HomeMy WebLinkAbout177-03 RESOLUTION•
RESOLUTION NO.
177-03
A RESOLUTION APPROVING ADM 03-27.00 AMENDING
THE MASTER STREET PLAN, LESSENING THE RIGHT OF
WAY DEDICATION FOR STEARNS STREET, DESIGNATED
A COLLECTOR STREET REQUIRING 70' RIGHT OF WAY,
TO LOCAL STREET STANDARDS REQUIRING 50' RIGHT
OF WAY, AND RECONFIGURING THE CONNECTION
BETWEEN STEARNS STREET AND VANTAGE DRIVE
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
FAYETTEVILLE, ARKANSAS:
Section 1. That the City Council of the City of Fayetteville, Arkansas, hereby
approves the herein above mentioned change.
PASSED and APPROVED this 18th day of November, 2003.
By
APPR% D:
DAN COODY, Mayor
NAME OF FILE:
CROSS REFERENCE:
Item #
Date
•
Resolution No. 177-03
Document
•
1
10.31.03
memo to mayor & city council
draft resolution
Craftan, Tulle & Associates, Inc. It
copy of
vicinity map
copy of apartment plan
memo to planning commission
copy of 10.1 of
Master Street Plan
staff review form
2
11.21.03
memo to Dawn Warrick
NOTES:
•
City Council Meg of November 18, 2003 /08/43
Agenda Item Number / 2 7
thtf 0.3-j ZOO/
Steams
Weer
CITY COUNCIL AGENDA MEMO
To: Mayor and City Council
Thru: Tim Conklin, Community Planning and Engineering Services Director !(
From: Dawn T. Warrick, AICP, Zoning and Development Administrator ,r
Date: October 31, 2003
Subject: Master Street Plan amendent — Stearns Street
RECOMMENDATION
Planning Staff recommends approval of a resolution amending the Master Street Plan to
reclassify Steams Street from a collector to a local street and to reconfigure the
connection of Stearns Street with Vantage Drive.
BACKGROUND
Property description: The subject property is located east of N. College Ave., between
Joyce Blvd. and Zion Rd. Steams Street is currently designated a collector street on the
Master Street Plan connecting Joyce Blvd. and Vantage Drive (a partially built
north/south collector).
Proposal: The applicant proposes to develop an apartment project north of the location
where Stearns Street will connect with Vantage Drive. As a part of the project, an off-site
connection to Stearns Street is proposed in order to provide additional access and
connectivity for the development.
Request: The request is to reclassify Steams Street in this location from a collector street
requiring 70' of right-of-way to a local street which requires 50' of right-of-way. A
change in the configuration of the intersection of Stearns Street and Vantage Drive is also
proposed in order to provide a buildable lot south of the apartments for future
development. The current configuration of this connection would cause the extension of
Stearns Street to bisect a property leaving little or no ability for it to be properly
developed.
DISCUSSION
The Planning Commission voted 7-0-0 in favor of the associated Large Scale
Development for Stearns Street Apartments which included consideration of this Master
Street Plan amendment as a condition of that approval on Monday, October 27, 2003.
1
• City Council Meaag of November 18, 2003
Agenda Item Number
Steams Street is identified on the City's current Master Street plan. The purpose of this
street is to provide a way for traffic to access Vantage Drive and to then be able to travel
north to Zion Road or south to Joyce Street. The proposed change in classification and
reconfiguration of Stearns Street will not detrimentally impact the intent of the Master
Street Plan in this location. Traffic flow will be substantially the same.
The Master Street Plan amendments which are being presented with the City's Traffic
and Transportation Plan prepared by Bucher, Willis & Ratliff Corp. does not show a
collector street in this location indicating that Stearns Street would be reclassified should
the new plan be adopted as proposed.
BUDGET IMPACT
None. The full street segment will be built by the developer of Steams Street Apartments
as an off-site improvement when that project is constructed.
2
• •
RESOLUTION NO.
