Loading...
HomeMy WebLinkAbout14-06 RESOLUTIONRESOLUTION NO. 14-06 A RESOLUTION ADM 06-1899 AMENDING THE MASTER STREET PLAN, REALIGNING THE PLANNED COLLECTOR STREETS GYPSUM ROAD AND RAVEN LANE THAT CURRENTLY TRAVERSE THROUGH CRYSTAL SPRINGS SUBDIVISION PHASE I TO NORTH OF THE CURRENT ALIGNMENT WITHIN THE APPROVED ROCKHAVEN SUBDIVISION AS INDICATED IN 'THE ATTACHED MAPS. WHEREAS, the existing alignment of the east•west collector street that currently is adopted as Gypsum Road through Crystal Springs Subdivision Phase I and Raven Lane, a north -south collector street in the same vicinity, are necessary collector streets accommodating ,traffic movement in the area; and WHEREAS, the proposed alignment, in coordination with an adjacent developer, would create less disturbance to existing neighborhoods platted and developed prior to the adoption of the Master Street Plan in this area; and WHEREAS, the realignment maintains the integrity and purpose of the Master Street Plan, providing the necessary east -west and north -south street connections; 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. Section 2. That the existing Gypsum Road within Crystal Springs Subdivision, Phase I, is reclassified as a Local Street on the Master Street Plan. PASSED and APPROVED this 17th day of January, 2006. .....K/TR1 ..,,, �,Gvr.,...,e9SG,e �,: •0 0;� pa -Vu e :FAYETTEVILLE: 5� % y 'sil:c9kANSP.' �1 ATTEST: �'%,;S/NGTGrJ° ON cBy. �n a-) S NDRA SMITH, City APPROVED: By DA COODY, Mayor i A tiimIrS p_meit@ ?it Jeremy Patel\ C45p Submitted By City of Fayetteville Staff Review Form City Council Agenda Items or Contracts 17 -Jan -06 City Council Meeting Date Planning Division Action Required: Operations Department ADM 06-1899 Administrative Item: (Gypsum Road Realignment): Submitted by Charlie Sloan for property recently annexed into the City of Fayetteville (Zaccanti) located east of Salem Road and Crystal Springs S/D, amending the Master Street Plan to realign Gypsum Drive and Raven Lane on the subject property. $0.00 Cost of this request n/a Account Number n/a Project Number Budgeted item n/a Category/Protect 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 (2.2G•ns epartment irectpr Date Cittorney Finance and Internal Service Director Mayor Comments: It -Se -os 12.4/1 D e /06 Date Previous Ordinance or Resolution # Original Contract Date: Original Contract Number: n/a n/a n/a City Council Meeting of January 17, 2006 Agenda Item Number CITY COUNCIL AGENDA MEMO To: Mayor and City Council Thru: Gary Dumas, Director of Operations Tim Conklin, Planning and Development Management Director From: Jeremy Pate, Director of Current Planning Date: December 28, 2005 Subject: Approval of a resolution to amend the Master Street Plan to realign the Gypsum Road Collector status and Raven Lane Collector Street to the north (ADM 06- 1899). RECOMMENDATION The Fayetteville Street Committee and staff recommend approval of a resolution amending the Master Street Plan to reclassify the collector status of Gypsum Road within Crystal Springs Ph. I to a Local Street, realigning the east -west collector street to the north through the undeveloped Rockhaven Subdivision, and adjusting the Raven Lane curve to the north. BACKGROUND The subject property is the site of the Crystal Springs S/D, Phase I, (a developed subdivision), Rockhaven Subdivision (an approved, but undeveloped subdivision) and the property recently annexed as the Zaccanti property, containing approximately 60 acres intended for development of single family residential dwelling units. The applicant requested the Street Committee to hear a Master Street Plan amendment for the subject property, in response to neighborhood concerns expressed at the annexation and zoning hearings. The Crystal Springs neighborhood currently has an adopted Collector Street (Gypsum Road) that traverses east -west through the property. The actual street and right- of-way was developed prior to the adoption of the current Master Street Plan, and exists on the ground as a Local Street. With future development to the east, the neighborhood has expressed concern regarding this Collector Street being