HomeMy WebLinkAbout178-03 RESOLUTION•
RESOLUTION NO. 178-03
A RESOLUTION APPROVING ADM 03-26.00 AMENDING
THE MASTER STREET PLAN, LESSENING THE RIGHT OF
WAY DEDICATION FOR SHEPHERD LANE, DESIGNATED
A COLLECTOR STREET REQUIRING 70' RIGHT OF WAY,
TO LOCAL STREET STANDARDS REQUIRING 50' RIGHT
OF WAY
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 the 18th day of November, 2003
NAME OF FILE:
CROSS REFERENCE:
Item #
Date
•
Resolution No. 178-03
Document
•
1
10.31.03
memo to mayor & city council
draft resolution
copy of Crafton, Tulle & Associates, Inc. Itr
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 Me g of November 18, 2003 fill 41
Agenda Item Number / 78
42»103-137 .
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
Date: October 31, 2003
Subject: Master Street Plan amendent — Shepard Lane
RECOMMENDATION
Planning Staff recommends approval of a resolution amending the Master Street Plan to
reclassify Shepard Lane from a collector to a local street.
BACKGROUND
Property description: The subject property is located east of N. College Ave., between
Joyce Blvd. and Zion Rd. Shepard Lane is currently designated a collector street on the
Master Street Plan. It is proposed to connect Frontage Road which runs north/south
behind the Northwest Village shopping center (Chick-fil-A, Toys R' Us, Barnes and
Noble, etc.) with Vantage Drive, a north/south collector which is partially constructed
and will connect Zion Rd. and Joyce BIvd.
Proposal: The applicant proposes to develop an apartment project east of Frontage Drive
and incorporating Shepard Lane into the development up to the point where it intersects
Vantage Drive. A future mixed use or commercial development will connect this
apartment project with Frontage Road using Shepard Lane as the means of connection.
Request: The request is to reclassify Shepard Lane from a collector requiring 70' of
right-of-way to a local street which requires 50' of right -o- way.
DISCUSSION
1 he 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.
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 of
Shepard Lane will not detrimentally impact the intent of the Master Street Plan in this
location. Traffic flow will be substantially the same.
1
City Council Melt of November 18, 2003
Agenda Item Number
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 Shepard Lane 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 Stearns Street Apartments
as a required on-site improvement when that project is constructed. A future development
will complete Shepard Lane west of the apartment project to its intersection with
Frontage Drive.
2
• •
RESOLUTION NO.
A RESOLUTION APPROVING ADM 03-26.00 AMENDING THE MASTER STREET
PLAN, LESSENING THE RIGHT OF WAY DEDICATION FOR SHEPHERD LANE,
DESIGNATED A COLLECTOR STREET REQUIRING 70' RIGHT OF WAY, TO
LOCAL STREET STANDARDS REQUIRING 50' RIGHT OF WAY.
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 day'ofNo ember, 2003
APPROVED:
ATTEST:
By:
\ DAN C ODY; MAYOR
SONDRA<SMITH, CITY/CLERK
• •
Crafton, Tull & Associates, Inc.
901 N. 47th Street, Suite 200, Rogers, AR 72756 479.636.4838 Fax 479.631.6224 www.craftull.com
Jeremy Pate
City of Fayetteville, Planning
113 W. Mountain
Fayetteville, AR 72703
RE: Master Street Plan RNV Reduction
Sterns Street and Shepherd Lane
CTA Job No. 021131-00
Dear Jeremy:
October 29, 2003
Per this letter, we are formally requesting a reduction in right-of-way for Sterns
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 right of way. We are also requesting
reducing Stearns street from a 70' right of way to a 50 ft right of way. The
following are our justifications:
1. The commercial center of Barnes 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. Sterns street connects to Joyce Boulevard near the major intersection
of Joyce and 71B. Making Sterns 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 drive and Joyce which
would be further east. Also, the section of Stems street that is already
constructed, and RAN 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 a n d Surveyors
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FAYETTEVILLE
T11E CITU OF FAYETTEVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
PC Meeting of October 27, 2003
113 W. \lounlain St.
Fayetteville, AR 72701
Telephone: 501-575-8264
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 comer 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.
Surroundini' Land Use /Zoning:
Direction
Land Use
Zoning
North
Single family homes
R -O, Residential Office
R -A, Residential Agricultural
South
Vacant
C-2, Thoroughfare Commercial
East
Zion Valley Estates
RMF -24, Res. Multifamily, 24 DU/Ac
West
Vacant Lots
C-1, Neighborhood Commercial
R -A, Residential Agricultural
ArlReporn120031PCREPORT MI0-271/SD 03-38 00 (Scorn .Sr Apia). dot
• •
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. Steams 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 Stearns Street and Shepherd Lane.
