HomeMy WebLinkAbout30-06 RESOLUTIONVr
RESOLUTION NO. 30-06
A RESOLUTION AMENDING THE MASTER STREET PLAN TO
REALIGN MORNING MIST DRIVE, A COLLECTOR STREET TO
THE SOUTH MODIFYING THE TERMINUS OF THE STREET TO
CREATE AN INTERSECTION WITH MOUNT COMFORT ROAD IN
ALIGNMENT WITH BRIDGEPORT DRIVE.
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
FAYETTEVILLE, ARKANSAS:
Section 1. That the City Council of the City of Fayetteville, Arkansas,
hereby amends the Master Street Plan to realign Morning Mist Drive, a collector
street to the south modifying the terminus of the street to create an intersection with
Mount Comfort Road in alignment with Bridgeport Drive. A map depicting this
amendment, marked Exhibit "A" is attached hereto and made a part hereof.
PASSED and AglAgyED this 21St day of February, 2006.
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ATTEST:
By:
DAN COODY, Mayo
Jeremy Pate
Submitted By
City of Fayetteville
Staff Review Form
City Council Agenda Items
or
Contracts
21 -Feb -06
City Council Meeting Date
Planning
Division
Action Required:
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Approval of a resolution associated with St. James Park Preliminary Plat (PPL 05-1749) amending the Master Street Plan to
realign Morning Mist Road, a Collector Street.
$0.00
Cost of this request
n/a
Account Number
n/a
Project Number
Budgeted Item
n/a
Category/Project Budget
n/a
Funds Used to Date
n/a
Remaining Balance
Budget Adjustment Attached
n/a
Program Category / Project Name
n/a
Program / Project Category Name
n/a
Fund Name
Department irector
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City Attorney
Date
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Finance and Internal Service Director •
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Date
Previous Ordinance or Resolution #
Original Contract Date:
Original Contract Number:
n/a
n/a
Received in City Clerk's Office
Received in Mayors Office
277
Comments:
City Council Meeting of February 21, 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: January 31, 2006
Subject: Approval of a resolution to amend the Master Street Plan realigning Morning
Mist Drive Collector Street to the south modifying the terminus of the street to create an
intersection with Mount Comfort Road (PPL 05-1749) in alignment with Bridgeport
Drive.
RECOMMENDATION
The Fayetteville Street Committee, Planning Commission, and staff reconunend approval
of a resolution amending the Master Street Plan to modify the location of Morning Mist
Drive, classified a Collector street, realigning the east -west street to tum south where it is
currently constructed through Clabber Creek Subdikision Ph I and I1 and Wildflower
Meadows Subdivision. In association: with the. -development of St. James Park
Subdivision, Morning Mist Drive is to be constructed within St: James Park to be directed
south such that it will intersect with Mt. Comfort Road across from Bridgeport Drive and
remove the collector street between Hughmourii Road and Wheeler Road.
BACKGROUND
The subject property is the site of the St. James Park Subdivison, an approved
preliminary plat subject to conditions requiring Master Street Plan Amendments. As
properties have developed between Hughmount Rd. and Rupple Road, the Collector
Street named Morning Mist Drive has been constructed south of its original .position; a
result of the location of Clabber Creek to the north Moming Mist Drive currently stubs -
out to the west at the northeast corner of the subject property. Initially, the applicant
submitted a subdivision layout with a stub -out to a single family lot to the west. Staff
recommended modifying the alignment of the Collector street to the south where it will
intersect Mount Comfort Road across from Bridgeport Drive. Staff recommended this
street configuration as opposed to a western connection for the following reasons.
• The proximity of the street intersection with Hughmount Road and the bridge
across Clabber Creek
• Visibility and limited sight distance
• The re -alignment with the revised intersection of Hughmount Rd and Wheeler Rd
as required with Cherry Hills Subdivision
• Mount Comfort Road is designated a Minor Arterial and is more likely to be
improved to carry a greater volume of traffic than the adjacent Collector streets
• Allowing this Collector to align with the east -west Wheeler Road would increase
City Council Meeting of February 21, 2006
Agenda Item Number
the likelihood of traffic cutting through the neighborhoods already established,
instead of utilizing the arterial street for through movements into the city.
• There is potential to create a controlled intersection with signage or signalization
at Mount Comfort and Bridgeport, as Bridgeport carries a high volume of traffic
currently.
DISCUSSION
The Planning Commission voted 7-0-0 to approve PPL 05-1749 on January 09,
2006 This item was heard at the Street Committee meeting of January 24, 2006,
at which the four members voted to forward this item to the City Council with a
recommendation for approval.
BUDGET IMPACT
None.
