HomeMy WebLinkAbout117-06 RESOLUTION•
RESOLUTION NO. 117-06
A RESOLUTION TO APPROVE ADM 06-2152
AMENDING THE MASTER STREET PLAN,
REALIGNING RUPPLE ROAD, A PRINCIPAL
ARTERIAL, ALONG THE WELLSPRING PZD
BOUNDARY NORTH TO MOUNT COMFORT ROAD AS
DESCRIBED AND DEPICTED IN THE ATTACHED
MAPS
WHEREAS, the Wellspring Community Planned Development is improving Rupple
Road along its frontage as approved in R-PZD 05-1636, in the alignment that was presented
and approved in concept by the Planning commission and City Council; and
WHEREAS, the City's Street Committee has reviewed the proposed alignment,
which follows concept drawings prepared by the City Engineering staff for potential bond
program improvements; and
WHEREAS, the City Council finds that a realignment of Rupple Road to the west as
indicated in the attached maps maintains the integrity of the north -south Principal Arterial
connection while better utilizing existing rights-of-way.
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 amends
the Master Street Plan as indicated in Exhibit "A" attached hereto and made a part hereof.
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APPROVE Pw ATTEST: - ;FAYETTEVILLE:
PASSED and APPROVED this 6'h day ofJuly, 2006.
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By: L� _WAL By: �i�L � 1�'n�4/GTON G�`��`
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DAN COODY, Mayor 4 S NDRA SMITH, City Clerk
s, EXHIBIT "A"- WELLSPRING:
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Jeremy Pate
Submitted By
City of Fayetteville
Staff Review Form
City Council Agenda Items
or
Contracts
6 -Jul -06
City Council Meeting Date
Planning
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Operations
Division Department
Action Required:
ADM 06-2152: (Wellspring Rupple MSP Amendment): Submitted by Todd Jacobs for property located north of Wedington
and east of Rupple Road. The property is zoned R-PZD, Residential Planned Zoning District. The request is amend the
current Master Street Plan to reflect the approved PZD for this property, realigning a portion of Rupple Road to the west as
indicated in the attached maps.
N/A
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
PIPOksa 14L\
Dep ment tt'rector
City A orney
oc
Date
6- 16 -o6
Finan and Internal Service Dirt
ir or Date
Mayor
Comments:
4
Previous Ordinance or Resolution # n/a
Original Contract Date: n/a
Original Contract Number: n/a
Received in City Clerk's Office
ENTERED
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1
City Council Meeting of July 6, 2006
Agenda Item Number
CITY COUNCIL AGENDA MEMO
To: Mayor and City Council
Thru: Gary Dumas, Director of Operations
From: Jeremy Pate, Director of Current Planning`s
Date: June 15, 2006
Subject: Approval of a resolution to amend the Master Street Plan to realign Rupple
Road to the west (ADM 06-2152).
RECOMMENDATION
The Fayetteville Planning Commission and staff recommend approval of a resolution
amending the Master Street Plan to realign Rupple Road, a Principal Arterial, to the west
along the Wellspring Preliminary Plat northwestern boundary, north to Mount Comfort
Road.
BACKGROUND
The subject property is the site of the Wellspring Planned Zoning District (an approved,
but undeveloped mixed use development and subdivision, R-PZD 05-1636 and PPL 06-
2053) containing approximately 152 acres. The proposed realignment of Rupple Road
from its current alignment was favorably discussed by the City Council as part of the
original Wellspring PZD approval, however the Master Street Plan was not formally
amended at that time. Conditon of approval No. 12 of the PZD approved by the City
Council stated that "...further analysis [of the Rupple Road Master Street Plan
Amendment] take place for this important alignment and if needed, plans to be modified
and brought back before the City Council for a final determination of the Master Street
Plan amendment at the time of development.'
The first phase of the Wellspring development (PPL 06-2053) was approved by the
Planning Commission on June 12, 2006, creating 132 single-family lots, and creating
another 27 lots for future mixed use development and subdivision. The current Master
Street Plan indicates the alignment of Rupple Road shifting east and bisecting a portion
of the property. Recent concept designs'by staff for the transportation improvements to
this roadway have indicated a different scenario, also as proposed with PPL 06-2053.