located within an established neighborhood. A developer of ten acres to the north of this subdivision (Rockhaven) has agreed to allow for the Collector Street status to be applied to the east -west street in this subdivision, based on the City Council's decision regarding this matter. The request is to downgrade Gypsum Drive through Crystal Springs S/D to a Local Street, realign the Collector Street north through Rockhaven Subdivision, thereby creating the east -west connection. Additionally, an adjustment to the alignment of Raven Lane, north -south Collector, is requested. This request essentially makes the Gypsum Drive connection within Rockhaven feasible for all parties, and maintains the integrity of the north -south connection. City Council Meeting of January 17, 2006 Agenda Item Number DISCUSSION This item was heard at the Street Committee meeting of December 20, 2005, at which the four members voted to forward this item to the City Council with a recommendation of approval. The item is scheduled to be heard at the Planning Commission meeting of' January 09, 2006. BUDGET IMPACT None. RESOLUTION NO. A RESOLUTION ADM 06-1899 AMENDING THE MASTER STREET PLAN, REALIGNING THE PLANNED COLLECTOR STREETS GYPSUM ROAD AND RAVEN LANE THAT CURRENTLY TRAVERSE THROUGH CRYSTAL SPRINGS SUBDIVISION PHASE I TO NORTH OF THE CURRENT ALIGNMENT WITHIN THE APPROVED ROCKHAVEN SUBDIVISION AS INDICATED IN THE ATTACHED MAPS. WHEREAS, the existing alignment of the east -west collector street that currently is adopted as Gypsum Road through Crystal Springs Subdivision Phase] and Raven Lane, a north -south collector street in the same vicinity, are necessary collector streets accommodating traffic movement in the area; and WHEREAS, the proposed alignment, in coordination with an adjacent developer, would create Tess disturbance to existing neighborhoods platted and developed prior to the adoption of the Master Street Plan in this area; and WHEREAS, the realignment maintains the integrity and purpose of the Master Street Plan, providing the necessary east -west and north -south street connections; BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS• Section 1. Tharthe City Council of the City of Fayetteville. Arkansas, hereby approves the herein above mentioned change. Section 2. That the existing Gypsum Road within Crystal Springs Subdivision, Phase 1, is reclassified as a Local Street on the Master Street Plan. PASSED and APPROVED this day of January, 2006. ATTEST: By: By: APPROVED: DAN COODY, MAYOR SONDRA SMITH, CITY CLERK Witted/tle ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE PC Meeting of November 28, 2005 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 TO: Fayetteville Planning Commission FROM: Suzanne Morgan, Current Planner Brent O'Neal, Staff Engineer THRU: Jeremy Pate, Director of Current Planning DATE• November 21, 2005 PPL 05-1740: Preliminary Plat (ROCKIIAVEN, 245): Submitted by STEADFAST, INC. for property located at THE NORTH BOUNDARY OF CRYSTAL SPRINGS, PHSE I. The property is zoned RSF-4, Residential Single Family and contains approximately 10.00 acres. The request is to approve the preliminary plat of a residential subdivision with 31 single family lots proposed. Property Owner. IRA ZAKARIADZE/OLIKA INVESTMENTS Planner: SUZANNE MORGAN Findings: Property & Proposal: The subject property contains approximately 10 acres located east of Salem Road. The property is zoned RSF-4 and is located north of Crystal Springs, Phase 1, The applicant proposes to create a residential subdivision with 31 single family lots. Background: The requested preliminary plat was reviewed at the Subdivision Committee meeting of November 17, 2005. Several surrounding property owners voiced concems regarding the proposed development and density. The adjacent property owner/developer to the east, Mr. Charlie Sloan, was present and discussed the affect of the Master Street Plan on his and the subject property. Surrounding Land Use and Zoning: Direction from Site Land Use Zoning North Single Family Subdivision Planning Area South Single Family Subdivision RSF-4 East Vacant Planning Area West Single Family Residential