RESOLUTION NO.
A RESOLUTION AMENDING THE MASTER STREET PLAN TO
REALIGN MORNING MIST DRIVE, A COLLECTOR STREET TO
THE SOUTH MODIFYING THE TERMINUS OF THE STREET TO
CREATE AN INTERSECTION WITH MOUNT COMFORT ROAD IN
ALIGNMENT WITH BRIDGEPORT DRIVE.
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
FAYETTEVILLE, ARKANSAS:
Section 1. That the City Council of the City of Fayetteville; • kans.s,
hereby amends the Master Street Plan to realign Mort f) ive, cfoRector
street to the south modifying the terminus of the streeto crreate ant tersean with
Mount Comfort Road in alignment with Bridgeport Drive. A rnap depicting this
amendment, marked Exhibit "A" is attacheillereto and mace aa.p7rt hereof
PASSED and APPROVED this 21St da of February, 2006.
ICA SMITH, City Clerk
DAN COODY, Mayor
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ARKANSAS
THE CITY OF FAYETTEVILI E. ARKANSAS
PLANNING DIVISION CORRESPONDENCE
PC Meeting of January 09, 2006
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: January 3, 2006 Updated January 16, 2006
PPL 05-1749: Preliminary Plat (ST. JAMES PARK S/D, 321): Submitted by STEVE
CLARK for property located at NE OF MT COMFORT AND HUGHMOUNT ROADS. The
property is zoned RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE and
contains approximately 24.35 acres. The request is to approve the preliminary plat of a
residential subdivision with 73 single family Tots proposed.
Planner: SUZANNE MORGAN
Findings:
Property description: The applicant requests preliminary plat approval for a residential
subdivision with 73 single family lots proposed, along with one lot to be dedicated for detention.
The site is located north and east of Mount Comfort Road. The property was recently annexed
into the city and zoned RSF-4, creating a 3 -acre island of property within the County to the east.
The applicant agreed to process the annexation for the island, and the initial approvals were
granted. However, the landowner has since stopped the process of annexation. Much of the
surrounding property within the city has been platted into single family subdivisions at less than
4 units per acre. Property to the north and within the Planning Area is also being subdivided into
lots at urban densities (e.g. Cherry Hills Subdivision and Lierly Lane Subdivision).
SURROUNDING LAND USE AND ZONING:
Direction
Land Use
Zoning
North
Agricultural, Single Family homes
Planning Area
South
Agricultural and Bridgeport Subdivisions
Planning Area, RSF-4
East
Large 3 -acre single family lot and residential
subdivisions (Wildflower Meadows)
Planning Area and RSF-4
West
Agricultural, Single Family homes
Planning Area
Water and Sewer: Water and sewer lines will be extended to serve the proposed development.
Sanitary sewer assessment for a potential, temporary sewer capacity solution is required prior to
building permit, with the amount to be determined by the City Council.
K: IReportsl20061PC Reports101-09-061PPL 05-1749 (St. James Park).doc
Adjacent Master Street Plan Streets:
Mount Comfort Road (Minor Arterial & Collector)
Hughmount Road (Collector)
Morning Mist/Hyde Park (Collector)*
*Staff recommends a Master Street Plan amendment to redirect Morning Mist Drive to the south.
Connectivity: Connectivity is proposed to be provided to the east and south. No connectivity is
proposed to the north or west. As properties have developed between Hughmount Rd. and
Rupple Road, the Collector Street named Morning Mist Drive has been constructed south of its
original position. This was the result of the location of Clabber Creek to the north. Morning
Mist Drive currently stubs -out to the west at the northeast corner of the subject property.
Initially, the applicant submitted a subdivision layout with a stub -out to a single family lot to the
west Staff recommended modifying the alignment of the Collector street to the south where it
will intersect Mount Comfort Road across from Bridgeport Road. Staff recommended this street
configuration as opposed to a western connection for the following reasons:
• The proximity of the street intersection with Hughmount Road and the bridge across
Clabber Creek
• Visibility and limited sight distance
• The re -alignment with the revised intersection of Hughmount Rd and Wheeler Rd as
required with Cherry Hills Subdivision
• Mount Comfort Road is designated a Minor Arterial and is more likely to be improved to
carry a greater volume of traffic than the adjacent Collector streets
• Allowing this Collector to align with the east -west Wheeler Road would increase the
likelihood of traffic cutting through the neighborhoods already established, instead of
utilizing the arterial street for through movements into the city.
• There is potential to create a controlled intersection with signage or signalization at
Mount Comfort and Bridgeport, as Bridgeport carries a high volume of traffic currently.