The City's Bond Program also showed this alignment as proposed to the Street
Committee (see attached), which voted favorably on this alignment. This request is
consistent with staff's concept designs, and maintains the integrity of the north -south
arterial.
•
City Council Meeting of July 6, 2006
Agenda Item Number
DISCUSSION
This item was heard at the Planning Commission meeting of June 12, 2006 as part of the
Wellspring Preliminary Plat. The Planning Commission voted unanimously in favor of
the requested realignment included as Condition No. 3 for the preliminary plat. It was
also noted with the City Council approval of R-PZD 05-1636, in Condition No. 12.
BUDGET IMPACT
None.
RESOLUTION NO.
A RESOLUTION TO APPROVE ADM 06-2152 AMENDING
THE MASTER STREET PLAN, REALIGNING RUPPLE ROAD,
A PRINCIPAL ARTERIAL, ALONG THE WELLSPRING PZD
BOUNDARY NORTH TO MOUNT COMFORT ROAD AS
DESCRIBED AND DEPICTED IN THE ATTACHED MAPS
WHEREAS, the Wellspring Community Planned Development is improving Rupple Road
along its frontage as approved in R-PZD 05-1636, in the alignment that was presented and approved
in concept by the Planning commission and City Council; and
WHEREAS, the City's Street Committee has reviewed the proposed alignment, which
follows concept drawings prepared by the City Engineering staff for potential bond program
improvements; and
WHEREAS, the City Council finds that a realignment of Rupple Road to the west as
indicated in the attached maps maintains the integrity of the north -south Principal Arterial connection
while better utilizing existing rights-of-way.
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 amends the
Master Street Plan as indicated in Exhibit "A" attached hereto and made a part hereof.
PASSED and APPROVED this 6th day of July, 2006.
APPROVED: ATTEST�G_`
By: itix By:
DAN CO, Mayor SONDRA SMITH, City Clerk
Critical Path Design
1 h C 0 A.c, 0 4 A T CD
21 W. Mountain, Ste 121 38 Fayetteville, AR 73701 * Office: 479 527.0055 • Fax: 4795272798
April 12, 2006
Jeremy Pate
Director of Current Planning
City of Fayetteville
125 W. Mountain Street
Fayetteville, AR 72701
RE: WellSpring Master Street Plan Amendment
Dear Mr. Pate:
Critical Path Design formally requests a Master Street Plan amendment to Rupple Road
at the north end of WellSpring Community property
Our designed alignment of this section, which is based on the Street Bond Program
concept drawings and was recommended by staff in MDP R-PZD 05-1636 (Wellspring
Community) differs from the existing Master Street Plan alignment for Rupple Road.
In Tight of the recommendation by city staff and in light of the scenario envisioned by the
Street Bond Program concept drawings, we ask that said amendment be made Please
find, attached, an 8.5 x 11 exhibit showing the existing Master Street Plan alignment
along with the proposed alignment, based on the Street Bond Program concept drawings.
Please contact me with any questions or concerns.
Thank you
Todd Jacobs
Project Manager
Critical Path Design, Inc
466-8115 Cell Phone
527-2798 Fax Number
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f-Plb OT- I&312 Wdlspt : cordn;or1 of Approval
traffic signal at Wedington Drive and Rupple Road, at the cost of the
developer.
• Re-evaluation of the "frontage drive" and entries onto Rupple Road to
create acceptable traffic operations. The traffic study indicates the
proposed interior frontage road and intersections with Rupple need to be
. evaluated in detail, a statement with which staff agrees. Sight distance,
curb cut proximity, stacking distance, alignment with approved streets
across Rupple Road and relationship to the pedestrian movement along
Rupple Road will all be examined in detail at the time of development.
• Limitation of all access to Rupple Road and Wedington Drive to streets
' only, and no individual curb cuts shall be permitted.
• Coordination with city staff to determine the appropriate lane geometry
that is consistent with the desired traffic movement along Rupple Road.
• Other improvements as deemed necessary, based on -traffic generation,
phasing and other applicable criteria..