Planning Area Water and Sewer System: Water and sewer shall be extended to serve the proposed development. Adjacent Master Street Plan Streets: East — Raven Lane (Collector) — not constructed K:1Reports120051PC Reports111-28-051PPL 05-1740 (Rockhaven).doc West — Salem Road (Collector) — existing South — Gypsum Dr. (Collector) — constructed and dedicated at Local Street requirements North — Howard Nickel Road (Principal Arterial) Right-of-way to be dedicated: The Master Street Plan (MSP) calls for Raven Lane to be constructed through the eastem portion of the subject property. Staff requested that the applicant coordinate the street alignment with the owner to the east. The owner/developer to the east expressed his intent to process a Master Street Plan amendment to realign Raven Lane such that It jogs to the west further north of the subject property It is also his intent to request the reclassification of Gypsum Drive from a Collector Street to a Local Street and shift the Collector street to the north, through Rockhaven Subdivision. The applicant has stated that should a Master Street Plan amendment be accepted by the City Council, he would alter the proposed plat accordingly. As such, the applicant submitted two plats for review and approval by the Planning Commission. Street Improvements: Staff recommends the widening of Salem Road to 14' from centerline with a 6' sidewalk at the nght-of-way line with all other improvements to comply with Master Street Plan requirements. Connectivity: The applicant has indicated street connections to Salem Road and a stub -out of Raven Lane to the north and south. Parks: ■ PRAB recommended accepting money in lieu of land for 35 single family'units on April 4, 2005 due to its proximity to the future Salem Meadows Park. • `Since that time, the number of units has decreased to 31 single family, therefore, fees are due in the amount of $17,205 prior to signing final plat. Tree Preservation: Existing: 3.42% Preserved: 3.42% Required: 3.42% Mitigation: Required Recommendation: Staff recommends approval of PPL 05-1740 with the following conditions: Conditions of Approval: 1. Planning Commission determination of appropriate connectivity and compliance with the Master Street Plan. Unless otherwise approved by the City Council, the applicant shall comply with the requirements set forth by the Master Street Plan for the alignment of Raven Lane. The alignment of the proposed street and Raven Lane shall be revised to create a "T" intersection, which will provide greater traffic safety than the proposed "Y" intersection, and Raven Lane shall be constructed to the north and south property lines with center turn lanes north and south of the proposed intersection, as indicated generally in the attached plats. Should the City Council approve a Master Street Plan amendment to realign Raven Lane and/or designate an east -west Collector street through the subject property, the X:1Repons120051PC Repons111-28-051PPL 05-1740 (Rockhaven).doc alternative preliminary plat submitted by the applicant shall be submitted for construction approval with the following requirements: (1) The right-of-way for the proposed east -west street shall meet the requirements of the Master Street Plan which may require the proposed street to be widened to 70' right-of-way, and (2) the applicant shall submit money in lieu of 120' street construction (temporary cul-de-sac) at the time offinal plat if construction has not commenced on the property to the east. The Subdivision Committee recommended in favor of the street improvements listed above. 