HomeMy WebLinkAbout166-04 RESOLUTIONRESOLUTION NO. 166-04
A RESOLUTION AMENDING THE MASTER STREET
PLAN TO RECLASSIFY GREGG AVENUE FROM A
LOCAL STREET TO AN ALLEY BETWEEN CENTER
STREET AND MEADOW STREET AS DESCRIBED IN
THE STAFF REPORT ATTACHED HERETO AND MADE
A PART HEREOF
WHEREAS, there is a low traffic volume in this area between Meadow Street
and Center Street and the existing street grid allows maximum opportunity for traffic to
disperse; and
WHEREAS, the reclassification of this local street to an alley will not
detrimentally impact the intent of the Master Street Plan in this location.
WHEREAS, the alley is to remain a public right of way allowing for continued
public and emergency access.
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 mentioned change as described in the staff report attached hereto and
made a part hereof, labeled Exhibit "A".
PASSED and APPROVED this 19th day of October, 2004.
ATTEST:
By:
By:
0kJL t ) nn,u i
APPRO D:
DAN COODY, Mayor
SONDRA SMITH, City Clerk
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NAME OF FILE:
CROSS REFERENCE:
Date
Resolution No. 166-04
Document
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09/28/04
memo to mayor & City Council
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draft resolution
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copy of letter from Clark Consulting to Jeremy Pate
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Item #5 written description
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copy of map
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copy of map
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copy of
Close Up View
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copy of One Mile View
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Staff Review Form
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memo to Dawn Warrick
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•/of
City Council Meetiiof October 19, 2004 / 6,‘
Agenda Item Number
CITY COUNCIL AGENDA MEMO
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Oro nye.
To: Mayor and City Council
Thru: Tim Conklin, Community Planning and Engineering Services Director
Front' Dawn T. Warrick, AICP, Zoning and Development Administrator
Date: September 28, 2004
Subject: Master Street Plan amendent for Gregg Ave - Rivendell (ADM 04-1257)
RECOMMENDATION
Planning Staff recommends approval of a resolution amending the Master Street Plan to
reclassify Gregg Avenue from a Local Street to an Alley in this location as part of the
Commercial Planned Zoning District for Rivendell, as described and depicted herein.
BACKGROUND
Property description: The subject property is located east of Gregg Avenue, between
Meadow Street and Center Street, in the Fayetteville downtown area.
Proposal: The applicant proposes to develop a mixed-use project on the site, as presented
with the associated Planned Zoning District plans and architectural elevations. The
project is to consist of (13) 1 -bedroom dwelling units and a mixture of retail, commercial,
studio, office and eating spaces. Due to existing site constraints and the desire to facilitate
construction of an important section of the Center Prairie Trail connecting South
Fayetteville to Downtown Fayetteville, the applicant has designed the structures with at -
grade pedestrian access from the trail and underground parking from Gregg Avenue.
Parking is proposed underneath the structures, requiring vehicles to back out onto Gregg
Avenue when exiting. Gregg Avenue is classified as a Local Street currently, which
requires additional right-of-way to be dedicated, and would not allow for backing out
onto the public street.
Request: The request is to reclassify Gregg Avenue in this location from a Local Street,
requiring a minimum of 50 feet of right-of-way, to an Alley, requiring a minimum of 20
feet of right-of-way. There is a low traffic volume in this area between Meadow Street
and Center Street, and the existing street grid allows maximum opportunity for traffic to
disperse.
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• City Council Meetitof October 19, 2004
Agenda Item Number
DISCUSSION
The Planning Commission voted 8-0-0 in favor of the associated Planned Zoning District
for Rivendell which included consideration of this Master Street Plan amendment and the
vacation request of a portion of Gregg Avenue right-of-way as a condition of that
approval on Monday, September 28, 2004.
Gregg Avenue is identified on the City's current Master Street plan as a Local Street. The
original platting of this street continued north from Meadow Street to Spring Street (see
attached). Several of these street sections were vacated in their entirety previously,
facilitating development of the warehouse structures north of the property, currently
being remodeled for a mixed-use development. Gregg Avenue currently carries a very
low volume of traffic, compared to surrounding through streets. Staff finds the proposed
change in classification will not detrimentally impact the intent of the Master Street Plan
in this location. Traffic flow will be substantially the same, with the exception of that
generated by the proposed development. The alley is proposed to remain a public right-
of-way allowing for continued public and emergency access, on an improved street.
BUDGET IMPACT
None. As part of the development proposed with the Planned Zoning District for
Rivendell, the developer is required to overlay Gregg Avenue to an improved standard
allowing for emergency and public access.
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• •
RESOLUTION NO.
A RESOLUTION AMENDING THE MASTER STREET PLAN TO RECLASSIFY
GREGG AVENUE FROM A LOCAL STREET TO AN ALLEY BETWEEN CENTER
STREET AND MEADOW STREET AS DESCRIBED IN THE STAFF REPORT
ATTACHED HERETO AND MADE A PART HEREOF
WHEREAS, there is a low traffic volume in this area between Meadow Street and
Center Street and the existing street grid allows maximum opportunity for traffic to
disperse; and
WHEREAS, the reclassification of this local street to an alley will not detrimentally
impact the intent of the Master Street Plan in this location.