12. City Council consideration of a Master Street Plan amendment to move Rupple Road
west of its planned location. The current Master Street Plan indicates the alignment of
Rupple Road shifting east and bisecting a portion of the subject property. Recent
concept designs prepared by stafffor the transportation improvement/street bond
program have indicated a different scenario (see attached), which is utili7od with the
Wellspring proposal. Staff recommends that further analyse take place for this
important alignment and if needed plans to be modified and brought back before the
City Council for a final determination' of the Master Street Plan amendment at the time
ofdevelopment
13.- A Tree Preservation Plan shad be prepared at the time of development for each -
Planning Area All development proposals shall meet the Tree Preservation and
Protection Ordinance. •
14. All development shall. meet applicable building codes and other ordinances of the City
of Fayetteville.
•• 15. Prior to City Council consideration,. the applicant shall modify the project booklet and
Master Development Plan to reflect any revisions or discrepancies therein, as identified
by staff and the Planning Commission. The following have been identified to be
revised in the current submittal:
• Add Use Unit #1 to PA -2
. • Add Use Unit #10 to PA -4
• Correct the discrepancy of acreage in PA -5
• Remove Use Unit #25 from the CUP in PA -6
• Revise the dwelling unit number on Page 5 of the project booklet
• Include the "Dwellings shall not turn a rear facade..." statement inPA-5 -
• Revise the Intensity numbers in PA -6 •
• Comet the UDC reference under 1. Screening/Landscaping in the booklet
• Revise the Land Use Table to correctly reflect accurate numbers
K:Weporis110061PCRepnrts1o1-23-06111DPR4:7D 05-1636(Wdbpring Cormnn.R&.Eoc
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ARKANSAS •
IHE CITY OF FAYETTEVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
PC Meeting of June 12, 2006
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
TO: Fayetteville Planning Commission
FROM: Andrew Garner, Senior Planner
Matt Casey, Assistant City Engineer
THRU: Jeremy Pate, Director of Current Planning
DATE: May 3._� 1 Updated June 13, 2006
PPL 06-2053: Preliminary Plat (WELLSPRING, 400): Submitted by CRITICAL PATH
DESIGN for property located NORTHEAST OF RUPPLE ROAD AND WEDINGTON DRIVE
The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT 05-1636 and
contains approximately 152.23 acres. The request is for a subdivision with 159 lots containing
132 single-family lots in this phase of development.
Property Owner: BARBER GROUP
Planner: ANDREW GARNER
Findings:
Background: This property was rezoned from RSF-1, Single -Family One Units Per Acre and R-
A, Residential -Agricultural to Residential Planned Zoning District (R-PZD) 05-1636, Wellspring
on March 7, 2006. The approved R-PZD zoning criteria allows for a mixed use residential
development in seven Planning Areas, each with its own unique permitted an conditional uses,
building setbacks, lot width and area, density, intensity of nonresidential space, maximum
number of dwelling units, phasing density, intensity of nonresidential space, maximum number
of dwelling units, and phasing for construction. The approved zoning allows for a total of 1,175
dwelling units for the site, a maximum of 548,000 square feet of nonresidential space.
Approximately 40 acres (26% of the site) has been designated for city parks, community
greenspace, trail systems and/or tree preservation and undisturbed areas. The development is
centered on a pedestrian -friendly, traditional urban design approach utilizing a mixture of uses in
the same area, while providing for a variety of home styles and types.
Property: The subject property contains 152.23 acres. The property is located on the north side
of Wedington Drive and east of Rupple Road, with frontage on both of those streets. The
property is undeveloped, with primarily agricultural pasture land. Thereare large groupings of
high priority/significant trees located in areas on the site, but a majority of the property exists in
pasture, with a few remaining single family homes. A creek enters the property from the east
and travels north to Hamestring Creek. Bryce Davis Park is located directly adjacent to the east,
as well as some single family subdivisions and multi -family development. To the north is
undeveloped farmland. Surrounding land use and zoning are listed in Table 1.
K:1Reporis120061PC Reports106-12-061PPL 06-2053 (Wellspringl.doc
Table 1
Surrounding Land Use and Zonin
Proposal: The applicant requests preliminary plat approval to subdivide the property into 159
lots as the first phase of this Master Development Plan. This request would subdivide the
approved Planning Area PA -1 (Garden Homes) into 132 single-family lots as allowed under the
R-PZD zoning. Additionally, this preliminary plat would create lot lines for separate parcels in
the other six Planning Areas with a variety of uses as allowed in the zoning criteria, and with a
lotlayout consistent with the approved Master Development Plan. The breakdown of lot
numbers and uses is depicted in Table 2.