2. Planning Commission determination of street improvements. Staff recommends the widening of Salem Road to 14' from centerline and construction of a 6' sidewalk at the Master Street Plan right-of-way. All interior streets shall be constructed in accordance with the Master Street Plan. The Subdivision Committee recommended in favor of the street improvements listed above. Sidewalks along Salem Road and the detention lot (#16) shall be constructed (not guaranteed) prior to recordation of the final plat. The lot reserved for detention shall be an unbuildable lot and owned and maintained by the P.O.A. 5. No lots shall access Salem Road or the proposed Raven Lane if an interior street may be accessed. Street lights along Salem Road and all interior streets shall be installed or guaranteed prior to recordation of the final plat with a maximum spacing of 300'. Signs indicating the future extension of right-of-way shall be posted at the end of all street stub -outs prior to filing the final plat. Payment of $17,205 for 31 additional single family units in Lieu of dedication of parkland shall be contributed by the developer prior to final plat. The applicant shall comply with the attached comments from the Landscape Administer regarding the Tree Preservation Plan, which comments shall be considered official conditions of this preliminary plat. 10. Sophia is not an acceptable street name. Names of persons may not be used for street names. All street names and addresses shall be approved by the 911 coordinator. 11. The applicant shall address the following items not resolved from Technical Plat Review: a. Proof of sale of the property from GN Development, LLC to Olika Investments has been submitted. Please provide verification of authorization for Ira Zakariadze to sign as an officer or in behalf of Ohka Investments. b. The applicant shall update the property's parcel number to 765-16658-300. K:IReports110051PC Reports111-18-O51PPL 05.1740 (Rockhaven).doc Standard Conditions of Approval: 12. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives - AR Westem Gas, SWBT, Ozarks, SWEPCO, Cox Communications). 13. 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. 14. All overhead electric lines under 12Kv shall be relocated underground. All proposed utilities shall be located underground. 15. Preliminary Plat approval shall be valid for one calendar year. Additional conditions: a. b. Planning Commission Action: Meeting Date: November 28, 2005 Comments: (t4o..'., Wen4 HSP) Approval El Tabled Q Q4k q -0-D per. 'ILA -a* ( wilt 102- OfrrnebtbAi 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 K:IReport,120051PC Rcports111-28-051PPL 05-1740 (Rockhaven).doc Date �a e evi�le ARKANSAS PC Meeting of November 28 2005 THE CITY OF FAYETTEVILLE, ARKANSAS TREE PRESERVATION and PROTECTION REPORT To: Fayetteville Nanning Commission From: Sarah K. Patterson, Urban Forester Date: November 21, 2005 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3470 ITEM #: PPL 05-174o: Preliminary Plat (Rockhaven) Requirements Submitted: Canopy Measurements: 4561 Initial Review with the Landscape Site Area Administrator T Site Analysis Map Submitted T Site Analysis Written Report Submitted T Complete Tree Preservation Plan Submitted Canopy Measurements: 4561 Site Area acres lo square feet - 435,60o txistmg,Tree.Canopy` acres 0.34 square feet 14,879 percent of site area 3.42% lExisting;TreeCanopy:Preserved_____ acres 0.34 square feet 14,879 percent of total site area 3.42% !Perent+Minimumt(nop iiRelinredl 3.42% FINDINGS. The desirability of preserving a tree or group of trees by reason of age, location, size or species. • This site has 10 significant trees located on site all but one is proposed for preservation. The extent to which the area would be subject to environmental degradation due to removal of the tree or group of trees. • Most if not all trees will remain on the site. The impact of the reduction in tree cover on adjacent properties, the surrounding neighborhood and the property on which the tree or group of trees is located. • Adjacent property owners should not be affected by the removal of these trees. If Raven Lane extends the tree found along the property line may be compromised by compaction and disturbance in its root zone. The adjacent property owner here would be adversely affected. Whether alternative construction methods have been proposed to reduce the impact of development on existing trees. • N/A Whether the size or shape of the lot reduces the flexibility of the design. • The size or shape does not reduce the flexibility of this design. The general health and condition of the tree or group of trees, or the presence of any disease, injury or hazard. • The