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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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.
$0.00
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erk's Office
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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?
Planning Commission
October 23, 2006
Page 7 of 15
Minkel: We felt that area was governed more by the FAA than the City, which is
why it is shown in the Non -Municipal Government color.
Clark: First of all, I applaud the fact that we are getting a collection of the
conservation easements. I think that's long overdue. I think it's
something the city needs to keep up with. I'm really glad that it's finally
going into play. Secondly, thank you for adding the Industrial
designation, I think it's very important. Although, I do have a question
about it. The way I see this map, I think we had this discussion awhile
back, if I'm thinking about moving my business into Fayetteville, this may
be one of the tools I'll look at. Let's say I do have a heavy industrial need,
there's not a lot of blue on that map, which might make me say: "Ok,
Fayetteville is not my town, I need to go someplace else". At that point,
we have lost a potential employer, potential tax payer, and a potential
good citizen. Without having every having a hearing, without even
coming here, just looking at the map. That concerns me a little bit, and the
way industrial is written, the verbiage concerns me even more. It really
sounds like industrial areas are for the bad things. I can't find my stuff, of
course, because it's in the back. Here we go, "...intrinsic function,
disposition or configuration cannot conform to one of the other designated
areas and/or may generate noise or odor associated with production and
requires the area to be separated from other uses." I'll point out that our
industrial park; one of the guiding principles there is to encourage green
development. Yet, you've kind of counter defined it with this wordage
and verbiage. Wordage and verbiage, isn't that good. Ok, I'm much
better before nine or ten o'clock. And that kind of concerns me because I
really think this is a good PR tool for the city. I think we need to
encourage industrial residents that are green, and that is what the industrial
park is supposed to do. I don't see it yet in this map. I'm a little
concerned by that, and I certainly, I understand what Commissioner
Trumbo is talking about as well. I think we still have some fine -turning
that might be done. I know that there's incentive to just send it on to
Council but I'm not so sure that we shouldn't keep working a little bit
more on and I will be willing to sit down and meet, if you want to, to go
over this stuff so we have it where we want it to be before we give it to the
Council, so they don't have to do this committee work.
Myres: Where do you want more blue?
Clark: I think I want more, the verbiage is what I'm really having difficulties
with because it's counter to what the industrial park is already defined as.
It promotes green use, that is what we said inside and industrial park.
That's not how it read, this is where all the smelly, noisy stuff is go to and
we don't want smelly, noisy stuff, so..
Planning Commission
October 23, 2006
Page 8 of 15
Myres: But we do have.
Clark: I'm building out there, bite your tongue.
Myres: No, but we do have industrial areas that do smelly, noisy things.
So do you want a light industrial?
Clark: Well, we (overlay in voices) allow them but I'm just saying if I don't have
a smelly, noisy place, and I'm looking for industrial property, and I'll look
at that map, I'll go: "Forget it, I'm not gong to Fayetteville, I'll go
someplace else."
Myres:
But you're also forgetting the Chamber of Commerce.
Clark:
I try to do that on a regular basis.
Myres:.
I know but...
Clark:
But, this is a city tool.
Minkel:
Madam Chair, may I respond to Commissioner Clark.?
Anthes:
Yes, and I was going to ask you to clarify, I believe you said something
during the initial discussion about that this is to designate Heavy Industrial
areas and if that's the case, can you suggest verbiage that would clarify it?
Minkel:
Right, I was going to say, I think it's a difference in how it should be
worded rather than intent because, we also would encourage green
industry and I think our feeling was that if you were a green industry, you
.probably could be integrated with other uses. Therefore, it would fit into
the Urban Center area, possibly. That was our thinking on it, but we did
need areas reserve for industries that couldn't do that. It was challenging
to find areas in the city where this map I think would be welcomed by the
majority of population with that heavy industrial type use. I wonder if
something could possibly be added to the Urban Center area that says
something about green industrial uses being welcomed in those areas,
which would open up a lot more room on this map for the type of industry
you are talking about, and I would welcome any suggestions you would
have on possibly rewording our current industrial area description.
