HomeMy WebLinkAbout206-06 RESOLUTIONRESOLUTION NO. 206-06
A RESOLUTION ADOPTING THE FUTURE LAND USE MAP
AND ASSOCIATED TEXT AS PART OF THE CITY PLAN 2025
COMPREHENSIVE LAND USE PLAN FOR THE CITY OF
FAYETTEVILLE.
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 adopts the Future Land Use Map and associated text as part of the City
Plan 2025 comprehensive land use plan for the City of Fayetteville
PASSED and APPROVED this 5th day of December, 2006.,
APPROVED:
By:
ATTEST:
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Non -Municipal Government Areas:
Tim Conklin
Submitted By
City of Fayetteville
Staff Review Form
City Council Agenda Items
or
Contracts
•
21 -Nov -06
City Council Meeting Date
Long Range Planning
Division
Action Required:
Operations
Department
ADM 06-2252 (Future Land Use Map): Resolution to adopt the Future Land Use Map and associated text as part of the City
Plan 2025 comprehensive land use plan.
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Received in Mayor's Office
Comments:
Th/tea? /o #1e /09/5/66 4Ornet/ �
City Council Meeting of November 21, 2006
Agenda Item Number
CITY COUNCIL AGENDA MEMO
To: Mayor and City Council
Thru: Gary Dumas, Director of Operatio
Tim Conklin, Planning and Development Management DirectorliG.
From: Karen Minkel, Senior Long Range Planner 'r.nn .
Date: October 31, 2006
Subject: Future Land Use Map (ADM 06-2252)
RECOMMENDATION
Planning Staff recommends approval of a resolution to adopt the Future Land Use Map
and associated text as part of the City Plan 2025 comprehensive land use plan.
BACKGROUND
City Council adopted the Interim Future Land Use Map on July 17, 2006 (Resolution No.
123-06). During that meeting, both the Planning Commission and City Council directed
staff to revise the Interim Future Land Use Map, so that the map reflected the principles
and goals in City Plan 2025. The Future Land Use Map adopted in 2000 (Resolution No.
170-00) reflects the existing zoning pattem utilized by the City in its current zoning
policies. The Interim Future Land Use Map also reflects this pattem, with the addition of
Planned Zoning Districts and Complete Neighborhood Plans.
The proposed Future Land Use Map utilizes City Plan 2025, City GIS data and analyses
conducted by the Nature Conservancy and the Fayetteville Natural Heritage Association
(FNHA). Rather than separating uses, City Plan 2025 promotes a form -based
development pattern, incorporating key elements from the SmartCode, which utilizes a
"sequence of environments...that...identify a set of habitats that vary by their level and
intensity of urban character..."
Most cities that incorporate the SmartCode into conventional zoning regulations do so
incrementally by adopting Master Plans for a discrete area; Fayetteville's Downtown
Master Plan is an example of an incremental adoption of a form -based code. Leander,
Texas, however, has applied the SmartCode to the entire city, replacing conventional
zoning ordinances, and Miami, Florida is in the process of creating a form -based code
that applies to all of Miami.
City Council Meeting of November 21, 2006
Agenda Item Number
•
Planning staff first identified the areas from the SmartCode transect that seemed
appropriate for Fayetteville's current development patterns and the vision for
development pattems as expressed in City Plan 2025. These area descriptions were then
modified to address Fayetteville's resources and development characteristics. The areas
are:
• Natural Areas
• Rural Areas
• Residential Neighborhood Areas
• City Neighborhood Areas
• Urban Center Areas
• Complete Neighborhood Plan Areas
• Civic and Private Open Space Areas/Parks
• Civic Institutional Areas
• Non -Municipal Government Areas
• Industrial Areas
*See detailed descriptions in the attached explanation.
GIS data provided information on floodways, hillsides and platted subdivisions. FNHA's
analysis of environmental resources identified the most environmentally valuable aquatic
and terrestrial resources in the City and Planning Area, which guided the Natural Area
designations.
DISCUSSION
The area designations are consistent with City Plan 2025. City Neighborhood Areas and
Urban Center areas generally reflect the infill and intended growth sectors on the City
Plan 2025 Sector Map. Natural Areas reflect areas where permanent land conservation
easements would be desirable, possibly through a transfer of development rights
program. Rural Area designations show agricultural land that could qualify as a
"sending" area in a transfer of development rights program or land that lacks adequate
infrastructure and service to allow urban development at this time. These designations are
expected to complement and enhance other initiatives in City Plan 2025 such as a transfer
of development rights program and a comprehensive annexation policy. Staff
recommends that the Planning Commission and Council review the Future Land Use map
annually in order to reflect changing circumstances and policies.