A RESOLUTION APPROVING ADM 03-27.00 AMENDING THE MASTER STREET
PLAN, LESSENING THE RIGHT OF WAY DEDICATION FOR STEARNS STREET,
DESIGNATED A COLLECTOR STREET REQUIRING 70' RIGHT OF WAY, TO
LOCAL STREET STANDARDS REQUIRING 50' RIGHT OF WAY, AND
RECONFIGURING THE CONNECTION BETWEEN STEARNS STREET AND
VANTAGE DRIVE
BE IT RESOLVED BY THE CITY COUNCIL SOF ,THE CITY OF
FAYETTEVILLE, ARKANSAS:
Section 1. That the City Council of the City of Fayetteville, Arkansas, hereby
approves the herein above mentioned change.
PASSED and APPROVED this
ATTEST:
By:
By.
day of November, 2003
APPROVED:
DAN
N CO D ;MAYOR
SSOONDRA-SMITH; CITY CLERK\2
•
• •
Crafton, Tull & Associates, Inc.
901 N. 47th Street, Suite 200, Rogers, AR 72756 479.636.4838 Far 479.631.6224 www.craftull.com
Jeremy Pate
City of Fayetteville, Planning
113 W. Mountain
Fayetteville, AR 72703
RE: Master Street Plan RNV Reduction
Stems Street and Shepherd Lane
CTA Job No. 021131-00
Dear Jeremy:
October 29, 2003
RECEIVED
OCT 3 0 2003
PLANNING DIV.
Per this letter, we are formally requesting a reduction in right-of-way for Stems
Street and Shepherd Lane to be presented at the next regular meeting of the City
Counsel. We are requesting to reduce Shepard Lane from a collector street 70'
right of way to a local street with 50' of nght of way. We are also requesting
reducing Steams street from a 70' right of way to a 50 ft right of way. The
following are our justifications:
1. The commercial center of Bames and Noble, Toys -R -Use ect...will
prevent Shepard Lane from ever being a through street to 71 B which
would be the intent of a collector type street. The only traffic that would
utilize this street would be Local residential uses.
2. Stems street connects to Joyce Boulevard near the mayor intersection
of Joyce and 71 B. Making Stems street a collector would create
another significant intersection next to one of the busiest in
Fayetteville. We fill it would make more since to direct the majority of
traffic to the future intersection of Vantage dnve and Joyce which
would be further east. Also, the section of Stems street that is already
constructed, and RNV dedicated, is to local street standards, not
collector street standards.
For these reasons, along with constructing Vantage Drive as a boulevard, we fill
that the reduction in street classifications are justified. Should you have any
questions, or require any additional information, please contact us at your
convenience.
Very Truly Yours,
'Crafton, Tull & Associates, Inc.
Jerry Kelso, P.E
Architects, Engineers and Surveyors
Celebrating 40 years of (Design !EXceffence and Dedicatee Service 1963 - 2003
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• •
FAYETTEVILLE
TIIE CITY OF FAYETTEVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
PC Meeting of October 27, 2003
111 W. 51ountain Si.
Fayetteville. AR 72701
Telephone: 501-5754261
TO: Fayetteville Planning Commission
FROM: Jeremy Pate, Associate Planner
Matt Casey, Staff Engineer
THRU: Dawn Warrick, A I C P , Zoning & Development Administrator
DATE: October 21, 2003
LSD 03-38.00: Large Scale Development (Stearns Apartments, pp 136) was submitted by
Jerry Kelso of Crafton, Tull, and Assoc. on behalf of Steams Street Apartments Limited
Partnership for property located at the southwest corner of Vantage Dr. and Zion Rd. The
property is zoned RMF -24, Residential Multi -family 24 units per acre, and R -O, Residential
Office, and contains 23 acres. The proposal is to construct an apartment complex with 276 units
proposed. Planner: Jeremy Pate
Findings:
Proposal: The applicant requests to construct an apartment complex within an RMF -24 and R -O
zoning district comprised of 276 units (460 bedrooms in 23 buildings) and a 1250 SF clubhouse.