Table 2
Wellspring Preliminary Plat 06-2053
Lot Number(s)
Direction
Land Use
Single-family detached
Zoning
North
Largely agricultural
RSF-1, RSF-4, R -A
South
Commercial strip center, mini -storage
C-2, R -A
East
Single family, multi -family homes
RSF-4, R -O, C-1
West
Developing subdivisions and single family homes
RSF-4, RSF-1
Proposal: The applicant requests preliminary plat approval to subdivide the property into 159
lots as the first phase of this Master Development Plan. This request would subdivide the
approved Planning Area PA -1 (Garden Homes) into 132 single-family lots as allowed under the
R-PZD zoning. Additionally, this preliminary plat would create lot lines for separate parcels in
the other six Planning Areas with a variety of uses as allowed in the zoning criteria, and with a
lotlayout consistent with the approved Master Development Plan. The breakdown of lot
numbers and uses is depicted in Table 2.
Table 2
Wellspring Preliminary Plat 06-2053
Lot Number(s)
Use
1-132
Single-family detached
133-136
Pedestrian walkways
137-139
Tree preservation
140
Trail
141-142
Tree preservation
143
Townhomes
144
Common area
145
Community center
146
Townhomes
147
Condominiums
148-155
Mixed use
156
Trail
157
Park
158
Tree preservation
159
Market district
Zoning Criteria Minor Modification: The applicant has obtained administrative approval from
the Zoning and Development Administrator to amend the lot size and width for several lots
within Planning Area 1 (PA -1 Garden Homes). This modification falls within the 20% change to
the originally -approved minimum lot size by the Planning Zoning District ordinance. The
applicant has decreased the lot area of 20 lots (lot numbers 2-4, 6-9, 10-13, 14-16, and 88-91)
below the originally approved 6,000 square feet. The smallest lot area is now 5,150 square feet.
The applicant has also decreased the lot width of 9 lots (lot numbers 2-4, 7-8, 11-12, 15-16)
below the originally approved 50 feet. The narrowest lot width is now 47.84 feet. The Zoning
and Development Administrator is responsible for reviewing revisions that fall within the minor
modification criteria.
Water and Sewer: Water and sewer are available to the site and will be extended into the
development. The site is located in the Owl Creek/Hamestrtng Creek basin that has wastewater
K:IReports120061PC Reports -106-12-061M 06-2053 (Ne!&pring).doc
capacity concerns. A guarantee (letter of credit, bond, or cash) in an amount to be determined by
City engineering staff based on the square footage of the nonresidential use and number of
residential dwelling units is required to be paid to the City prior to issuance of a building permit
or recordation of a final plat.
Adjacent Master Street Plan Streets: Rupple Road (Principal Arterial), Wedington Drive
(Principal Arterial).
Access: Access to the site is provided from Rupple Road and Wedington Drive (State Highway
16).. There is also a stub -out to the property from a subdivision to the northeast that will be
connected with this preliminary plat. Access points are to be by way of public streets into the
development, which will become primary entrances into the Wellspring Community in two
locations, one on Wedington Drive and one on Rupple Road. There are also two other proposed
entrances onto Rupple Road in the 0.7 miles of frontage, with the potential for traffic
signalization at two entrances on Rupple Road, and at the project's entrance onto Wedington
Drive, subject to city approval. The developer will be responsible for significant improvements
to Rupple Road and signalization as permitted to be at the cost of the developer, based on the
traffic generated by this development.
The applicant requests a Master Street Plan Amendment to Rupple Road from its current
alignment at the north end of the site. The current Master Street Plan indicates the alignment of
Rupple Road shifting east and bisecting a portion of the property. Recent concept designs by
staff for the transportation improvements to this roadway have indicated a different scenario, as
proposed with this preliminary plat. Planning Commission and City Council approval of the
requested Master Street Plan Amendment are included as a condition of approval for this project.
Interior to the project, public and private streets are proposed. The applicant is requesting several
street design waivers many of which were discussed and expected when original PZD was
approved. Planning Commission approval of these waivers is included as a condition of
approval. Please reference the attached correspondence and waiver justifications from the
applicant within the staff report.