The Planning Commission voted 6-1-0 in favor of this request on October 23, 2006.
Commissioner Trumbo voted against forwarding the map, stating that he wanted the
Commission to have more time to consider the rural/residential balance as it would affect
a number of property owners in the Planning Area. The Commissioners also
recommended adding text that emphasized the City's encouragement and desire for
"green" industry. Overall, the Commission felt that the map reflected the goals outlined
in City Plan 2025 and specifically requested that the City Council receive the section of
the minutes that conveyed the Commission's discussion of the Future Land Use Map.
RESOLUTION NO.
A RESOLUTION ADOPTING THE FUTURE LAND USE MAP
AND ASSOCIATED TEXT AS PART OF THE CITY PLAN 2025
COMPREHENSIVE LAND USE PLAN FOR THE CITY OF
FAYETTEVILLE.
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 adopts the Future Land Use Map and associated text as part of*the City
Plan 2025 comprehensive land use plan for the City of Fayetteville:"
PASSED and APPROVED this 21st day of Not,ember, 2006
APPRO
DAN C'OODY, Mayor
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Planning Commission
October 23, 2006
Page 1 o/15
ADM 06-2252: Administrative Item (Future Land Use Map): Submitted by Planning
Staff to amend the Interim Future Land Use Map.
Anthes: We have Mrs. Minkel with us.
Minkel: I'm going to walk though this for the benefit of the public. Most of you
recall the history of this, but 6n July 17, 2006 the City Council and
Planning Commission had a joint meeting and the outcome of that meeting
was that the City Plan 2025 was approved and adopted. As part of that
meeting, both bodies requested staff to look at the Future Land Use Map
and go back to it and make sure that it embodied the principles and goals
of City Plan 2025. I think I speak for the collective memory of the
planning staff that this is one of the projects that they think that everyone
in planning staff has actually touched it and evaluated it, to make sure that
it was consistent with our general plan. In doing research around this
map, I realized that most cities actually incorporate the Smart Code into
their cities incrementally and will do something similar to what we did
with the Downtown Master Plan. That they apply it to a discrete area. So,
this was an interesting exercise, that we were applying it to a much larger
area and a larger scale. As you remember, one of the goals in the City
Plan 2025 was to do a series of complete neighborhood plans and that
hasn't been forgotten and you will notice on the map that the Downtown
Master Plan is identified as a complete neighborhood plan and the goal
would to be to keep adding complete neighborhood plans to this map. We
have identified areas within the Smart Code Transect that would seem
appropriate for Fayetteville's current development pattern and also for the
vision. I'll walk though those different areas briefly. In the first area, is
the Natural Area If you move though your packet there is a description of
that, and each of these areas will be identified from an image from the
transect that was used in the City Plan 2025, we used examples from
Fayetteville, and we have a brief description of the area that is followed by
guiding polices. Those guiding polices were taken from both the General
Plan 2020 and then looked at by all the planners in the office to make sure
that all the polices were included that could be used as tools. For the
Natural Areas, we actually used the Fayetteville Natural Heritage
Association,which they have been involved in a project where they have
been identifying areas that are significant environmentally and need
protection. We looked at their analysis and incorporated that into this
map, as well as identifying floodways and other areas where we might
want to restrict growth. The main piece of the Natural Area is an area that
requires...
Anthes: Mrs. Minkel, could I interrupt you? I believe our other staff just left, and
we have two items corning up.
Minkel: It's just you and me.
•
Anthes: Are they coming back?
Clark: Their stuff is still here.
Anthes: Oh, Ok
Morgan- Do you guys need us?
Planning Commission
October 23, 2006
Page 2 of 15
Anthes: We have a development, item to discuss after this that sure would be nice
to have current planning here for.
Morgan: Ok
Anthes: Sorry. Is that possible?
Morgan: Sure.
Anthes: Ok, thanks. Sorry to interrupt you.
Minkel: That is fine. One of the important things to remember about the Natural
Area is that this is an area that requires conservation and preservation in
any development pattern. The next area is the Rural Area. There are two
pieces to the Rural that we have identified. One is, they may indeed be
valuable agricultural land. The second piece, these are also areas that do
not currently have the infrastructure and public services to support high
density type development. These are areas where we would strongly
encourage conservation and preservation in any development pattern. The
third area is the Residential Neighborhood Areas, which you see in
yellow. These are all exclusively residential....