The R -O parcel was approved by Planning Commission in April of 2003 as a Conditional Use to
allow multifamily residential with a maximum density of 18 units per acre (see attached
minutes). Conditions of approval specifically addressed a requirement for a mixture of building
sizes and facades which would provide the appearance of a more diverse community of
residential uses; elevations which were required to be submitted at the time of large scale
development review; installation of sidewalks on the subject property; on- and off-site
improvements; and a maximum density of 18 dwelling units per acre.
Building elevations were submitted for review by Subdivision Committee on October 16, 2003.
Based on comments received, the applicant revised the site plan to reflect three different building
footprints with six different facades, including the clubhouse. The conditional use is applicable to
only that portion of the site within the R -O zoning district; however, the applicant has continued
the mixture of facades and footprints into the RMF -24 portion of the tract, in keeping with the
spirit of the requirement.
Surrounding Land Use / Zoning:
Direction
Land Use
Zoning
North
Single family homes
R -O, Residential Office
R -A, Residential Agricultural
South
Vacant
C-2, Thoroubhfare Commercial
RMF -24, Res. Multifamily, 24 DU/Ac
East
Zion Valley Estates
West
Vacant Lots
C-1, Neighborhood Commercial
R -A, Residential Agricultural
R:IRepons120031PCR£POR7SU0-?.UST) 03-38.00 (Smarm Si APtr).dx
• •
Right-of-way being dedicated: Vantage Drive (70 feet Collector), Stearns Street (50 feet Local),
Shepherd Lane (50 feet Local). Stearns Street and Shepherd Lane require Master Street Plan
amendments for lesser dedication of right-of-way.
Street Improvements: Vantage Drive is proposed to be constructed with a boulevard cross-
section, to City standards, with 22 -foot lanes (including on -street bicycle linkage) and a 10 -foot
landscaped median. Shepherd Lane, the interior Collector Street that in the future connects
Vantage Drive with Frontage Road, is proposed to be a Local Street with 50 -feet of right-of-way,
28 feet wide with paving, curb, gutter, and six-foot sidewalks on both sides. Stearns Street, an
off-site street to the south, is proposed to be extended with 50 feet of dedicated right-of-way,
with a 28 -foot street cross-section. Staff is in support of the lesser dedication of right-of-way and
Master Street Plan Amendment for Steams Street and Shepherd Lane.
Adjacent Master Street Plan Streets: Vantage Drive, Collector; Steams Street, Collector (off-
site); Shepherd Lane, Collector
Park land Dedication: City Council passed a waiver to the Park Land Dedication Ordinance
166.03k on October 07, 2003, Resolution 146-03, to approve money -in -lieu of land ($108,468).
Tree Preservation: Existing canopy: 47%
Preserved canopy: 21%
Required canopy: 20%
Mitigation required: None
Recommendation: Staff recommends approval of LSD 03-38.00 subject to the following
conditions:
Conditions of Approval:
Planning Commission determination of compliance with CUP 03-10.00 Conditions of
Approval as stated in the attached minutes, including:
• review of on- and off-site improvements;
• sidewalk installation;
• mixture of building size and facade to provide appearance of a more
diverse community of residential uses;
• submittal of building elevations; and
• maximum density of 18 DU/acre
2. Planning Commission determination of street improvements. Stafffinds that the
applicant's proposed street improvements meet those required by a developer for on -
and off-site improvements, including Vantage Drive (50 feet wide, with landscape
median, bike lanes and 6 -foot sidewalks. Stearns Street (28 feet wide w/curb, gutter
and storm drains), and Shepherd Lane (28 feet wide with curb, gutter, storm drains
and 6 -foot sidewalks on both sides.) All streets are to be constructed in accordance
with City standards.