Pedestrian circulation has also been addressed, with both sidewalks along streets and trails that
connect the various planning areas. A trail is proposed to be constructed from Bryce Davis Park
north along the existing creek to eventually connect to Hamstring Creek Trail. Both of these
corridors are identified in the Fayetteville Alternative Trails and Transportation Plan as planned
trails. A trail corridor encompassing 1.62 acres will be dedicated with this development,
allowing this trail connection to be realized.
Right-of-way to be dedicated: 55' from centerline right-of-way along the project's Rupple Road
and Wedington Drive frontages. Dedication by warranty deed is required along Wedington
Drive as it is a State Highway (Hwy. 16), dedication of right-of-way for interior streets.
K-IRepor:s120061PC Reports106-/2-061PPL 06-2053 (Wellspring).doc
Connectivity: A conceptual proposed street layout was approved by the Planning Commission
and City Council with the re -zoning of this property. Three points of access are provided to the
west on Rupple Road. The existing street stub -out in the subdivision to the east will be
connected to this development and pedestrian and park connection will be provided to the east
The property would access Wedington Drive in the southeast comer of the property. Staff
recommends in favor of the proposed street connectivity.
Tree Preservation: Existing: 28%
Preserved: 23%
Required: 25%; Mitigation is required in the amount of 37 two-inch
caliper trees.
Parks:
• Park Recreation Advisory Board voted to accept a land dedication to meet the
requirements of the Planned Zoning District on May 2"d 2006. The developer has
provided park land in the amount of 20.67 acres.
• The parkland dedication requirement for this phase of development is 3.096 acres.
• Park Staff is working with the developer to address drainage issues onto the park land
from the development. Details of the drainage structures must be reviewed and approved
by Park Staff prior to signing final plat.
• A deed for the park land is due before signing final plat for Wellspring.
• A trail corridor encompasses 2.074 acres of the 20.67 acre dedication. This trail corridor
is meeting the requirement of another development in the NW quadrant, "The Arbors at
Springwoods" and will be viewed as a separate dedication.
Subdivision Committee Discussion: The Subdivision Committee expressed concern regarding
some of the street design waiver requests, and fire department input was requested. The fire
department reviewed the waiver requests and does not have concern with the waiver request for a
15' curb radii given that they will be driving emergency response vehicles slowly through the
residential areas where the waivers are requested. The fire department did comment that they
need a wider area to be able to swing a large truck around the curves, and request that the no
parking zones adjacent to the intersections be increased from 30 feet to 40 feet. The fire
department also commented that all round -a -bouts need to have 20 feet clear of paved driving
surface around the entire path. This could be accomplished by striping the street at 16 feet with a
4 -foot bicycle lane.
K:IReports120061PC Reports106-12-061PPL 06-2053 (Wellspringl.doc
Recommendation: Staff recommends approval of PPL 06-2053 with the following conditions:
Conditions of Approval:
1. Planning Commission determination of street connectivity. A conceptual proposed street
layout was approved by the Planning Commission and City Council with the re -zoning of
this property. Three points of access are provided to the west on Rupple Road. The
existing street stub -out in the subdivision to the east will be connected to this
development and pedestrian and park connection will be provided to the east. The
property would access Wedington Drive in the southeast corner of the property. Staff
recommends in favor of the proposed street connectivity. Further connectivity will occur
with development of the larger tracts.
PLANNING COMMISSION DETERMINED IN FAVOR OF THIS CONDITION (06-12-06).
SUBDIVISION COMMITTEE DETERMINED IN FAVOR OF THIS CONDITION (06-01-06).
2. Planning Commission determination of street improvements.
a. Staff recommends a partial assessment in the amount of $13,902.91 be paid to the
City for the phased cost of three new traffic signals proportional to the traffic
generated from Phase 1 of this development. These signals would be located at
the project's two southern entrances onto Rupple Road and the project's entrance
onto Wedington Drive.
b. Staff recommends 'constructing the eastern half of the Rupple Road boulevard
street section along the project's frontage and connecting with Wedington Drive.
This requires two travel lanes and half of a boulevard (28 feet in width), six foot
sidewalks, street lights, and associated drainage. Street improvements will
continue south to intersect with Wedington Drive, providing turn lanes at the
intersection
c. An assessment shall be paid in the amount of $117,509.45 to continue a 28' street
section from the northernmost entrance onto Rupple Road north to the northern
property line. Actual construction will consist of the street tapering to tie in with
the existing Rupple Road to the north.