general health of these trees are good to fair. The placement of the tree or group of trees in relation to utilities, structures, and use of the property. • The utilities have been routed around the existing trees for maximum preservation. The need to remove the tree or group of trees for the purpose of installing, repairing, replacing, or maintaining essential public utilities. • One tree will be removed for the construction of Raven Lane if chosen by the Planning Commission. If not, all trees will be preserved. Whether roads and utilities are designed in relation to the existing topography, and routed, where possible, to avoid damage to existing canopy. • Topography is little to no issue on this site. Construction requirements for On -Site and Off -Site Alternatives. • N/A The effects of proposed On -Site Mitigation or Off -Site Alternatives. • No mitigation will be required unless the road is required to extend to the property line. The effect other chapters of the UDC, and departmental regulations have on the development design. • N/A The extent to which development of the site and the enforcement of this chapter are impacted by state and federal regulations: • N/A The impact a substantial modification or rejection of the application would have on the Applicant: • Staff is recommending approval of the submitted Tree Preservation Plan with the following conditions. Conditions for Approval: 1. Both plans as proposed by Steadfast Inc would preserve all trees found on the site. The tree in question along the extension of Raven Lane is actually found across the property line on Mr. Spicer's property. Extending Raven Lane to the property line would compromise a good portion of this trees critical root zone. Being of the elm species there is a high chance of survival for this tree until further extension of the Lane. For the best interest of the tree giving the root system an additional io feet on the south side would increase the chance of survival even more. 2. If the option to extend the road to the property line is chosen, Steadfast will not be able to count the canopy found on their property line as preserved since it will be found in the right of way. This will decrease their preservation numbers by 353.25 square feet (approximately half of canopy found over property line) and require mitigation. 3. If the option to omit the construction of Raven Lane altogether is chosen all trees on-site will remain during this project and therefore no mitigation will be required p T REVIEW CHECKLIST Subject RaCk\n a P.v/ S14,10cDtvi5rof DATE: A,���-oS 911111 0 Fire D Police • IFAYET E VJLLE 9-1-1 Addressing 113 W. Mountain Street, Room 034A Fayetteville, AR- 72702 • Ambu ance Telephone No: Jim Johnson (479. 575-8380 • Fax No: (479) 575-8316 • NO ES• 7112 St -- /va wl S o j1i i a cay...c;\--- 1p,z u s Pte_a sc 5.e4 etv ialtva-rNam U S ?as° FROM FAYETTEVILLE THE CITY OF FAYETTEVILLE, ARKANSAS 113 W. Mountain St. Fayetteville, AR 72701. Telephone: 479-444-3472 TO: FROM: DATE: Suzanne Morgan, Associate Planner Matt Mihalevich, Park Planner November 15, 2005 SUBJECT: Parks & Recreation Subdivision Committee Comments Meeting Date: November 17, 2005 Item- PPL 05-1740 (Rockhaven, 245) Park District: NW Zoned: RSF-4 Billing Name & Address: GN Development, LLC Land Dedication Requirement Single Family @ .024 acre per unit = Multi Family @ .017 acre per unit = Mobile Home ® .024 acre per unit = Lot Split COMMENTS: acres acres acres Money in Lieu 31 @ $555 per unit = $17,205 @ $393 per unit = $ @ $555 per unit = $ @ $555 per unit = $ • PRAB recommended accepting money in lieu of land for 35 single family units on April 4, 2005 due to its proximity to the future Salem Meadows Park. • Since that time, the number of units has decreased to 31 single family, therefore, fees are due in the amount of $17,205 prior to signing final plat. PPL 05-1740 o 11 t,, 1~ is Y • Y { ��•\ iv • y{ x210 ; ; rG t -••• ,, 9x i • 1'e. t r„ �S a+7ji h r .' z ,.t. It ¢tel O1 1 • s� s Ne 3•4 T.. .e i, r-Y._�r -i• �� .� ii l�• iiN \.t. • iy r_ .♦ .. V if s F ' r. ,r • ©/'� • ii M 1 -r, . f s t,• {..z .'.4,.5.. )� �' Y `�ia 'moi AMp10 .11 . .. I _ P •. •kit MR .