3. Planning Commission determination of the Master Street Plan Amendment proposals
to reduce Stearns Street and Shepherd Lane, both Collector streets, to Local Streets.
R: Ikepornt20031PCREPOR7S110-27VSt) 03.3800 (Stearns Si Aptr).doo
• •
The two Master Street Plan Amendments shall be considered as separate items by
City Council. Staff is in favor of the proposed amendment to reduce the Collector
Streets to Local Streets.
4. Planning Commission determination of a variance request for the 100 -foot building
setback from a water surface in the pond area. Staff is in support of this variance
request. The applicant intends to install a 4 -foot wrought iron fence around the pond
for safety.
5. Street names shall be approved by the 9-1-1 Coordinator.
6. Parks fees are assessed for 276 multifamily units in the amount of $108,468. Fees
shall be paid prior to the issuance of building permits.
7. A complete and detailed Landscape Plan shall be submitted and approved by the
Landscape Administrator prior to building permit, complying with all requirements as
set forth in the Unified Development Code.
Standard Conditions of approval:
Sidewalks shall be constructed in accordance with current City regulations to include
6 -foot sidewalks at the right-of-way line on both sides of Shepherd Lane and on the
west side of Vantage drive north to Zion Road
9. All mechanical/utility equipment shall be screened using materials that are compatible
with and incorporated into the structure. Equipment located away from the structure
shall be screened using vegetation.
10. Trash enclosures shall be screened with access not visible from the street.
11. 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)
12. 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.
13: Large scale development shall be valid for one calendar year.
14. 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
A' IReparn170031PCREPORTS11017II SD 03-38.00 (Stearns Sr Apia) dm'
• • LSD 03-34.00
Page 4
d. Completion of all required improvements or the placement of a surety with
the City (letter of credit, bond, escrow) as required by §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
15. Additional conditions:
PLANNING COMMISSION ACTION: yes Required
Approved Denied
Date: October 27, 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: IRrportnt200l!PCREPOR7S/0-27(LSD 0318.00 (Stearns St Alm) doe
• •
• PLANS AND POLICIES •
10 MASTER STREET PLAN
Amended September 17, 1996, Street Classifications, Res. No. 97-96
10.1 Street Classifications
Planning is required to connect Fayetteville to other population centers and to provide for
circulation within the community. 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 Master Street Plan is a hierarchy of various street types. All streets within Fayetteville have
been functionally classified in accordance with the guidelines set forth in the U. S. Department
of Transportation's National Highway Functional Classification Study Manual. Functional
classification is defined by the Northwest Arkansas Regional Transportation Study as: The
grouping of public ways by likeness of service or purpose into classes or systems according to
the character ojservice they are intended to provide. The frame of reference is the sense of
service offered to and expected by the road user. Neither ownership nor administrative
responsibility is relevant in grouping by function. The hierarchy offunctional classes reflects
the type of traffic using each facility and how they function in relation to the overall street
network. Streets within Fayetteville are classified as one of the following nine types:
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.
Design Service Volume:
Speed:
Traffic Lanes:
Parking:
Paved Width:
Right of Way:
Sidewalks:
Tree planting areas:
300-500
15-20 mph
Two 10' lanes
Allowed
24' from back of curb
40'
One 4', at least 5' from curb
Two, at least 5' wide
401-0"
Mini -nun
I'.e510 er l tl(I1
Fayetteville, Arkansas • GENERAL PLAN 2020 • 2001 Revision
10-1
•
• PLANS AND POLICIES •
•
RESIDENTIAL WITH ALLEY is a street type provided for "traditional neighborhood"
development, with access to properties from rear alleys. These streets provide access to
residential property and arc intended to be used only by local traffic.
Design Service Volume:
Speed:
Traffic Lanes:
Parking:
Paved Width:
Right of Way:
Sidewalks:
Tree planting areas:
Curb cuts
100-300
10-15 mph
Two 9' lanes
Allowed
22' from back of curb
35'
One 4', at least 4' from curb
Two, at least 4' wide
None
35 - 0"
Minimum
Ces:dent:o
'Ng .'l AIIev
ALLEY is used in conjunction with the above residential street to provide rear access to
properties, garages, and off-street parking spaces.