PLANNING COMMISSION DETERMINED IN FAVOR OF THIS CONDITION (06-12-06).
SUBDIVISION COMMITTEE DETERMINED IN FAVOR OF THIS CONDITION (06-01-06).
3. Planning Commission determination of a recommendation to the City Council for a
Master Street Plan Amendment to Rupple Road. The applicant requests a Master Street
Plan Amendment to Rupple Road at the north end of the site from its current alignment.
The current Master Street Plan indicates the alignment of Rupple Road shifting east and
bisecting a portion of the property. Recent concept designs by staff for the transportation
improvements to Rupple Road have indicated a different scenario, as proposed with this
preliminary plat. Staff therefore recommends in favor of the requested Master Street
Plan alignment finding that it is consistent with the City's overall plan for traffic and
circulation on this principal arterial.
PLANNING COMMISSION DETERMINED IN FAVOR OF THIS CONDITION (06-12-06).
SUBDIVISION COMMITTEE DETERMINED IN FAVOR OF THIS CONDITION (06-01-06).
K..IReportst20061PC Reportst06-12-061PPL 06-2053 (Wellspring).doc
4. Planning Commission determination of waivers for street design.
a. Street width waivers. Street cross sections differing from those in the Master
Street Plan were discussed and approved by the Planning Commission and City
Council as part of the approval of R-PZD 05-1636. These street cross sections are
depicted in a letter and attachments dated April 12, 2006 provided by the
applicant. Staff recommends in favor of a waiver to construct the street cross
sections as requested. Staff will review detailed construction plans at the time of
development.
PLANNING COMMISSION DETERMINED IN FAVOR OF THIS CONDITION (06-12-06).
b. Construct a horizontal curve with a radius less than 150' This occurs at the one-
way looped turn around in northeast corner of the site in place of a cul-de-sac.
Stafffinds in favor of this waiver request.
PLANNING COMMISSION DETERMINED IN FAVOR OF THIS CONDITION (06-12-06).
c. Build street cross section with no curb or sidewalk. Staff does not find
justification for the absence of curb, gutter, and sidewalk for lots 110-120 as
requested.
PLANNING COMMISSION DETERMINED THAT THIS STREET SECTION SHALL BE
CONSTRUCTED WITH A SIDEWALK, WITHOUT CURB AND GUTTER. THE ABSENCE OF
CURB AND GUTTER IS SUBJECT TO THE CITY ENGINEERING DIVISION'S APPROVAL OF
ADEQUATE DRAINAGE OF THIS STREET SECTION (06-12-06).
d. Exceed 4% grade within 100' of an intersection. This occurs in one instance for
the intersection directly northwest of the pond in the northeastern portion of the
site on the street east of lots 92 and 93. Stafffinds in favor of this waiver request.
PLANNING COMMISSION DETERMINED IN FAVOR OF THIS CONDITION (06-12-06).
e. Construct curb radii of 15' on residential street intersections. Staff does not
recommend in favor of the curb radii of 151 Finding that 15' curb radii on the
more narrow streets proposed do not allow for adequate vehicular turning
movements. Should the Planning Commission find in favor of this request, the
fire department recommends the following:
All on -street parking shall be located a minimum of 40 feet from an
intersection.
PLANNING COMMISSION DETERMINED IN FAVOR OF A WAIVER TO ALLOW A 20' CURB
RADIUS ON THE STREET INTERSECTIONS REQUESTED FOR A 15' RADIUS, WITH THE
'CONDITION AS REQUESTED BY THE FIRE DEPARTMENT (06-12-06).
f. Allow on street parking on one side of proposed 22' street cross section. Staff
recommends in favor of this request.
PLANNING COMMISSION DETERMINED IN FAVOR OF THIS CONDITION (06-12-06).
SUBDIVISION COMMITTEE DID NOT PROVIDE A RECOMMENDATION FOR THESE STREET
DESIGN WAIVER REQUESTS (06-01-06).
The zoning criteria on the final plat shall reflect the approved minor modification for lot
size in Planning Area 1 (PA- I Garden Homes) for those lots approved. Lots approved for
reduced lot area include lots 2-4, 6-9, 10-13, 14-16, and 88-91, and for reduced lot width
K:IReportsl20061PC Reports106-12-061PPL 06-2053 (Wellspring3doc
3
include lots 2-4, 7-8, 11-12, and 15-16. All other lots shall meet the minimum zoning
criteria established with R-PZD 05-1636.