Right-of-way being dedicated: 45' and 35' for Mt. Comfort Rd. (this street is designated both a
Collector and Minor Arterial Street adjacent to the subject property), 35' from the centerline of
Hughmount Road, and 40', 50', and 70' for interior streets. The streets within the property range
from Residential designation to Collector streets.
Street Improvements: As the development of 73 single family lots will greatly impact the
surrounding Collector and Minor Arterial streets, staff recommends the following improvements:
a. The applicant shallcoordinate with the developer of Cherry Hills Subdivision to
improve the intersection of Wheeler Roadiand Hughmount Road. The developer of
Cherry Hills currently has construction plan approval for the realignment of this
intersection. The developer of St. Janes Park will be responsible for the
improvements (curb, gutter, storm drainage, sidewalks, street lights) on the east
side of the realigned street, creating a 14' from centerline improvement on
Hughmount Rd.
b. Improve Mount Comfort Road and Hughmount Road adjacent to the subject
property to include 18' street from centerline, curb, gutter, storm drains and a 6 -
foot sidewalk.
Prior to the application of signatures on the final plat, staff shall inspect the site to ensure that
all required improvements have been installed.
K:IReporls110061PC Repons101-09-061PPL 05-1749 (St. James Park).doe
•
Parkland Dedication: Park land fees will be assessed in the amount of $40,515 for the
development of 73 single family lots.
Tree Preservation: Existing:. 1.81%
Preserved: 1.76%
Required: 1.81%
Mitigation: Required
Recommendation: Staff recommends approval of PPL 05-1749 with the following conditions:
Conditions of Approval:
1. Planning Commission recommendation of a Master Street Plan amendment to realign
Morning Mist Drive, a Collector Street shown on this plat as Hyde Park, subject to City
Council approval. The Master Street Plan currently indicates the Collector Street
intersecting Hughmount Road north of the subject property. Staff recommends modifying
the street such that it intersects with Mount Comfort Road as shown on the proposed plat.
Stafffinds that strict compliance with the Master Street Plan would place the intersection
of the Collector Street with Mount Comfort Rd or Hughmount Rd. in an undesirable and
potentially dangerous location. Placing this connection or any street connection near a
bridge and the intersection of Hughmount Road and Wheeler Road with low visibility and
sight distance would create a dangerous traffic situation and would result in increased
cut -through traffic, rather than connectivity as desired.
The Subdivision Committee recommended in favor of the proposed Master Street
Plan Amendment.
2. Planning Commission determination` of street improvements. Staff recommends the
following improvements:
c. The applicant shall coordinate with the developer of Cherry Hills Subdivision to
improve the intersection of Wheeler Road and Hughmount Road. The developer of
Cherry Hills currently has construction plan approval for the realignment of this
intersection. The developer of St. James Park will be responsible for the
improvements (curb, gutter, storm drainage, sidewalks, street lights) on the east
side of the; realigned street, creating. a ,14' from centerline improvement on
Hughmount Rd.
a. Improve Mount Comfort Road and Hughmount Road adjacent to the subject
property to include 18' street from centerline, curb, gutter, storm drains and a 6 -
foot sidewalk.
The Subdivision Committee recommended in favor of the proposed street
improvements.
1
3. Planning Commission determination of connectivity. Staff does not recommend a
connection to the west or north. Staff finds that the proximity of the street intersection
with Hughmount Road and the bridge across Clabber Creek and low sight distance is not
K:1Repons120061PC Repons101-09-06IPPL 05-1749 (St James Park).dac
conducive to a street connection to the west. Staff recommends a primary street
connection south to Mount Comfort Road, designated a Minor Arterial, as this street is
more likely to be improved to carry a greater volume of traffic, and there is potential to
create a controlled intersection with signage or signalization at Mount Comfort and
Bridgeport.
The Subdivision Committee recommended evaluating a street connection to the
west. Within the staff report are two options presented for street connections to the
west. Staff is not in favor of either of these connections.
4. The subject property is located within the Clabber Creek Bridge Assessment Area. The
developer shall be proportionately assessed for the future construction of a bridge on
Rupple Road based on the projected impact of the development upon this infrastructure,
to be $8,260.00 based on 73 single family lots. The amount to be paid shall be
determined by the City Engineering Division. Payment shall be prior to recordation of
the final plat.
5. Sanitary sewer assessment for a potential, temporary sewer capacity solution is required
prior to final plat, with the amount to be determined by the City Council
6. The applicant shall submit fees for parkland in the amount of $40,515 for 73 single
family lots, due prior to recordation of the final plat.
7. The conditions of approval in the attached Tree Preservation report shall be entered as
conditions of the preliminary plat for St. James Park. Two (2) trees are required to be
planted to meet mitigation requireinents.