Clark:
I would also point out that land is reserved especially for green industry
and that why it's priced so low, which is controlled by the city. People
need to know. A lot of people don't even know we have acreage out there
for $20 thousand an acre, could be land run down, but encourage all types
•of tax place buildings stuff would be a good thing.
Planning Commission
October 23, 2006
Page 9 of 15
Myres: Now that you've announced it on late night television.
Ostner: Both people watching just perked up.
Ostner: May I have the floor, are you done?
Clark: Sure.
Myres: Sure.
Ostner: I have a question that goes back to Mr. Trumbo's comments, where is the
City Limit, currently? Is it basically between yellow and green?
Minkel: No.
Ostner: Basically into the green a little?
Minkel: No, there is an orange line that is probably difficult to see from were you
are sitting. It's here, the orange line.
Ostner: OK.
Minkel: If you can see here, it comes up though here.
Morgan: And if you can see, it comes from here to here, the red line shows (can't
hear them)
Ostner: Ok, that's our old one that we were discontent with. Right, you are just
showing me the city limit.
Anthes: But that is the sector map that we did adopt.
Minkel: Yes, it's not the Interim Future Use Map.
Ostner: So, it's safe to say that you tried to ignore current City limits and really
looked at land? Because you've got yellow land that is outside our City
limits and you've got green that's inside the City limits.
Clark: Absolutely.
Minkel: That is true.
Ostner: Ok, so you didn't necessarily say the City limit is here and its all green out
there.
Minkel: No, we looked at it as an entire planning area.
r
Planning Commission
October 23, 2006
Page 10 of1 S
Ostner: Ok, that's a difficult issue. The Council needs to, this will take awhile. I
would wonder though, if this doesn't balance the areas that could be
annexed and could be yellow, especially out west. While trying to
preserve the rural atmosphere of a bunch of that land. I would hope that as
we use this, we break the General Plan all the time now. It's just
something that staff looks at. They say, you know what, this is really not
in the General Plan. It's almost, which came first? The chicken or the
egg? If we could agree on something like this, of course we don't have to
do it tonight, but we've got something to change. I guess that's my point.
Maybe there should be more yellow out there eventually. But I think it's,
I think it might give people a sense of security that we are actually.putting
a line on a map. Hey today, this is enough yellow, cause there's a bunch
of yellow that's not developed. I don't want to say no to subdivisions. I
guess I want to find a balance.
Trumbo: I agree with you, I agree and my point is that I know that this could have
been approved unanimously pretty quick, but that's a gray area and my
fear is, I just want to make sure we're not go in and just say no. Can't
have it, there's a lot people involved here, property owners. I would
assume the vast majority of them would want the preservation, protection.
But, my message to City Council is they might want to take a good luck at
that and then see what you want there in these areas. It's been debated in
various forms back and forth. I want more to vote to take a look, and why
did one person say no. Everything else is great, by the way, the
commercial, the mixed use, the purples, and the dark blue. I looked all
though that's great, and I love definitions and where were heading and it
all makes sense, including the yellow.
Clark: I think what you two both were pointing out is that it's incumbent upon us
to keep this map relevant and up-to-date. Because I think it will change as
City services encroach further out from the center of town into these
developing areas, some of that's gotta change. I mean that's what some of
the subdivisions come in, but right now, I like having that so that when we
have somebody out in the central lands who proposes a two hundred forty -
house subdivision we can say RSF-4, no we can't do that yet, because
sewer is not there, water is not there, we don't have the infrastructure. But
I do think this makes it incumbent upon staff and the City to keep this as a
very ongoing updated map and not just let it sit around until we do a 2035
or 2045 plan. Maybe that will solve some of your problems. Maybe when
you see it gets closer, than ok, these services are there, we'll change the
color.
Anthes: Commission Clark, were you finished?
Clark: Absolutely.
Planning Commission
October 23, 2006
Page II of 15
Lack: I remember when Dover Kohl made the presentation for the 2025 Plan and
one question even in the charrettes, when we met with them, with Mr.