In order to address City Fire Department concerns, the following issues shall be
addressed:
a. The round -a -bouts shall be modified to provide a minimum of 20 feet clear of
paved driving surface for emergency vehicles.
b. The applicant shall coordinate the design of the boulevard at the entry off of
Wedington Drive to the satisfaction of the fire department, potentially shifting the
median back from the intersection to allow better access when turning large
emergency vehicles into the development.
7. All access to Rupple Road and Wedington Drive shall be limited to public streets only,
no individual curb cuts. This note shall be included on the final plat.
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8. Lots that are not accessed off of alleys shall be accessed off of shared curb cuts to reduce
the proliferation of curb cuts for the requested narrow lots. This note shall be included on
the final plat.
9. The applicant shall submit a guarantee (letter of credit, bond, or cash) in an amount to be
determined by City Engineering staff based on the nonresidential square footage of the
building, or number of residential dwelling units ($1,000 per single-family dwelling)
prior to the building permit for contributions to an interim solution to wastewater
capacity concerns in the Owl Creek/Hamestring Creek basin, if the improvement is
required.
10. All existing structures and driveways not incorporated into the subdivision shall be
removed and the areas revegetated where necessary prior to recordation of the final plat.
11. Right-of-way dedication in the amount of 55' from centerline right-of-way along the
project's Rupple Road and Wedington Drive frontages. Dedication by warranty deed is
required along Wedington Drive as it is a State Highway (Hwy. 16). Dimension 55' from
centerline right-of-way along Wedington Drive and Rupple Road. Right-of-way
dedication for internal public streets in the amounts dimensioned on the preliminary plat.
12. This preliminary plat is subject to the Master Development Plan, Statement of
Commitments and Architectural Standards, zoning criteria, and other conditions of
approval of R-PZD 05-1636.
13. Addresses are required to be depicted on the final plat.
14. Residences and other structures in this subdivision shall be constructed in accordance
with the architectural standards and concepts approved as part of R-PZD 05-1636 and
will be reviewed prior to issuance of a building permit. This note shall be included on the
final plat.
K:IReportr120061PC Reporls106-12-061PPL 06-2053 (We!tspring).doc
15. All commercial development is subject to review at the time of development in
compliance with commercial design standards, and the zoning criteria and architectural
design standards and concepts of R-PZD 05-1636.
16. The applicant shall complete the following parkland dedication requirements:
• Park Staff is working with the developer to address drainage issues
onto the park land from the development. Details of the drainage
structures must be reviewed and approved by Park Staff prior to
signing final plat.
• A deed for the 20.67 acre park land is due before signing final plat.
A trail corridor of 2.074 acres is included in that dedication. This
trail corridor is meeting the requirement of another development in
the northwest quadrant, "The Arbors at Springwoods" and will be
viewed as a separate dedication.
17. Street lights shall be installed or guaranteed with a maximum separation of 300 feet along
public streets prior to final plat.
18. Subdivision area signage shall be permitted in accordance with applicable city codes.
19. See additional comments,. revision and notes from staff reports within this packet, all of
which shall be addressed as appropriate prior to final plat.
Tree Preservation Conditions:
20. Staff recommends planting the required 37 (2) inch caliper mitigation trees within the
Tree Preservation Areas that will be established with Phase I. Several of the areas have
spaces that could use additional canopy plus the trees would be located within a protected
area.
21. As each additional lot develops, a full Tree Preservation Plan will be required. Each
individual lot will have to preserve and mitigate for the trees found within their
properties.
22. Mitigation is required with this development. The applicant has requested andbeen.
approved to utilize the Residential On -Site Mitigation Option. At time of Final Plat a
Mitigation Planting Plan will have to be submitted to the Urban Forester for review and
approval.
23. Please locate all Mitigation Trees outside of utility easements and within areas that will
not be affected by future developments. Staff would recommend removing the trees on
the south side of Rondure Road South so they are not disturbed by the future
development of Lot 146 and possible relocating them along the right of way adjacent to
the Parkland.
K:IReports120061PC Repons106-12-061PPL 06-2053 (Wellspringl.doc
Standard Conditions of Approval:
24. 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)
25. 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.