8. Dedication of a minimum of 35' and 45' from the centerline of Mount Comfort Road and
Hughmount Road, as well as dedication of right-of-way on streets interior to the property
in accordance with Master Street Plan requirements shall occur with the final plat.
9. The applicant shall provide a cost estimate for the extension of all streets that will be
constructed as temporary cul-de-sacs or other turn -around as approved by the Fire
Department and Planning Division. An assessment in the amount approved shall be paid
by the developer prior to Final Plat for the unconstructed portion of the street stub -outs,
to include street pavement, curb; gutter, storm drain, and sidewalk. Exact estimates and
assessments will be determined at the time of final plat.
10. A temporary access easement shall be shown on each temporary cul-de-sac (or turn-
around) and filed with the Final Plat. The temporary cul-de-sacs (or turn -around) shall be
automatically abandoned at the time of the respective street extension.
11. A sign shall be installed at each street stub -out to indicate future extension of the right-of-
way and street prior to recordation of the final plat. (Coordinate with the Transportation
Division for sign specifications prior to ordering the sign.)
K:1Reports120061PC Repon.00/-09-061PPL 05-1749 (St James Park).doc
12. Sidewalk adjacent to Lot 74 and adjacent to Mount Comfort and Hughmount Road shall
be constructed (not guaranteed) prior to application of signatures on the final plat. All
other internal sidewalks shall be installed or guaranteed in accordance with Ch. 158.01
prior to final plat approval. Sidewalk location and any transition from a 6' sidewalk to 4'
sidewalk shall be approved by the Sidewalk Coordinator at the time of construction.
13. Street lights shall be installed or guaranteed with a maximum separation of 300 feet along
all streets (including Mount Comfort Rd and Hughmount Road) and at any intersection
and cul-de-sac prior to final plat.
14. Subdivision area signage shall be permitted in accordance with applicable city codes.
The location, height and placement of any landscaped entry feature shall be reviewed by
City staff for compliance with ordinance regulations and maintained by the POA.
15. The installation of a fence shall be coordinated with all appropriate utility companies and
staff to insure property placement. No fence shall be located within right-of-way.
16. Maintenance of the detention pond, Lot 74, shall be the responsibility of the POA.
17. The plat shall be modified to include the following:
a. On any property line which has a utility easement greater in width than the
required building setback, the utility easement takes precedence and becomes the
building setback. The plat shall be revised to comply with this requirement (see
all corner. lots).
b. The construction plans and final plat shall reflect the street improvements lat the .
intersection of Hughmount Road and Wheeler Road as approved by the City...
Engineering Division.
c. Street lights shall be shown at the intersection of Mount Comfort Road and.
Surrey, indicate street light location on Mount Comfort and Hughmount Road.
Standard Conditions of Approval:
18. Plat Review and Subdivision comments (to include written staff comments provided to
the applicant or his representative, and all comments from utility representatives - AR
Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications).
19. 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.
20. All overhead electric lines under 12Kv shall be relocated underground. All proposed
utilities shall be located underground.
21. All street names and addresses shall be approved by the 911 Coordinator.
K IReports120061PC Reparts101-09-061PPL 05-1749 (S1. James Park). doe
Additional conditions:
a.
b.
c.
Planning Commission Action: ✓ Approved 0 Denied 0 Tabled
Meeting Date: January 09, 2006 Motion by Lack to approve with all conditions as stated in
staff report Second by Myres. Vote: 7-0-0
Comments:
The Conditions of Approval listed in the report above are accepted in total without exception by
the entity requesting approval of this development item.
Signature Date
K:IReporfs12006&PC Repons101-09-061PPL 05-1749 (St. James Park).doc
Master Str at Plan & St Jamc , Park Subdivision
Morning Mist Dr per MSP
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Pro 0 Sea - aloyoG
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Morning Mist Or.
(Local Street l K
'_Future continuation
of Hyde Park
(Collector Street)
doark
nsulting
CIVIL / ENVIRONMENTAL ENGINEERING
5 Business Drive, Suite 202 Fayetteville. AR 72703 (479)444-8171
i
Mt. Comfort Road
(Minor Arterial Street)
SCALE 1200 DATE REVISED: CHECKED BY: DRAWN BY:
DATE- 12/21/05 JSC CJW
St. James Park Subdivision
Master Street Plan Amendment
Ti o- A W es -ie rn 561- con nel 0n (p4u'stibd i;siNk,.rl4_
lark
onsulting
CIVIL / ENVIRONMENTAL ENGINEERING
3715 Business Drive, Suite 202 Fayetteville, AR 72703 (479)444-8171
-4 'ckc"Eisiance. St
SCALE' 1:200
DATE REVISED:
CHECKER BY:
DRAWN BY'
