HILLSIDE OVERLAY DISTRICT) STREETS are designed with a narrow right-of-way in order to minimize grading disturbance and tree removal, while still accommodating utility locations, vehicular and pedestrian movements. (See example in street cross-section.) Hillside Residential streets carry limited traffic through neighborhoods, while Hillside Local streets collect traffic from the neighborhoods and disperse it to minor arterials. They have a low level of access management. 8a. HILLSIDE RESIDENTIAL: Design Service Volume: Desired Operating Speed: Travel Lanes: Parking: Paved Width: Right of Way: Sidewalks: Greenspace: Utility Easements: 8b. HILLSIDE LOCAL: Design Service Volume: Desired Operating Speed: Travel Lanes: Parking: Paved Width: Right of Way: Sidewalks: Greenspace: Utility Easements: < 500 vpd 15-20 mph Two 9.5' lanes Not Allowed 21' from face of curb 27' One, at least 5' wide, abutting curb None Two, 15' at R.O.W. < 4000 vpd 20-25 mph Two 9.5' lanes One 7' lane 27' from face of curb 33' One, at least 5' wide, abutting curb None Two, 15' at R.O.W. August 13, 2007 Planning Commission ADM 07-2625 Master gtreet Plan Update Agenda Item 3 Page 13 of 42 DRAFT: PLANNING COMMISSION August 13, 2007 DOWNTOWN MASTER PLAN STREETS are specific to the Downtown Master Plan area. 1 ST379/9 Design Service Volume: Traffic Lanes: Parking: Paved Width: Right of Way: Sidewalks: Greenspace: 2 ST 45 8/10/9 Design Service Volume: Traffic Lanes: Parking: Paved Width: Right of Way: Sidewalks: Greenspace: 3 ST 40 8/10/8 Design Service Volume: Traffic Lanes: Parking: Paved Width: Right of Way: Sidewalks: Greenspace: 4 ST 63 11/11/11/11 Design Service Volume: Traffic Lanes: Bicycle Lanes: Parking: Paved Width: Right of Way: Sidewalks: Greenspace: < 300 vpd Two 9' lanes Not Allowed 20' from face of curb 37' Both sides of street, min. 8' wide with grated tree wells against curb Both sides of street, tree wells < 300 vpd One 10' lane, one 9' lane One 8' lane 28' from face of curb 45' Both sides of street, min. 8' wide with grated tree wells against curb Both sides of street, tree wells < 4,000 vpd One 10' lane Two 8' lanes 26' from face of curb 43' Both sides of street, min. 8' wide with grated tree wells against curb Both sides of street, tree wells <17,600 Four 11' lanes None None 46' from face of curb 63' Both sides of street, min. 8' wide with grated tree wells against curb Both sides of street, tree wells August 13, 2007 Planning Commission ADM 07-2625 Master Vreet Plan Update Agenda Item 3 Page 14 of 42