26. All overhead electric lines under 12Kv shall be relocated underground. All proposed
utilities shall be located underground.
27. All street names shall be approved by the 911 coordinator.
28. Preliminary Plat approval shall be valid for one calendar year.
29. All new exterior lighting shall be subject to the City's Lighting Ordinance and will be
reviewed for compliance at the time of building permit.
Additional conditions:
30.
31.
32.
Planning Commission Action. X Approved Denied
Motion: Clark
Second: Lack
Vote: 6-0-0
Meeting Date: June 12; 2006
Comments:
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.'IRepor+s110061PC Reportst06-11-061PPL 06-2053 (Wellspring).doc
ORDINANCE NO. 4841
AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED
ZONING DISTRICT TITLED R-PZD 05-1636, WELLSPRING,
LOCATED AT RUPPLE ROAD AND WEDINGTON DRIVE,
CONTAINING APPROXIMATELY 152.2 ACRES; AMENDING
THE OFFICIAL ZONING MAP OF THE CITY OF
FAYETTEVILLE; AND ADOPTING THE ASSOCIATED
MASTER DEVELOPMENT PLAN
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,
ARKANSAS -
Section 1.: That the zone classification of the following described property is hereby
changed as follows:
From RSF-1, Residential Single Family, 1 unit per acre and
R -A, Residential Agricultural, to R-PZD 05-1636 as shown in
Exhibit "A" attached hereto and made a part hereof.
Section 2: That the change in zoning classification is based upon the. approved master
development plan, development standards, statement of commitments and conditions of approval as
submitted, determined appropriate and approved by the City Council.
Section 3: That this ordinance shall take effect and be in full force at such time as all of the
requirements of the master development plan have been met.
Section 4: That the official zoning map of the City of Fayetteville, Arkansas, is hereby
amended to reflect the zoning change provided in Section 1 above.
PASSED and APPROVED 7* day of March, 2006.
APPROVED:
By:
N COODY, Mayor
ATTEST:
By: may,
SONDRA SMITH, City Clerk
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ARKANSAS
THE CITY OF FAYETTEVILLE, ARKANSAS
PC Meeting of February 13, 2006
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Jeremy Pate, Director of Current Planning
DATE: February 06, 2006
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
•
MDP R-PZD 05-1636: Residential Planned Zoning District (Wellspring Community):
Submitted by CRITICAL PATH DESIGN for property located at RUPPLE ROAD AND
WEDINGTON DRIVE The property is zoned RSF-1, SINGLE FAMILY - 1 UNITS/ACRE
and R -A, RESIDENTIAL AGRICULTURAL and contains approximately 152.2 acres. The
request is to approve a Master Development Plan — Residential Planned Zoning District for a
new mixed-use community containing residential, office, commercial and open space.
Property Owner: SBC Investments, LLC Planner: Jeremy Pate
Findings:
Property Description: The property consists of several parcels totaling 152.2 acres that is
currently undeveloped, with primarily agricultural pasture land. The property fronts
approximately 0.7 miles of Rupple Road between Wedington and Mt. Comfort and a small
portion along Wedington. There are large groupings of high priority/significant trees located in
areas on the site, but a majority of the property exists in pasture, with a few remaining single
family homes located upon it. It is currently zoned RSF-1 and R -A; much of the property was
part of the island annexation that occurred in 2004, allowing for development within the city
limits. There is a fault line that runs east -west through the center of the property, and a creek that
enters from the east and travels north to Hamestring. Bryce Davis Park is located directly
adjacent to the east, as well as some single family subdivisions and multi -family development.
To the north is undeveloped farmland. The Master Street Plan calls for Rupple Road to vary
from its current location just off of the northwest comer of the site in a new alignment, in order
to align with Rupple Road north of Mt. Comfort.
Surrounding Land Use/Zoning:
Direction
Land Use
Zoning
North
Largely agricultural
RSF-1, RSF=4, R -A
South
Commercial strip center, ministorage
C-2, R -A
East
Single family, multi -family homes
RSF-4, R -O, C-1
West
Developing subdivisions and s.f. homes
RSF-4, RSF-1
K:1 Reporn120061PC Reporls102-13-061MDP R-PZD 05-1636 (Wellspring Community).doc