HomeMy WebLinkAbout222-05 RESOLUTION•
RESOLUTION NO. 222-05
a
A RESOLUTION TO VARY THE RIGHT-OF-WAY
DEDICATION REQUIREMENT FOR 620 N. COLLEGE
AVENUE TO PROMOTE REDEVELOPMENT OF THIS
PROPERTY AND PREVENT UNDUE HARDSHIP TO THE
DEVELOPER
WHEREAS, pursuant to § 171.03 Street Improvements of the UDC,
development along a street not constructed to city's existing standards requires the
developer to "Dedicate sufficient right-of-way to bring that street into conformance with
the right-of-way requirements of the city's Master Street Plan, provided, the City Council
may vary the right-of-way dedication requirements imposed hereby in the event of undue
hardship"; and
WHEREAS, the City Council has determined that the developers of 620 N.
College Avenue would suffer undue hardship because they would not be able to remodel
the existing building which already encroaches on the 55 foot dedication requirements.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF FAYETTEVILLE, ARKANSAS:
Section I: That the City Council of the City of Fayetteville, Arkansas hereby
finds that the Master Street dedication requirements for 620 N. College Avenue would
impose an undue hardship for the owners seeking to renovate and enlarge their property
and therefore varies the dedication requirements along North College by reducing the
dedication requirements from 55 feet from N. College Avenue's centerline to 38 feet
from the centerline.
PASSED and APPROVED this 15th day of November, 2005.
ATTEST:
By:
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APPROVED:
By:
SODRA SMITH, City Clerk
A, //
4 DAN COODY, Mayor
City of Fayetteville •
Staff Review Form
City Council Agenda Items
or
Contracts
15 -Nov -05
City Council Meeting Date
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,PD -/d Lk hetr'on/
Jeremy Patei Planning Operations
Submitted By
Division Department
Action Required:
ADM 05-1794: Administrative Item (620 N. College Avenue): Submitted by Robert Sharp Architect, Inc., the applicant
requests to amend the Master Street Plan at 620 N. College Avenue to accommodate an existing structure and proposed
development. The applicant requests that the required right-of-way for College Avenue be modified from 55' right-of-way from
centerline to 30' right-of-way from centerline.
$0.00
Cost of this request
n/a
Account Number
n/a
Project Number
Budgeted Item
n/a
Category/Project Budget
n/a
Funds Used to Date
n/a
Remaining Balance
Budget Adjustment Attached
n/a
Program Category / Project Name
n/a
Program / Project Category Name
n/a
Fund Name
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Department D ector Date
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City Attorney 1
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Date
Finance and Internal Service Director
Mayor
Comments:
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Date
Previous Ordinance or Resolution # n/a
Original Contract Date:
Original Contract Number'
n/a
n/a
Received in Mayor's Office
•
City Council Meetin of November 15, 2005
Agenda Item Number
CITY COUNCIL AGENDA MEMO
To: Mayor and City Council
Thru: Gary Dumas, Director of Operations
From: Jeremy C. Pate, Director of Current Planning
Date: October 27, 2005
Subject: Master Street Plan Amendment for 620 N. College Avenue (ADM 05-1794)
RECOMMENDATION
Planning Staff recommends approval of a Master Street Plan amendment to reduce the
right-of-way on College Avenue from 55' to 30' from centerline at 620 N. College
Avenue to allow the renovation and additional construction of the existing structure on
the property.
BACKGROUND
On October 24th, the Planning Commission approved the requested Master Street Plan
amendment unanimously, following their previous recommendation to the City Council
to reclassify College Avenue from the Downtown Master Plan area to North Street, also
as recommended by Dover, Kohl & Associates. Additionally, the Board of Adjustment
approved a variance to allow the structure to be constructed to the Master Street Plan
right-of-way line. The existing building on this property, along with most of those along
College Avenue, encroach partially or totally into the Master Street Plan right-of-way,
which currently requires a total of 110 feet. In order to develop the Master Street Plan
cross-section in this manner, most of the buildings along College Avenue in this area
would require purchasing and demolition. It was with this in mind that the Planning
Commission and Board of Adjustment made their recommendations. Discussion
regarding the feasibility of future expansion of the street did occur at these meetings; the
Planning Commission ultimately found that the importance of encouraging projects to
continue in the manner recommended in the Downtown Master Plan policy adopted by
the City Council was essential, and that future street improvements could potentially
occur within the right-of-way currently existing. The Street Committee on October 25"'
forwarded this item to the full City Council for discussion without a formal
recommendation for or against the proposal.