•
WHEREAS, the alley is to remain a public right of way allowing for continued public
and emergency access.
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 mentioned change as described in the staff report attached hereto and
made a part hereof, labeled Exhibit "A".
PASSED and APPROVED this day of October, 2004.
ATTEST:
By:
By:
APPROVED:
DAN COODY, MAYOR
SONDRA SMITH, CITY CLERK
lark
onsulting
CIVIL / ENVIRONMENTAL ENGINEERING
August 24, 2004
Mr. Jeremy Pate
City of Fayetteville, Planning Division
113 West Mountain Street
Fayetteville, AR 72701
RE: Rivendell PZD
Dear Mr. Pate,
J. STEVE CLARK, P.E.
The owner of the referenced project would like to formally request a revision to the Master Street
Plan changing the status of Gregg Street, between Center Street and Meadow Stree$1.from a street
to an alley. This will reduce the requirements for right-of-way. We have sent out notices to
adjoining property owners regarding this reduction in right-of-way and have not received any
objections.
Please call with questions.
Sincerely,
Clark Consulting,
J. Steve Clark, P E
RECEIVED
.' air; 1);Vi5iON
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3715 N. Business Drive, Suite 202 • Fayetteville, Arkansas 72703 • (479) 444-8171 • Fax: (479) 251-0714
Description
We are requesting that a portion of Gregg Street between Center Street and Meadow Street be
vacated and that the remainder of the street be changed to an alley. Gregg Street has always
functioned more as an alley than as a street. There is very little traffic that uses the street on a
regular basis.
The property that was acquired by Ms. Denele Campbell from the railroad was previously a
railroad spur that had not been actively used in many years. The legal description of the railroad
property overlapped the Gregg Street Right -of -Way along the east side of the ROW. In fact Ms.
Campbell's West property line is as much as 18 feet into the Gregg Street ROW.
The development that is being proposed will require that most of the parking be located under the
proposed buildings. In order for this to function it will be necessary to back out of the garage
structure on to Gregg Street. In order for this to be legal the Street Row will need to be
converted to an alley.
1?ijc tt 4 'per
RIVENDELL
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PZD Application Item #5. Written description of this request addressing the following items:
b.. Current ownership information and any proposed or pending property sales.
This property is owned by Denele Campbell. No proposed or pending sales. This property
is a block long from Center north to Meadow Street (avg 300 ft) and is an arc of land
approximately 92 — 100' wide. The property drops from east to west approximately 20'.
c.. Reason (need) for requesting the zoning change.
To accommodate the City Trail:
The property located at 541 W. Center and 546 W. Meadow is an old railroad
right of way originally purchased by the railroad in 1885. The track ran from the
old ice plant (Walton Arts Center parking lot) to the feed mills at 6" and South
School (Mill District). The City and I have communicated for over six years
about the use of the old railbed for the City trail system. Several configurations
have been considered for the trail, but ultimately the only feasible route is the old
rail bed itself. Unfortunately, this route runs directly through the center of my
land. If the trail easement is 14' wide as currently requested, I will be left with 36'
— 43' of woodland on the east hillside of my land and 43' of land between the trail
and Gregg Street.
To allow room for me to build:
The City will need to abandon right-of-way along the east side of Gregg Street.
The footprint of the proposed building is 38'. (This is 25' of living space, 5' of
walkway, and 5' of stairwell, with 3' of elevated porch/deck space along the west
wall.) This plan provides a 2' setback between the edge of the deck space and the
edge of the current pavement of Gregg St , as approved by City staff. I propose a
22' width the whole length of Gregg St. This leaves only 3' of clearance on the
east side of the building between the edge of the trail and the stairs.
To allow for adequate parking:
The City will need to designate this block of Gregg Street as a public alleyway.
Parking for my narrow strip of land is feasible only if it is provided underneath the
buildings and only if cars and enter from and back out onto Gregg Street. Traffic
flow along Gregg Street is very minimal, so it is not expected that traffic will be
impeded by this parking requirement.
The City will need to approve zero set back between right-of-way line and small
parking areas at the north and south ends of the property. Even with the creation
of 18-20 parking spaces underneath the buildings along the Gregg Street
exposure, we will still need handicap accessible spaces at the trail elevation. Both
these lots need to abut the right-of-way line for those streets. On the Center Street
end, the lot would provide one handicap space and two additional spaces for
short-term parking and delivery. Between this lot and the edge of Center Street the
right-of-way space is 13', proposed as 7' of green space and a new 6' sidewalk. On
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the Meadow Street end, the lot would provide one handicap space and one
additional space for short term and delivery. We propose money in lieu of
sidewalks at the Meadow Street exposure, with preservation of existing trees and
vegetation between the right-of-way line and the edge of pavement.
We also want to point out that the concept of building a mixed-use property along
the City trail is to encourage people to walk. We believe that public parking one
block north at the Walton Arts Center lot is a readily accessible and functional
parking space for our property.
d. Statement of how the property will relate to surrounding properties in terms of land use,
traffic, appearance, and signage.