Design Service Volume.
Speed:
Traffic Lanes:
Parking:
Paved Width:
Right of Way:
Sidewalks:
Tree planting areas:
Curb cuts:
<200
5-10 mph
Undefined
Not Allowed
10' (one way) to 16' (two way)
20'
None
None
Continuous access possible. No curb required
LOCAL STREETS provide for the second lowest level of traffic flow and service. They
Fayetteville, Arkansas • GENERAL PLAN 2020 • 2001 Revision
10-2
•
• PLANS AND POLICIES •
•
provide access to abutting land uses and provide connections to higher order systems. They are
not intended to provide for through traffic movements.
Design Service Volume:
Speed:
Traffic Lanes:
Parking Lanes:
Paved Width:
Right of Way:
Sidewalks:
Tree planting areas:
Less than 4,000 vpd
20-25 mph
Two 10' lanes
Provided but not defined
28' from back of curb
50'
Two 4', at least 6' from curb
Two, at least 6' wide
COLLECTOR STREE'T'S provide traffic circulation within residential, commercial, and
industrial areas. They collect traffic from local or residential streets in neighborhoods and
channel it into the arterial system. Connections between arterials should be indirect to
discourage use by traffic from outside the neighborhood. In residential neighborhoods, frontage
along collectors is discouraged; houses should front on local or residential streets.
Design Service Volume:
Speed:
Traffic Lanes:
Parking Lanes:
Paved Width:
Right of Way:
Multi -use trail:
Tree Planting areas:
4,000 vpd, 6,000 vpd with left turn bays
25-30 mph
Two 1 l' travel lanes, 10' tum bays where warranted
Two lanes provided. None when turn bay exists
36' from back of curb
At least 70'
Two at least 6' wide, at least 10' from curb
Two, at least 10' wide
HISTORIC COLLECTOR provides traffic circulation within the historic and developed parts of
central Fayetteville. This type of collector street recognizes the right-of-way limitations associated
Fayetteville, Arkansas • GENERAL PLAN 2020 • 2001 Revision
10-3
•
• PLANS AND POLICIES •
•
with developing in "built -out" areas of the city.
Design Service Volume:
Speed:
Traffic Lanes:
Parking Lanes:
Paved Width:
Right of Way:
Sidewalk
4,000 vpd, 6,000 vpd with left tum bays
25-30 mph
Two 11' travel lanes, 10' tum bays where warranted
Two lanes provided. None when tum bay exists
36' from back of curb
At least 50'
6'
MINOR ARTERIAL STREETS connect higher functional class facilities, etc. Residential frontage
is strongly discouraged. Access should be from perpendicular local or residential streets.
Design Service Volume:
Speed:
Traffic Lanes:
Parking Lanes:
Paved Width:
Right of Way:
Multi -use Trail:
Tree Planting Areas
i
12,200 vpd, 14,800 vpd with left turn bays
35-40 mph
Four 12' travel lanes, 11' turn lanes possible at intersections
None
52' from back of curb, 59' with turn lane
At least 90'
Two at least 6' wide, at least 10' from curb
Two, at least 10' wide
90 -o
Minimum
Minor Arterial
PRINCIPAL ARTERIAL STREETS carry high volumes of through traffic. They are designed as
boulevards for beauty and safety. In areas where sufficient right of way is unobtainable, the minor
arterial four lane section can be used.