DISCUSSION
The Planning Commission voted 8-0-0 in favor of this request on October 24, 2005.
BUDGET IMPACT
None.
• 0
RESOLUTION NO.
A RESOLUTION REDUCING IIIE RIGI OF WAY DEDICATION REQUIRED
FROM COLLEGE AVENUE CENTERLINE FROM 55 FEET TO 30 FEET
ACCOMODATING II1E EXISTING STRUCTURE AND PROPOSED
DEVELOPMENT FOR PROPERTY LOCATED AT 620 N. COLLEGE AVENIJF. AS
DESCRIBED IN ITEM ADM 05-1794.
\VIIEREAS, numerous existing structures are within the required Master Street Plan
right-of-way for College Avenue in this vicinity, including an existing structure on the
subject property That would have to be removed for redevelopment if required to comply
with the current Master Street Plan;
WHEREAS, the required Master Street Plan right-of-way for this portion of College
Avenue is no Ionizer necessary for road expansion;
WIIEREAS, considerable expansion of College Avenue in this vicinity would he of
great expense to the City to purchase properties and structures.
BE IT RESOLVED BY THE CITY COUNCIL. OF THE CITY OF
FAYETI'EVILLE, ARKANSAS:
Section I. That the City Council of the City of Fayetteville, Arkansas hereby
approves the herein mentioned change.
PASSED and APPROVED this
ATTEST:
By:
13y:
day of , 2005.
APPROVED:
DAN COODY, MAYOR
SONDRA SMITH, CITY CLERK
FAYETTEVIL LE
THE CITY OF FAYETTEVILLE ARKANSAS
Krr WILLIAMS, CITY ATTORNEY
DAVID WHITAKER, ASST. CITY ATTORNEY
DEPARTMENTAL CORRESPONDENCE
LEGAL DEPARTMENT
TO: City Council
CC: Jeremy Pate, Director of Current Planning
FROM: Kit Williams, City Attorney 626
DATE: October 28, 2005
RE• Variance in dedication requirements
In the past, the City Council has allowed a variance in dedication
requirements of the Master Street Plan "in the event of undue hardship"
pursuant to §171.30 of the Unified Development Code. I believe this is the
more proper procedure than the Planning Commission's proposed
amendment of the Master Street Plan itself for a single small portion of a
street.
• •
RESOLUTION NO.
A RESOLUTION TO VARY THE RIGHT-OF-WAY DEDICATION
REQUIREMENT FOR 620 N. COLLEGE AVENUE TO PROMOTE
REDEVELOPMENT OF THIS PROPERTY AND PREVENT UNDUE
HARDSHIP TO THE DEVELOPER
WHEREAS, pursuant to §171.03 Street Improvements of the UDC,
development along a street not constructed to city's existing standards requires the
developer to "Dedicate sufficient right-of-way to bring that street into conformance with
the right-of-way requirements of the city's Master Street Plan, provided, the City Council
may vary the right-of-way dedication requirements imposed hereby in the event of undue
hardship"; and
WHEREAS, the City Council has determined that the developers of 620 N.
College Avenue would suffer undue hardship because they would not be able to remodel
the existing building which already encroaches on the 55 foot dedication requirements.
NOW, THEREFORE, 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
finds that the Master Street dedication requirements for 620 N. College Avenue would
impose an undue hardship for the owners seeking to renovate and enlarge their property
and therefore varies the dedication requirements along North College by reducing the
dedication requirements from 55 feet from N. College Avenue's centerline to 38 feet
from the centerline.
PASSED and APPROVED this 151h day of November, 2005.