Ostner: Mrs. Minkel, I'm sorry, that area that you Just mentioned before you got to
the yellow?
Minkel: Yes?
Ostner: Was that the lighter green?
Minkel: It is the light green.
Ostner: In the first area you talked about was the dark green?
Minkel: Yes, the dark green.
Ostner. Ok, I'm with you.
Planning Commission
October 23, 2006
Page 3 of 15
Minkel: These are almost exclusively residential iri nature, although they would
allow for potentially home offices. They also recognize conventional
suburban development, but we would encourage a more traditional
neighborhood type pattern where we would have complete, compact
connected neighborhoods. It would also recognize area where the
topography doesn't allow for that complete, compact connected
neighborhood. For example, Mt. Sequoyah is used as the example. We
also really wanted to recognize neighborhoods that are settled and have
been in place for a long time and we don't imagine that they will be re-
developing at any point in the near future. The next area we identified
was City Neighborhood Areas. These are primary residential but they do
allow for commercial, mixed use development at intersections. They do
encourage the complete, compact, connected neighborhood type
development and would include a wide range of residential type buildings.
The next area is the, and that's in the blue, and it also recognizes several
conventional commercial stripped development, as well. The next area
would be our most intense type development which is the Urban Center
Area. It is the equivalent of a main street. It would incorporate many
types of building types. It accommodates retail offices, row houses, and
apartments. This is where you would have your taller buildings, the most
intense dense development patterns within the city as well as the greatest
variety of buildings. Then we have a number of areas that are not part of
what you would see in the transect pictures, but are important areas of
town and that is civic and private spaces, and park areas recognizes not
only parkland but also private open space, so our golf courses and
cemeteries are all in the olive color. The Civic Institutional Areas
recognize areas that include both our municipal government as well as
other non-profit. An example would be The Boys and Girls Club or The
Blair Public Library. I mentioned complete neighborhood plans earlier,
and in that case, we would refer to that specific plan, for example, The
Downtown Master Plan. There are also other projects that are in the
pipeline that, I will finish this one and you can stop me.
Ostner. Ok
Minkel: That...
Ostner. You keep forgetting colors.
Minkel: Yes, this is in the red.
Ostner: Ok, in the Civic Institutional?
Minkel: Civic Institutional is in the dark brown.
Ostner: Ok.
Planning Commission
October 23, 2006
Page 4 of 15
Minkel: And for the Complete Neighborhood Plans; there are projects in the
pipeline that might also be considered a Complete Neighborhood Plan.
What staff would recommend is that these be determined upon the final
plat approval. The next area is the Industrial Areas which are in the light
blue and I want to emphasize that this doesn't include all industrial, so this
just would be heavy industrial or industrial uses where by function or
because they have a certain noise or odor they would not be compatible
with other uses. Currently, there are a lot of industrial uses that could be
mixed with housing and office space and it wouldn't be a problem, so this
is reserved for those industrial uses that couldn't be integrated with other
uses. One example is the Industrial Park. The final area we have is the
Non -Municipal Government Areas that are in the light beige. Those are
areas that city's does not have jurisdiction over, such as the University of
Arkansas or county areas. These area designations are consistent with the
City Plan 2025. They meet all of the goals that have been laid out in that
plan. The City Neighborhood Areas and Urban Center Areas generally
reflect the in fill and intended growth areas in the City Plan 2025 sector
map. I have brought some of the maps that also helped us complete this
map. We recommend that the proposed Future Land Use Map be
forwarded to the City Council for adoption. Thank you.
Anthes: Thank you Mrs. Minkel, before you sit down, would you talk about the
level of staff involvement in rendering the map? And how that has
compared with other efforts.
Minkel: 1 would say that all of the planning staff members have touched this map.
And not just touched it, but really looked at it and evaluate it. Both the
text and the images. All Current Planning and all Long Range Planning
have looked at it independently and then also as groups, multiple times
and in workshops where we have spent several hours looking at a large
map and also looking in different sections to make sure it reflected both
what was currently there, what we wanted the city to be, and then just
cleaning up different parcel areas. One thing that we are still working on
• making sure is completely accurate are the conservation easements
throughout the city; there hasn't been a comprehensive map developed, as
far as we know by any organization, so we have been trying to gather that
data and we have some general ideas of where they are. We would ensure
that it was completely accurate before final adoption.