Adjacent Master Street Plan Streets: Vantage Drive, Collector; Stearns Street, Collector (off-
site); Shepherd Lane, Collector
Park land Dedication: City Council passed a waiver to the Park Land Dedication Ordinance
I66.03k 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 he constructed in accordance
with City standards.
3. Planning Commission determination of the Master Street Plan Amendment proposals
to reduce Steams Street and Shepherd Lane, both Collector streets, to Local Streets.
ti: IReporM1003IPC'Rr,PORlSi /0-17i/SD 03-38 00 (Stearns St Apt<) dot
• •
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 5108,468. 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:
8. 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.
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 casement plat for this project that shall include the tree
preservation area.
c. Project Disk with all final revisions
A:IReporrs11003kPCREPOR7S/0-2i'LSU 03-33.00 (Warns Si Apn) dot
• • 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 dust 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
A:1 Reportr120031PCREPOR7S110-27VSD 03-38.00 (.Aram Si Apisj doc
• •
• 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: Me
grouping of public ways by likeness of service or purpose into classes or systems according to
the character of service 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 offimctional classes reflects
the type of traffic using each facility and how dtey function in relation to the overall street
nenvork. 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: 300-500
Speed: 15-20 mph
Traffic Lanes: Two 10' lanes
Parking: Allowed
Paved Width: 24' from back of curb
Right of Way: 40'
Sidewalks: One 4', at least 5' from curb
Trcc planting areas: Two, at least 5' wide
�0 —0
4r. r'or•
Residential
Fayetteville, Arkansas • GENERAL PI,AN 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 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:
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
144- 35.-0
IA i.'Ii.T u,n1:'�I
Res dent of
with AI!ey
zo
Alley
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
4 nr F 4 nr fi
50' 0"
Minimum
IOCOI
COLLECTOR STREETS 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 Lancs:
Parking Lanes:
Paved Width:
Right of Way:
Multi -use trail:
Trcc Planting areas:
4,000 vpd, 6,000 vpd with left turn bays
25-30 mph
Two 1 1' travel lanes, 10' turn 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
Design Service Volume:
Speed:
Traffic Lancs:
Parking Lanes:
Paved Width:
Right of Way:
Sidewalk
" areas of the city.
4,000 vpd, 6,000 vpd with left turn bays
25-30 mph
Two 11' travel lanes, 10' turn bays where warranted
Two lanes provided. None when turn 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
12,200 vpd, 14,800 vpd with left turn bays
35-40 mph
Four 12' travel lanes, 1 1' tum 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
52
eo 0..
Mn rnj
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 • GENERAI. PLAN 2020 • 2001 Revision
10-4
•
• PLANS AND POLICIES •
Design Service Volume:
Speed:
Traffic Lancs:
Parking Lanes:
Paved Width:
Right of Way:
Multi -use Trails:
Median:
Tree planting areas:
17,600 vpd, 20,600 vpd with left 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 cach side of median
At least 110' •
Two at least 6' wide, at least 10' from curb
20' minimum if no rum bay. May be reduced to 8' to accommodate
turn bays
Two, at least 10' wide, in addition to the median
P
:0-1
4•romurc
nc pal Arterio'
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 arca. They
should provide a high Icvcl of traffic service for travelers who do not have local destinations and wish
to bypass the city.
Design Service Volume:
Speed:
Traffic Lanes:
Parking Lanes:
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
rREEwAY/EXPR[SSwA'
74 50D. t 00
10.2 Master Street Plan
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
STAFF VIEW FORM - NON-FINANCIAL *IGATION
x 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 03-26.00 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 Shepherd Lane, currently a
collector street requiring 70' right of way, to a local street requiring 50' right of way.
STAFF RECOMMENDATION: Approval
Division Head
its
City Attorney
Department Director
Date
1(0/d3
Date
/O Os
Date
Finance & Internal Services Dir.
Chief Ainistrative Officer
Mayor
Date
Date
Received in Mayor's Office
Cross Reference:
Previous Ord/Res#:
Orig. Contract Date:
Orig. Contract Number:
New Item:
Date 1/
Yes
No
FAYETTEVFLLE
INE CITY OF FAYETTEVIIIE. ARKANSAS
DEPARTMENTAL CORRESPONDENCE
•
To: Dawn Warrick
Planning Division 1�^
From: Clarice Buffalohead-Pearman t:/' 1
City Clerk Division
Date: November 21, 2003
Re: Res. No. 178-03
Attached is an executed copy of the above ordinance, approved by the City Council on November
18, 2003, approving ADM 03-26.00 lessening the right of way dedication for Shepard Land.
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
cc John Goddard, IT
Scott Caldwell, IT
Clyde Randall, IT
Ed Connell, Engineering