Dover, the question that I had was how do you tell Farmer A that his land
is suitable for conservation and Farmer B that his land is suitable for
development. This is something that I expect, I fully anticipate a very
health debate over, as this gets to City Council and obviously nobody
anticipates that we are an authority on it, so they will, because they are not
here tonight, they will wait and make their comments at that time, I'm
sure. But, there were several different avenues that Victor expressed at
that time. In the equalization of value, and that's were my concern comes
in, is that when we restrict and regulate where development can happen
and we denied development rights to certain people and not to others, then
we alter values of property inconsistently. His discussion was that as we
seek to by our 2025 Plan, to densify our downtown, that there would be
need for maybe banking of green space or natural environment and that
you could establish a system in which you get points. Then which you can
actually pay into a land trust a farmer B who we suggested that he not
develop his land can receive funds to hold his land in a land trust to
counter and offset a more dense development elsewhere. I think that the
thing I would really to see would be a more mixed plan so that were not
just a concrete city with green fringes. I would like to see more green area
introduced and that become more and more difficult because the land in
the areas that are already developed are already perceived as having that
greater value. That just compounds that problem. I don't know if I am
100% comfortable with the amount of yellow, amount of green, or the
restriction of regulation in such a hard manner in what we are proposing,
but I do believe that it is consistent with the 2025 Plan that the City has
adopted. With that, I'm comfortable to send the map forward and let that
debate begin were it counts, at City Council.
Anthes: Are there any other comments?
Ostner: I think if you've been the third fastest growing city in America and you
are currently the 12'h/15`h fastest, you shouldn't do this every five years.
You should do it, you should do it every year if you could afford it. Every
three years would be incredible. The amount of time, excuse me, the
difference the past five years have made this map could have changed
tremendously, for the better. For us to have more tools and for the
Council to have more tools, I would strongly urge staff, I know it's
expensive, but now that you've got hopefully something like this I would
hope you don't have to completely reinvent the wheel every time. I
would hope the map could be looked at more frequently than the entire
document. I've thought that before, the reason I am comfortable with it, is
that if a package plant were proposed today as we have grappled with,
frequently, and we are going to see a lot more of them, in one of those
Planning Commission
October 23, 2006
Page 12 of 15
green areas we have a leg to stand on. To say "No", not today. Look how
far away you are from what we think is appropriate. We don't have any
tools like that now. Now, if he was real close, we have a line in the sand
that we have drawn, no wait a minute, maybe, you are only two hundred
feet of sewer extension. Those package plans are changing everything and
I think this is a good start towards this a leap frog, domino development
that can really ruin our country side. Cause water is lot easier to obtain
out there, with rural water authorities.
Anthes: Thank you Commissioner Ostner, Karen will you read the number one
goal of the 2025 Plan?
Clark: This is a test.
Minkel: We will make appropriate infill and revitalization our highest priority.
Clark: There you go.
Anthes: I think that when we look at our number one goal of our plan and we start
to formalize that on a map, this does it. When you talk about that your
highest priority is infill development, then other places have to be given
lower priority for development. It goes hand and hand. I appreciate that
the staff has looked at slope and waterways and flood planes and all those
other things: Looked at other groups, like the Fayetteville Natural
Heritage Foundation when you start seeing how the future can lay out on
the actually ground that's out there . Its just not color blocks on flat land
that's of equal character from edge to edge. I know that's pretty much
how (inaudible) and zoning was done. So, what we have here is a
tremendous step forward in that it relates to the specifics of, it begins to
relate to the specifics of our region and our place. I also appreciate that it
starts to talk about concurrency and infrastructure development and I
know that's in our plan and I look forward to the City working on that
further and planning stuff coming back to us and talking about what
concurrency and development really means. As we talked about last time,
we saw this when we asked you to go back and we said ok, we looked at a
small set area of the city and we looked at these definitions and we said
that the definitions looked good, make these modifications, and the
method you are using looks to be correct, lets see it on a wide -scale.
When I see it on a wide scale, I can wholeheartedly endorse the work that
staff has done and said that the method is absolutely correct —that this is
the best embodiment that I could see that we could do on a broad, city-
wide scale, to begin to visualize the patterns that would be created on the
ground by the goals that we've unanimously adopted in City Plan 2025.