Anthes: Thank you very much, as there are no members of the public here to speak
we will go forward and ask for the Commissioners comments.
Myres: Can I go ahead and not comment and make a motion, that we forward
ADM 06-2252 The Future Land Use Map to City Council for adoption
with a recommendation for approval.
•
Ostner: Second.
Planning Commission
October 23, 2006
Page 5 or15
Anthes: I have a motion for forward by Commissioner Myres, a second by
Commissioner Ostner. Is there any discussion?
Trumbo: Since we are going to use this map to, I believe, staff and all of us look at
this map when any development comes though, the Rural Areas, which is
quite a bit of property there. I guess this is a question for staff, if someone
wants to put in a subdivision in a rural area, which we have happening
now, the infrastructure is not, they are putting in the steps system and
other things to get around that, how's staff going to look at this? If its
green and what are they going to recommend for a subdivision that
someone wants out in the middle of a green area9
Minkel: I would imagine staff would not recommend rezoning, if it is currently
zoned as rural.
Morgan: And a lot of the areas identified on this map as rural, or natural, are not yet
in the city, so we don't have the zoning regulation. We do have some
criteria for lot minimums and etc. in the planning area, but at this point in
time, if we are looking at development we have to go on our regulations
for the County, or what the County requires.
Trumbo: But, what about the part that's in the city?
Morgan: The part that's within the city, if it's not yet zoned for RSF-4 to develop as
that or some other zoning, then we would take this map into consideration
when recommending our rezoning.
Trumbo: For denial?
Morgan: Most likely yes. We would have to look at all the circumstances but we
would use this as our Future Land Use. Our interim Future Land Use Plan
says broad residential, so if they came with commercial, we would really
scrutinize that, since its going against what our...
Trumbo. What about residential? Specifically?
Morgan: In a area that is identified in the green?
Trumbo: In the green area in the City Limits.
Morgan: We do have this, Karen can explain maybe how it's written, but it does
call for very large lots. It would most likely be not in favor of a rezoning
that would allow high density in these areas.
•
Planning Commission
October 23, 2006
Page 6 of 15
Trumbo. Ok.
Minkel: 1 should also mention to you that we have shared this map with the county
planners as well, because, as you know, they're going though their
discussion of zoning in the county. So we have talked a little bit about on
how this map might reflect what we would like to see in the immediate
area around our city boundaries.
Anthes: Maybe follow up, if I might, there was some discussion that maybe was at
agenda and you were talking about how this map would be used that it's a
tool, that there are others things you weigh, and then also the fact that
there was some statement about how this map changes over time. Can you
elaborate on that?
Minkel: Right, and I think what Suzanne said is completely true, that this is one of
several tools that staff uses to analyze whether something should be
rezoned. The other issue we wanted to really identify in this map with the
rural areas is that, if we do in fact think it should be a rural area then what
kind of density does that mean, and we threw out one unit per fifteen
acres, which we think is truly agricultural and rural. However, we also
think there are areas that may develop over time and could be updated
every 5 years and we re -look at where can our infrastructure support urban
development. I think that it is true, that this map would have to be re-
evaluated every 5 years, in terms of where we do the infrastructure and
public services to service urban development. We looked at this map right
now, we looked at what was currently there and the rural areas (coughing
in background)... Sparsely settled or because of topography or other
different natural features, high density urban development wouldn't be
appropriate.
Anthes: Any further comment? I'm sorry, didn't realize you weren't finished.
Trumbo: I understand that there are other things we look at, but this map, being on
the Commission for three years, its real easy to at the map and say: "Well,
its not on the 2025 Plan, I'm not going to support it" It's one of the
reasons I don't want to sound like I'm for development of these rural areas
to any density. Particularly, its case by case, somebody will take case by
case bases, but I'm going to vote against forwarding this map until we get
a little bit more clarity on how that can be developed if someone so
chooses. I think, we're almost, what I'm hearing is that we wouldn't
approve any subdivision or dense standard housing development in these
areas, and that's a big switch from what we're doing. So, I'm going to
vote against it, just at this level. So, City Council wants to stop and take a
good look at that and make sure that's what they want to do. Also had a
question in the southern part, on 71 where the airport is, it's in the beige,
that's my understanding that's not for profit area?