ATTEST.
By:
SONDRA SMITH, City Clerk
APPROVED:
By:
D9»
DAN COODY, Mayor
•
•
ARKANSAS
THE CI ry OF FAYETTEVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
•
PC Meeting of October 24, 2005
125 W. Mountain Si.
Fayetteville. AR 72701
Tclephonc:(479)575-8267
TO:
FROM:
TI -IRU:
DATE:
Fayetteville Planning Commission
Suzanne Morgan, Current Planner
Jeremy Pate, Director of Current Planning
October 20, 2005
AI)M 05-1794: Administrative Item (620 N. College Avenue): Submitted by
ROBERT SHARP ARCHITECT, INC., the applicant requests to amend the Master Street
Plan at 620 N. College Avenue to accommodate an existing structure and proposed
development. The applicant requests that the required right-of-way for College Avenue
be modified from 55' right-of-way from centerline to 30' right-of-way from centerline.
Planner: SUZANNE MORGAN
RECOMMENDATION: Staff recommends approval of the requested Master
Street Plan Amendment based on the findings included as part of this report.
PLANNING COMMISSION ACTION:
Date: October 24, 2005
CITY COUNCIL ACTION:
Date: November 15, 2005
Required YES
X Approved 9 Denied
H•ka, ► % A Suomi bi Alm
o4:j(-O-O
Required YES
❑ Approved ❑ Denied
Property Description: The subject property is located at 620 North College Avenue,
which is at the southeast corner of Rebecca Street and College Avenue. The property is
zoned C-2, Thoroughfare Commercial, and is surrounded by commercial, office, and
residential uses. There is currently an existing 13,270 square foot structure on this
property.
Surrounding Zonine and Uses:
Direction
Land Use
Zoning
North
Tattoo Parlor
C-2, Thoroughfare Commercial
C-2, Thoroughfare Commercial
South
Parking/Commercial
East
Ambulance/Emergency Services
R -O, Residential Office
West
Commercial/Restaurant Space
C-2, Thoroughfare Commercial
R -O, Residential Office
• •
Proposal: The applicant proposes to remodel and repair the existing structure into a two-
story building by adding additional area on the first floor and a second story, for a total
building area of 23,125 square feet. The structure is proposed to be utilized for a variety
of retail, restaurant, theater, and office uses. The existing structure is nonconforming, as
it encroaches within the required building setback and Master Street Plan right-of-way
setback adjacent to College Avenue. The applicant proposes to construct a new building
that extends 3' 11" further into the proposed Master Street Plan right-of-way than the
existing structure.
A variance to allow the existing and proposed structure to have a 0' setback and be
constructed to the existing Master Street Plan right-of-way was considered by the Board
of Adjustment on June 6, 2005. The Board of Adjustment approved the requested
variance from the zoning regulations set forth in Chapter 161 of the Unified Development
Code which require a 25' front building setback from the Master Street Plan right-of-
way.
Request: The request is to amend the Master Street Plan adjacent to the subject property.
College Avenue is designated a Principal Arterial street, which requires 55' right-of-way
from centerline. The applicant requests that the Master Street Plan be amended to a 30'
right-of-way dedication from centerline.
Ultimately, the applicant would like to build up to 38' 9" from the centerline of College
Avenue; a 16' 3" encroachment into the Master Street Plan right-of-way. There is an
existing 30' right-of-way from centerline of College Ave. It is the City Council's
discretion to approve a variance of the Master Street Plan Setback and allow
redevelopment and/or expansion of a structure within the Master Street Ilan right-of-way
setback.
No encroachments are proposed within the required building setback adjacent to Rebecca
Street.
Background: The City of Fayetteville hired Dover, Kohl and Associates in 2004 to
assist City Staff in drafting a Downtown Master Plan. Following an extensive and well
attended public process a Downtown Master Plan was adopted by the City with
recommended action items to implement the plan. The City has adopted the Downtown
Master Plan document, and the proposed amendments to the General Plan 2020: "Master
Street Plan — Street Classifications", is one step in changing the existing codes in order to
implement the vision that will guide future development downtown. The current Master
Street Plan chapter details street cross-sections that are more applicable to suburban types
of development. Streets in the downtown area are unique, and the emphasis of this
amendment is to enhance the inherent walkablity of the downtown arca.