So, I'm thrilled to see it, I'm wholeheartedly going to vote to forward this
tonight, and my only question would be on the definitions, just to add
heavy industrial areas to the blue and then maybe not putting it, the green
Planning Commission
October 23, 2006
Page 13 of 15
industrial comments into the other zoning districts but making some
clarification at the body of the industrial zoning page and talk about the
fact that we do have areas and would encourage these other kinds of
industrial development and we would be happy to look at those projects
and see where they would fit into the other zoning uses, zoning areas
appropriately.
Ostner: I do have a specific question, why isn't our only I-PZD shown as blue?
Another quick test.
Minkel: I'm not sure.
Ostner: Karen, you don't have to know it.
Clark: She's like the deer in the headlight look..
Ostner: Our only industrial PZD is at the corner of 6`h/540. It's Wal-Mart Optical.
It's not blue.
Clark: Yes it is, you're right.
Anthes: But is that considered heavy industrial?
Ostner: I don't know, it's an I-PZD, our only one. I'm not sure if it's called heavy
but right now this is just industrial. I think this covers heavy and light, if
you're altering our current zoning to sort of mesh into this. All of our
industrial lands I,-1,2,3 are all blue, light, medium, and heavy.
Minkel: Right, it wasn't our intention, though, to make sure that light industrial
was specifically included in, but we are calling this the industrial area
designation. We thought there were light industrial uses that would be
compatible with residential, office, and other commercial uses.
Ostner: And that would fit in other colors too? I haven't read this word for word,
but it sounds like you are trying, I just wanted to throw that out that it's
zoned industrial PZD but it's colored, what's Purple?
Minkel: Urban Center.
Ostner: Urban Center, Ok.
Clark: I have no problem if the conclusion of the Commission is to forward this, I
have no problem forwarding it, I think you guys can fix the language and
ensure what we have talked about. I would hope, however, that City
Council gets the minutes of our discussion on this particular item. I don't
care if they get the minutes for the rest of the meeting, but on this
Planning Commission
October 23, 2006
Page 14 of 15
particular item, I would very much like to make sure that they can at least
read what we reflected upon and hopefully we'll elaborate on it and/or fix
it.
Motion:
Anthes: I may suggest too that they also look at the minutes of the meeting were
we discussed this previously, when we went though the definitions and
descriptions. Ok, we have a motion to forward by Commissioner Myres
with the second by Commissioner Ostner. Commissioner Myres had to
leave and the City Attorney's not here and I'm not sure about how we act
on motion that was made by someone who's no longer in the room. Does
anyone have any thoughts on that?
Trumbo: I think it would be appropriate to go ahead and vote. There is not much
else we can do. We could vote no against that, her motion, then come up
with another one for approval?
Anthes: ' However we think is legal, we will just go for it.
Ostner: I think it's fine if we just go down the line, before we vote I would like to
pose the question, we have never visited the City Council. If members
have comments that they fell are important, I don't think a personal visit
would be out of bounds. We are not bossing their business, it's very clear
that this is their deal and we're just looking at it. I think they value our
opinion and this is our thing. If other members are amendable, I would be
willing to just walk down there and just talk to them, as a group. In stead
of asking them to read our minutes. They might even ask us questions that
group meeting we had awhile back I thought was fairly productive. It's
just a suggestion.
Anthes: Karen, does this go to ordinance review first or directly to Council?
Minkel: It goes to ordinance review.
Anthes: Well, that I might say might be the best time for something like that to
happen and you might tell Mrs. Thiel who I believe is still chairing that
committee. Thank you for Mr. Ostner, for the comments and offer.
Ostner: I can't make meetings during hours like ordinance review, but I can come
up after hours to City Council. I believe ordinance review is during the
day, right?
Minkel: I know it begins earlier, but I think it usually goes past the typical day.
Ostner: 3 or 4ish?
Planning Commission
October 23, 2006
Page 15 of 15
Anthes: I think I had
been to
one at night, I think,
but I don't know, maybe it was
just a long one.
Ok,
are there any further
comments?
Ostner: Who's going to call the roll?
Minkel: I have the roll in front of me.
Anthes: Oh, Karen's going to call the roll.
Minkel: I'm doing both.
Roll Call: The consent agenda is approved by a vote of 6-1-0.
I,.