•• Ma 'M1Zt, syr ;I,n, i.• �. ®.d1.,1, _R I.1':, • 4£r `11..71') y . �'•i— } Y f . f T i. .. •1` rvIGe Area Service Area Atte, fi �rr MIER ��t •'� y ''t;r..°'.6.4t _• .t1i :1 tai( 4 • )r f:f ^rit0 It''‘. O 1 • t•r44 • 1..\ i' 1h t v• w Ns)r, i•t' �s c : NpisC w111)1)) .n 3 t .'el r x 4. r a+' 1�� au mute �• WIT ,1111, o. 1rSxamy-meq:i q MN I• .'Y �l A icy•� ,.r'. .rte-.. y 800 1600 24C \!^ _ "� it y ICI 41 E O— � ry 5 •1 F radi ct n N 91 as ., • -at II r j as INfg11 . IL'NI{1 q q:. ..— V evaaPAet , =ac Ready, Reliable, Accurate 1834 W. Arrowhead SI. F3ye0e010. AR 72701 (479) 527-9166 rrifchey30eox.nel City of Fayetteville Planning Office Fayetteville, AR 72701 RE• Preliminary Plat for Rockhaven Subdivision 9/15/05 Greetings, Please accept this preliminary plat submittal for Rockhaven subdivision. The property consists of 10.0 acres that front Salem Road in Washington County. The property lies within the City of Fayetteville. The subdivision includes 32 lots with one lot dedicated for use as a detention pond. There will be a temporary cul-de-sac, which will be removed at such time as Raven lane is extended per the master street plan The proposed street conforms to the local street requirements. The subdivision contains 31 single family lots. No existing trees will be removed as part of this development. Thank you for the opportunity to be of service. If you have any questions about this proposal, please feel free to call me at 479-527-9166. Haye a blessed Randy Ritchey, P.E. RECEIVED OCT 2`0 2005 CITY OF FAYETTEVILLE PLANNING DIVISION "And the rain descended, and the floods came, and the winds blew and beat upon that house; and it fell not for it was founded on a Rock." Matthew 7:24 11/15/2004 13:57 FAX 4795824807 JORGENSEN & ASSOC FAY'P.LAN/ENGR el002 JORGENSEN & ASSOCIATES CIVIL ENGINEERS • SURVEYORS 124 WEST SUNBRIDGE, SUITE 5 • FAYE[TEVILLE, ARKANSAS 72703 • (479) 442-9127 • FAX (479) 582-4807 DAVID L. JORGENSEN, P.E. P.L.S. CHRISTOPHER B. BRACKETT, P.E. November 16, 2005 City of Fayetteville 113 W. Mountain Street Fayetteville, Alt 72701 Attn: Planning Department Re: Zaccanti Property (East of Crystal Springs Subdivision) On behalf of the developer of the above mentioned project, Charlie Sloan, f am writing this letter to confirm that we will be asking for an amendment to the Master Street Plan east of Salem Road. This request will include moving the collector that is currently shown along Gypsum Street to the north. This would put the collector along the new street in the Rocichaven Subdivision that is currently in the planning process at the City. Please call concerning any questions you may have. Thank you. Sincerely; • g. B� Christoph r B. Brackett, P.E. • STRUCTURAL DESIGN • LAND DEVELOPMENT • WATER SYSTEMS • WASTEWATER SYSTEMS • LAND SURVEYING • Nov 14 05 05:40p John Eric and Cindy Brewer 3231 Kendall Dr. WC 2039 Fayetteville, AR 72704 November 14, 2005 Attention Planning Committee Subject: PPL 05-1740 Rockhaven Subcommittee Meeting Thursday November 17Th 8:30am p.1 As property owners of 2 acres that is out of Fayetteville City limits that boarders the subject property "Rockhaven", we request that the planning conunittee take in consideration to conserve the nature of the established community to the North of"Rockhaven" in effort to minimize the decrease in value, visual impact, and enviroment issues of the effected homes. Please address the the following on or before Thursday November 17, 2005 subcommittee committee. 100 feet "Green Space" North property boarder of Rockhaven (Property North is out of city limits and to prevent unnatural erosion due to the elevated slope of our property and others adjoining to the East and West) Wildlife currently using pond for water source. (What will happen to water source/flow and wildlife when pond is removed?) Kendall Drive to remain a Dead End Street 2 Acre lots instead of80X140 (Minimize impact of development) Thank you for your time and detail to this sensitive issue. The Brewers RECEIVED NOV 15 2005 CITY OF FAYETTEVILLE PLANNING DIVISION — — - Baseline Profile O Fayetteville . a:. Outside City PPtO5-1740 ;.`'2 vedm.GDO.waro 2004