DATEt 12/21/05
1/3/06
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St. James Park Subdivision
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FAYETTEVILLE
THE CITY OF FAYETTEVILLE, ARKANSAS
113 W. Mountain St.
Fayetteville, AR 72701
Telephone: 479-575-8264
ENGINEERING DIVISION CORRESPONDENCE
TO:
FROM:
DATE'
SUBJECT:
Planning Commission Members
Brent K. O'Neal, P.E., Staff Engineer
January 5, 2006
St JamesrStibdrgsion.(PPL05 174'9)
Off Site Assessments
.419 iI
The following is the Engineering Division's recommendation to the Planning Commission for off-site
assessments:
1 BRIDGE OVER CLABBER CREEK:
The Engineenng Division recommends that this subdivision be assessed for a percentage of the
construction costs to construct a bridge over Clabber Creek. The following is a rational nexus
calculation for this offsite improvement:
•
Approximate Rupple Road Bridge dimensions:
Length — 250 L F ; Width — 56'; Surface Area of Decking — 14,000 s. f.
Projected Traffic from development — (73 Lots * 9.57 vpd/lot) - 699 vpd
Assume 50% of vehicle trips will use Rupple — 3512 vpd
Assume 50 % of vehicle trips using Rupple go north— E? vpd
Minor Arterial traffic capacity = 14,800 vpd
% Traffic from development = I `8%
Clabber Creek Bridge Costs:
14,000 s.f.($50.00/s.f.) = $700,000.00
St. James Subdivision Percentage of Costs:
0.0118($420,000.00) = $8-260100
Therefore, the Engineering Division recommends that the Hancock Estates Subdivision be assessed
$8;260x00 for the future Rupple Road Bridge across Clabber Creek.
•
•
ARKANSAS
PC Meeting of January 9, 2006
THE CITY OF FAYETTEVILLE. ARKANSAS
TREE PRESERVATION and PROTECTION REPORT
To: Fayetteville Planning Commission
From: Sarah K. Patterson, Urban Forester
Date: January 4, 2006
113 W. Mountain Si
Fayetteville, AR 72701
Telephone: (479) 444-3470
ITEM #: PPL 05-1749: Preliminary Plat (St. James Park)
Requirements Submitted:
Canopy Measurements:
iTota1
Initial Review with the Landscape
Administrator
acres
✓
Site Analysis Map Submitted
T
Site Analysis Written Report Submitted
7
.:Complete
Tree Preservation Plan Submitted
Canopy Measurements:
iTota1
SifeAea
acres
23.83
square feet
1,038,150
9 •Li .+
faatili Tree
Caeopy ..
acres
0.44
square feet
19,250
percent of site
area
1.81%
ttx sting±TQee.Ca
iop fresP417
acres
0.43
square feet -
18,750
percent of total site area
1.76%
.t
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itle: nt lli<nunum_CanoiiSciredx
1•81%
FINDINGS:
The desirability of preserving a tree or group of trees by reason of age, location, size or
species
• .This site has a low existing tree canopy. All trees are located on the
sloping property line nearing the 100 year flood plain.
•
Whether the design incorporates the required Tree Preservation Priorities.
• The design of the plan does incorporate the required priorities. Only
500 square feet of canopy will be removed.
The extent to which the area would be subject to environmental degradation due to
removal of the tree or group of trees.
• Environmental degradation should not occur as a result of the loss of
one tree canopy.
The impact of the reduction in tree cover on adjacent properties, the surrounding
neighborhood and the property on which the tree or group of treesis located.
• Adjacent properties will not be greatly impacted by the loss of canopy.
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 theflexibility lexibility of the design.
• The size and shape of the lot does not greatly inhibit the flexibility of
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 all groups of trees on this site aregood. .:
The placement of the tree or group of trees in relation to utilities, structures, and use of
the property.
• The trees marked for preservation are found along the back of several
lots. This is a prime location for preservation.
The need to remove the tree or group of trees for the purpose of installing, repairing,
replacing, or maintaining essential public utilities.
• The one tree marked for removal is found within a required drainage
easement. This tree will have to be removed during the installation
process.:
Whether roads and utilities are designed in relation to the existing topography, and
routed, where possible, to avoid damage to existing canopy.
• N/A
Construction requirements for On -Site and Off -Site Alternatives.
• N/A
The effects of proposed On -Site Mitigation or Off -Site Alternatives.
• Mitigation will be required in the amount of 2 (2) inch caliper trees.
•