Fayetteville, Arkansas • GENERAL PLAN 2020 • 2001 Revision
10-4
•
• PLANS AND POLICIES •
•
Design Service Volume:
Speed:
Traffic Lanes:
Parking Lanes:
Paved Width:
Right of Way:
Multi -use Trails:
Median:
Tree planting areas:
17,600 vpd, 20,600 vpd with Icft turn bay
40-45 mph
Four 12' travel lanes, 12' turn lanes possible at intersections and at
frequent intervals
None
28' from back of curb each side of median
At least 110'
Two at least 6' wide, at least 10' from curb
20' minimum if no tum bay. May be reduced to 8' to accommodate
turn bays
Two, at least 10' wide, in addition to the median
Prrncipcl Arterial
Fayetteville, Arkansas • GENERAL PLAN 2020 • 2001 Revision
10-5
• •
• PLANS AND POLICIES •
FREEWAY/EXPRESSWAY STREETS are high speed, multi -lane facilities with a high degree of
access control. These facilities serve the major centers of activity of a metropolitan area; and are
designed for the longest trips by being well integrated with the arterial streets serving the area They
should provide a high level of traffic service for travelers who do not have local destinations and wish
to bypass the city.
Design Service Volume:
Speed:
Traffic Lanes:
Parking Lancs:
Shoulders:
Paved Width:
Right of Way:
Sidewalks:
28,300 vpd expressway; 44,800 vpd freeway
45-55 mph
Four 12' lanes; where at grade intersections occur on expressways,
right and left turn lanes shall be provided; no grade crossings
allowed on freeways
None; emergency parking permitted on shoulders
10' outside and 6' inside shoulders
80' from edge of paved shoulder
200'; 300' for State and Federal projects with more at interchanges;
varying including shoulders
None
FREEWAY/EXPRESSWAY
;CX
I_
10.2 Master Street Plan
12
A listing of all of the streets classified and shown on the master street plan is in Attachment A. The
detailed table identifies each street segment by name or proposed name, classification, existing
number of lanes, proposed number of lanes, length, and proposed right-of-way width.
Fayetteville, Arkansas • GENERAL PLAN 2020 • 2001 Revision
10-6
STAFFIEW FORM - NON-FINANCIAL LIGATION
AGENDA REQUEST
For the Fayetteville City Council Meeting of: November 18, 2003
FROM:
Dawn Warrick
Name
Planning CP&E
Division Department
ACTION REQUIRED. Resolution approval.
SUMMARY EXPLANATION:
ADM 03-27.00 was submitted by Jerry Kelso of Crafton, Tull & Associates on behalf of Stearns Street
Apartments Limited Partnership for property located at the southwest corner of Vantage Dr. and Zion Rd. The
property is zoned RMF -24, Residential Multi -family 24 units per acre, and R -O, Residential Office, and
contains approximately 23 acres. The request is to reduce the right of way for Stearns Street, currently a
collector street requiring 70' right of way, to a local street requiring 50' right of way and to reconfigure the
connection between Stearns Street and Vantage Drive.
STAFF RECOMMENDATION:
Approval
Am `3 7i14-tnfr'�
Di�J/ision Head
ity Attorney
Department lirector
Financ
d
Da e
11(3/01
Date
Date
11-2 -o3
& Internal Services Dir. Date
Received in Mayor's Office
Cross Reference:
Previous Ord/Rcs#:
Orig. Contract Date:
Orig. Contract Number.
New Item:
Yes
No
FAYETTEV1tLE
THE CITY OF FAYETTEVILLE. ARKANSAS
DEPARTMENTAL CORRESPONDENCE
To: Dawn Warrick
Planning Division
From: Clarice Buffalohead-Pearman e)Pit)
City Clerk Division
Date: November 21, 2003
Re: Res. No. 177-03
Attached is an executed copy of the above ordinance, approved by the City Council on November
18, 2003, approving ADM 03-2700 lessening the right of way dedication for Stearns Street
This resolution and attachments will be recorded in the city clerk's office and microfilmed. The
ordinance will also be filed at the courthouse. If anything else is needed please let the clerk's
office know.
/cbp
attachments
John Goddard, IT
Scott Caldwell, IT
Clyde Randall, IT
Ed Connell, Engineering