't
aeevle
y ARKANSAS
THE CITY OF FAYETTEVILLE, ARKANSAS
INTERDEPARTMENTAL MEMO
To: Mayor, City Council
Through: Tim Conklin, Planning and Development Management Director i C
Karen Minkel, Senior Long Range Planner 1 A.
From: Kristina Jones, Long Range Planning Technician ► 3
Date: November 14, 2006
Subject: Future Land Use Map, Public Comments
City Council will consider adopting the Future Land Use Map at the upcoming meeting
on November 21, 2006. An open house was held at the City Administration Building and
the Fayetteville Public Library, where approximately 35 to 40 people, including members
of the public and City Staff (outside of the Planning Division) attended. Participants
viewed a 15 - minute presentation on the Future Land Use Map, asked questions and
filled out a brief survey with comments about the Map. Please find attached comments in
your consideration of the Future Land Use Map. Please call Karen Minkel or Kristina
Jones at .the Long Range Planning Division (575-8267) with any questions.
�hl2c� 4 a. Std ec m /O'/ad
j
City Plan 2025: Future Land Use Open House,. November 8, 2006
Public Comments and Feedback
Question 1: What do you like about the map?
Question 2: What would you change about the map?
Citizen 1:
1) The focus of density in the areas already developed. Also the designated rural areas
that will prohibit sprawl.
2) I would have more urban center designation adjacent to the university - possibly to
the north? Garland and North? Just south of 6`h? The area between Razorback and
Duncan on 6' is particularly weak.
Citizen 2:
1) I like that the Land Use Map is based on the environmental sensitivity of land.
2) I would like to see more green space preserved within the residential areas and urban
centers.
Citizen 3:
1) Love the designations used — zonings, icons and pictures are awesome.
2) Additional greenspace within central city.
Citizen 4
1) I appreciate the size of the Natural Areas.
2) I worry about the large stretches of "residential neighborhood" designation, as. if
services for those residents MUST be driving distance. I would prefer to see corner
services included in residential area zones OR, more City Neighborhood Zones
sprinkled every 'A to 'A mile throughout.
Citizen 5:
1) High density — traffic solutions? Apartment % to whole population? Apartments
encourage transient population that have no ownership or respect for city.
2) Expansion of National Cemetery.
Citizen 6:
I) Shows steep slopes and forests.
2) The Ruskin project should not be high density since it is on steep and forested areas
according to your map.. We should keep this at max like the surrounding density or
better yet, make a park.
Citizen 7:
1)
2) Arkansas Ave to West and Maple to the alley is no longer in the Downtown Master
Plan - it should be blue. Corner of 16 (Wedington) and Bypass (SE corner) needs to
be Purple —it is a major axis point to accommodate future growth to west. There are
no other pieces of property that beg on inside on Wedington.
Citizen 8:
1) That it helps to clarify the intent of the plan.
2) ?
Citizen 9:
1) Preserve green agriculture and natural landscape. Encourage density and diversity.
Discourage conventional strip development.
2) More fully designed areas such as downtown. Use Master Street Plan to develop a
real city-wide grip.
Citizen 10:
1) Everything!
2) Not a thing; job•well done!
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From: Jeremy Pate
To: Conklin, Tim; Pearman, Clarice
Date: 12.12.06 4:05 PM
Subject: Fwd: Future Land Use Map
Attachments: Future Land Use Map
Tim,
Please see the attached request from the City Clerk's office; a final map with the two amendments the Council made at the
meeting is needed for filing.
Thanks,
Jeremy
(12.12.06- Clarice Pearman - Future Land Use Map Page 1
From: Clarice Pearman
To: Pate, Jeremy
Date: 12.12.06 2:37 PM
Subject: Future Land Use Map
Jeremy,
the only map for the resolution passed by city council is a draft, please see that I get an original land use map to file with
the resolution passed December 5, 2006.
Thanks.
Clarice
1 (12 19 06) Clarice Pearman-Future Land Use Map Page 1 ii
From: Clarice Pearman
To: Conklin, Tim
Date: 12.19.06 1:01 PM
Subject: Future Land Use Map
Tim,
Please send me a future land use map on 8 1/2 x 111/2 paper. I cannot scan in this big of item for my records.
Thanks.
Clarice