Rivendell's proposed mixed use zoning is compatible with the land use in adjacent
properties and will serve as a transition zone between the commercial uses north of
Center Street and residential uses south of Center. To the north of Rivendell is
commercial property including the Nadine Baum Learning Center and the emerging
complex of retail, food, and office space in the Brian Reindl Warehouse. To the west is
an old industrial use property housing a refinishing firm and Northwest Tobacco and
Candy, among other things. In the rest of Block 21 are three residences and three
properties of mixed use office and residential. To the south are apartments.
Traffic along Center Street is an important source of drive-by exposure for Rivendell. Itis
not expected that any significant additional traffic on Center Street will be generated by
Rivendell. We do expect to market Rivendell as a destination accessed through the City's
trail system and to target Walton Arts Center, Dickson Street, and downtown patrons in
promotions for Rivendell.
With the appearance of Rivendell we attempt to create the mood of a place out of time.
Our woodland hillside and patio waterfalls frame our Gothic Revival structures. To build
an organic whole, we will surround the buildings, city trail, walkways, and parking lots
with vegetation. This appearance matches other Gothic Revival and Classical structures
on this wooded hillside block of original downtown Fayetteville.
Signage has not been designed yet but will list the names of businesses located in
Rivendell and will be mounted on the south- and north -facing building facades. A
primary sign area approximately 20" x 10' stating "Rivendell" will surmount the lower
signs listing current commercial tenants. Additional signs pointing to parking will be
placed on the ground near the appropriate turns. Individual business tenants may place
signage at their entries by hanging signs from the porch ceiling as long as these signs
meet our standards. Additional signs may be posted in their windows. Special events may
be advertised with temporary A -frame signs or banners along the street frontage or from
the second -floor porch railing facing the trail, or from the railing of the elevated decks
along the west side facing Gregg Street. Special events signage will be regulated for size,
display location, and duration according to City ordinance as it may apply.
e. Availability of water and sewer. Water and sewer mains run along the south, west, and east
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sides of this property. A new water line will be constructed under the trail, to allow for reduced
set back requirements along Gregg Street.
f. Rivendell fulfills the intent and purpose of the Planned Zoning District as a comprehensively
planned development which revitalizes a depressed portion of the downtown area and provides
for cultural enrichment and economic development. The project combines all possible zoning
uses (except industrial) while preserving an important urban woodland and accommodating the
city trail (In fact, this project is so perfect the City should be paying me to build it!)
1/4
VAC04-1178
Close Up View
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Legendq
®oeoX Overlay Distrix e® Principal Arterial ROODWAY
ICO YEAR
Muter Street Plan — — • Conean — 500 YEAR
FreewamEspressway •••• IYswic Collector wawa LIMIT OF STUDY
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Feet
MOUNTAIN ST
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One Mile View
RIVENDELL
RM -241m 41
Overview
Legend
Subject Property
..._iii VAC04-1178
Streets
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Boundary
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Outside City
Master Street Plan
s�yFreeway/Expressway
••1!u, Principal Mena
484140 Minor Mena
♦ • Collector
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STAFF RE\S FORM - NON-FINANCIAL OBLIOTION
x AGENDA REQUEST
For the Fayetteville City Council Meeting of: October 19, 2004
FROM:
Dawn T. Warrick Planning CP&E
Name
Division Department
ACTION REQUIRED: Resolution approval.
SUMMARY EXPLANATION:
ADM 04-1257 was submitted by Steve Clark on behalf of Denele Campbell for property located north of
Center Street and south of Meadow Street. The request is to reclassify Gregg Street in this location from a
local street to a public alley.
STAFF RECOMMENDATION: Approval
!L /� % / , " I L (/tA.(it .1,.-/_'d. t7 1
Divas' s n Head D to
/e/t/oy
Date
City Atto i
Department Director
Finance & Internal Services Dir.
Date
,.9--5-cg
Date
Received in Mayor's Office
Cross Reference:
Previous Ord/Res#:
Datefg
Orig. Contract Date:
Orig. Contract Number:
New Item. Yes No
FAYETTEVILLE
THE CITY OF FAYETTEVILLE, ARKANSAS
City Clerk Division
DEPARTMENTAL CORRESPONDENCE
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113 West Mountain
Fayetteville, AR 72701
Telephone: (479) 575-8323
Fax: (479) 718-7695
city_clerk@cilayetteville.ar.us
To: Dawn Warrick
Planning Division
From: Clarice Buffalohead Pearman
City Clerk Division
Date: October 25, 2004
Re: Resolution No. 166-04
The City Council approved a resolution October 19, 2004 amending the Master Street
Plan reclassifying Gregg Avenue as an alley between Center and Meadow Streets. I
have attached a copy of that resolution.
If anything else is needed please let the clerk's office know. Thanks.
/cbp
attachments
cc* LaDawnya Cossey, Planning
John Goddard, IT
Scott Caldwell, IT
Clyde Randall, IT
Ed Connell, Engineering