Implementation of the Downtown Master Plan: City of Fayetteville staff has been
incrementally implementing the recommendations set forth in the Downtown Master
Plan. One phase of this implementation was Master Street Plan amendments to the
streets within the Downtown Master Plan. On August 08, 2005, the Planning
•
Commission recommended approval to amend the Master Street Plan and the General
Plan 2020 adopting the street classification system and cross sections as recommended by
the Downtown Master Plan, which included the reclassification of College Avenue to a
60' right-of-way. The City Council approved the recommended reclassifications to those
streets within the Downtown Master Plan, with the exception of College Avenue.
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SETBACK VARIANCE REQUEST
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Overview Legend Boundary Master Street Plan
Subject Property A -A Master Street Plan
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ADM 05-1794
620 N. College Avenue
Master Street Plan Amendment
E
October 13, 2005
Letter to the City Council
113 West Mountain Street
Fayetteville, Arkansas 72701
RE: MASTER STREET PLAN AMENDMENT REQUEST
620 COLLEGE AVENUE
t I c 1 1 T t 4 t 0
ROBERT SHARP. £' MITICT.w.
325 SOUTH SCHOOL AVE $11 m
F AY ETTE V ILLS
AR
PHON1a4f9.441-4119
FAX: 47 p.44 24711
R
Concerning the property located at 620 College Avenue, the office of Robert Sharp Architect Inc.
respectfully requests the city maintain its existing 60' right-of-way on College Avenue. This request will
be an amendment to the Master Street Plan which currently calls for a 110' right-of-way and a 50`
setback. A right-of-way of 110'along College Avenue would be antithetical to best practices of good
urban design and would run counter to the city's goals as set forth by the Dover Kohl Master Plan. The
broad principles of the Dover Kohl Master Plan were developed after extensive input from the citizens of
Fayetteville, and were adopted by the City Council.
We strongly feel that working to a 110' right of way is both completely unrealistic and undesirable. As
shown on the attached diagram, virtually every existing building along College Avenue in central
Fayetteville would have to be removed. Clearly, this is not a realistic option. Furthermore, the 110'
right-of-way, if carried out, would sacrifice streetscape and sidewalk improvements intended to promote
a safe and pleasant pedestrian environment that could serve as an extension of the city's green space. In
essence, the decision to increase the existing 60' right-of-way would seal College Avenue's fate as a
bypass that would displace consumers and revenue to outlying areas. The city should do everything in its
power to attract and sustain the attention of the public and commerce to the core of the city.
The Board of Adjustments
overwhelmingly
supported a reduced
setback along College Avenue in order
to facilitate this project.
An amendment
to the Master Street
Plan would allow us to transform an
eyesore into an attractive and viable location
for commerce.
Enclosed you will find supporting images that will graphically depict the consequences of the expansion.
We respectfully request that the City Council re-examine the implications of this expansion and grant our
requested amendment since it is absolutely critical to the current and future vitality of the city.
Thank you for your consideration.
Sincerely,
Robert Sharp. Architect
n
620 College Avenue 620 College Avenue
College Avenue with 110' dght-ot-may and 50' setback College Avenue with 60' C6ht-of-way and no setback
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620 North College:
Consequences of the 110' right —of way and 00
setback
Even the slightest modification to this structure of
this point in time will create significant
complications in its current development. The
manipulation of the current structure will demand
complete reconsideration.
620 College Avenue:
Consequences of the proposed
110' right—of—way and 50• setback
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From: Clarice Pearman
To: Pate, Jeremy
Date: 11/21105 4:24 PM
Subject: Res. 222-05
Jeremy,
Attached is a copy of the above resolution passed by City Council, November 15, 2005 regarding ADM 05-
1794, 620 N. College.
CC: Bell, Peggy; Deaton, Vicki