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Home My WebLink About232-16 RESOLUTION113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 Resolution: 232-16 File Number: 2016-0617 PPL 16-5641 (SE OF PERSIMMON & BROYLES/SLOANBROOKE SD, PH. II): A RESOLUTION TO APPROVE A MASTER STREET PLAN AMENDMENT TO REMOVE A PORTION OF AN UNNAMED, UNBUILT PROPOSED COLLECTOR STREET FROM PERSIMMON STREET SOUTH APPROXIMATELY ONE-HALF MILE AS SHOWN ON EXHIBIT A OF THE PLANNING DEPARTMENT'S MEMO. WHEREAS, the Planning Staff and the Planning Commission have recommended the removal of a portion of an unnamed, unbuilt proposed Collector Street which would have had to cross Owl Creek. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1. That the City Council of the City of Fayetteville, Arkansas hereby amends the Master Street Plan to remove a portion of an unnamed, unbuilt proposed collector street from Persimmon Street south approximately one-half mile as shown on Exhibit A of the Planning Department's memo. PASSED and APPROVED on 12/20/2016 Page 1 Attest: Sondra E. Smith, City Ci€�iia�s 5, m`C . °e Printed on 12121/16 City of Fayetteville, Arkansas 113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 Text File File Number: 2016-0617 Agenda Date: 12/20/2016 Version: 1 Status: Passed In Control: City Council Meeting File Type: Resolution Agenda Number: A. 15 PPL 16-5641 (SE OF PERSIMMON & BROYLES/SLOANBROOKE SD, PH. II): A RESOLUTION TO APPROVE A MASTER STREET PLAN AMENDMENT TO REMOVE A PORTION OF AN UNNAMED, UNBUILT PROPOSED COLLECTOR STREET FROM PERSIMMON STREET SOUTH APPROXIMATELY ONE-HALF MILE AS SHOWN ON EXHIBIT A OF THE PLANNING DEPARTMENT'S MEMO WHEREAS, the Planning Staff and Planning Commission have recommended the removal of a portion of an unnamed, unbuilt proposed Collector Street which would have had to cross Owl Creek. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1. That the City Council of the City of Fayetteville, Arkansas hereby amends the Master Street Plan to remove a portion of an unnamed, unbuilt proposed collector street from Persimmon Street south approximately one-half mile as shown on Exhibit A of the Planning Department's memo. City of Fayetteville, Arkansas Page 1 Printed on 11412017 City of Fayetteville Staff Review Form 2016-0617 Legistar File ID 12/20/2316 City Council Meeting Date - Agenda Item Only N/A for Non -Agenda Item / Jeremy Pate 11/29/2016 City Planning Development Services Department Submitted By Submitted Date Division / Department Action Recommendation: PPL 16-5641: Preliminary Plat (SE OF PERSIMMON & BROYLES/SLOANBROOKE SD, PH. II, 477): Submitted by JORGENSEN & ASSOCIATES, INC. for property located SE OF PERSIMMON & BROYLES. The property is zoned NC, NEIGHBORHOOD CONSERVATION and R -A, RESIDENTIAL AGRICULTURE, containing approximately 28.20 acres. The request is for a Master Street Amendment to remove a planned Collector street from a proposed new subdivision. Account Number Project Number Budgeted Item? NA Does item have a cost? No Budget Adjustment Attached? NA Previous Ordinance or Resolution # Original Contract Number: Comments: Budget Impact: Current Budget Funds Obligated Current Balance Item Cost Budget Adjustment Remaining Budget Fund Project Title Approval Date: V20140710 CITY OF w 01Tile CITY COUNCIL AGENDA MEMO ARKANSAS MEETING OF DECEMBER 20, 2016 TO: Mayor, Fayetteville City Council THRU: Andrew Garner, Planning Director FROM: Harry Davis, Current Planner DATE: November 29, 2016 SUBJECT: PPL 16-5641: Preliminary Plat (SE OF PERSIMMON & BROYLES/SLOANBROOKE SD, PH. II, 477): Submitted by JORGENSEN & ASSOCIATES, INC. for property located SE OF PERSIMMON & BROYLES. The property is zoned NC, NEIGHBORHOOD CONSERVATION and R -A, RESIDENTIAL AGRICULTURE, containing approximately 28.20 acres. The request is for a Master Street Amendment to remove a planned Collector street from a proposed new subdivision. RECOMMENDATION: The City Planning staff and Planning Commission recommend approval of an amendment to the Master Street Plan as shown in the attached Exhibit 'A'. BACKGROUND: The project is located on the east end of Sloanbrooke Subdivision Phase I, south of the intersection of Persimmon and Broyles. The property being developed is a 28.2 acre area with portions in both NC and R -A zones. The applicant has received Planning Commission approval with conditions to construct phase II of a sub -division with 100 residential lots and one parcel for extending a detention pond. Street connections will be made to Broyles Ave. through Sloanbrooke Phase I. Stub -outs for future streets are proposed at the edges of the proposed subdivision. MASTER STREET PLAN AMENDMENT: The applicant proposes an amendment to the Master Street Plan that will remove a planned, unnamed Collector street from Persimmon Street to Holland Drive (see Exhibit 'B'). STAFF DISCUSSION: Staff is supportive of an amendment to the Master Street Plan for only the section of planned Collector street passing through the current phase of development (see Exhibit 'A'). It is unlikely that another crossing of Owl Creek will occur so close to the new Rupple Road crossing. The applicant's proposal to amend the planned Collector from Persimmon Street to Holland Drive was found to be unfavorable by staff and Planning Commission (see Exhibit 'B'). Staff believes that the planned Collector south of the proposed development serves a real purpose in connectivity between different parts of Fayetteville. It would not be advisable to proceed with the applicant's full request without seeing a submitted and approved plan that supplements the removed Collector street. Approval of this amendment is a condition of approval for this project and a denial of the amendment will render the conditional approval of this project null and void. Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 DISCUSSION: On November 28, 2016 the Planning Commission forwarded the applicant's request with staff's recommendation of Exhibit 'A' to City Council by a vote of 9-0-0. BUDGET/STAFF IMPACT: N/A Attachments: • Exhibit A • Exhibit B • Applicant's Request Letter • Planning Commission Staff Report • Proposed site plan • Close up map • One mile map G:\ETC\Development Services Review\2016\Development Review\16-5641 PPL SE of Persimmon & Broyles (Sloanbrooke SD Ph. II) 477 City of Fayetteville 113 W. Mountain Fayetteville, AR 72701 124 W Sunbridge Drive, Suite 5 Fayetteville, AR 72703 Office: 479.442.9127 Fax: 479.582.4807 www.jorgensenassoc.com Attn: Chair of the Planning Commission Re: Variance for The Villages of Sloanbrooke Ph 2 Dear Planning Commission; This letter is in regards to a variance request for Ph2 of The Villages of Sloanbrooke. Phase 1 was recently finalized so we are now starting work on Phase 2 and it was recognized by staff at the Tech Plat meeting we would need to request the following variances: A variance is being requested to amend the Master Street Plan in this area as shown on the attached exhibit. The request is to remove the north south alignment from Persimmon south to the shown connection to Holland Drive. Due to the layout of the existing phase and many future phases the alignment as shown on the Master Street Plan does not correctly line up as this property is developed. Phase 1 of Sloanbrooke has two connections to Broyles and phase 2 will continue these connections to the east and eventually connect to the recently completed Rupple Road. Stub outs to the south are provided with phase 1 and are planned for phase 2 for future connectivity to the south. A variance is being requested for the block length for the southern side of Street 3 between Flanagin and street 2. It was measured to be approximately 710' which exceeds the block length by 50'. A variance is also being requested for block length for the portion of the subdivision in the SW from intersection of Croft Drive and Harrogate Lane along the southern side of Croft Drive measures approximately 950'. A new stub out to the south has been added but we are still slightly over the allowable block length of 600' so variance is being requested. We thank you for your consideration of this proposal and please contact us with any questions. Sincerely; Ju tin L. J rgensen, P.E. CITY OF 11q a e ePLANNING COMMISSION MEMO ARKANS TO: Fayetteville Planning Commission THRU: Andrew Garner, City Planning Director FROM: Harry Davis, Planner Corey Granderson, Staff Engineer Lee Porter, Urban Forester MEETING: November 28, 2016 UPDATED W TH PC RESULTS SUBJECT: PPL 16-5641: Preliminary Plat (SE OF PERSIMMON & BROYLES/SLOANBROOKE SD, PH. II, 477): Submitted by JORGENSEN & ASSOCIATES, INC. for property located SE OF PERSIMMON & BROYLES. The property is zoned NC, NEIGHBORHOOD CONSERVATION and contains approximately 28.20 acres. The request is for 102 single-family lots. RECOMMENDATION: Staff recommends approval of PPL 16-5641 with conditions. BACKGROUND: Site Description: The project is located on the east end of Sloanbrooke Subdivision Phase I, south of the intersection of Persimmon and Broyles. The property being developed is a 28.2 acre area with portions in both NC and R -A zones. The surrounding land use and zoning is depicted in Table 1. Table 1 Surrounding Land Use and Zoning Direction from Site Land Use Zoning North Undeveloped/Owl Creek R -A, Residential Agriculture South Undeveloped NC, Neighborhood Conservation East Undeveloped/Owl Creek NC, Neighborhood Conservation, R -A, Residential Agriculture, CS, Community Services West Sloanbrooke Subdivision Phi NC, Neighborhood Conservation Proposal: The applicant proposes a sub -division with 102 residential lots and one parcel for extending a detention pond. Street connections will be made to Broyles Ave. through Sloanbrooke Ph I. Stub -outs for future streets are proposed at the edges of the proposed subdivision. Right-of-way to be dedicated: The applicant has proposed the Local Street section (50 -foot right- of-way) throughout the development, which is typical where future through street connections are provided. One Residential Street section (43 -foot right-of-way) is proposed and will be used internally to the subdivision for connectivity purposes. Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 Water and Sewer System: Public water and sewer lines will need to be extended through the development. Waterlines will need to extend 2,100 linear feet and connect with the water system to the east along the new Rupple Road. Parks: On August 3, 2015 the Parks Recreation and Advisory Board reviewed this proposal as part of PPL 15-5183 and recommended accepting parkland in an area as shown in a concept map for that project. This parkland is on the south side of Owl Creek and this parkland dedication will be in addition to and a continuation of the 2.23 acres dedicated in Phase I. Access Management/Connectivity: The subject development anticipates future development to east and south with future street stub -outs, and proposes connecting to the existing Sloanbrooke Subdivision Ph I to the west. The proposed subdivision meets the access management and connectivity requirements, with the exception of two block lengths that exceed the allowed 660 - feet maximum. Street Improvements: Staff is not recommending any street improvements as Broyles Avenue was improved with earlier phases of this development. Public Comment: No comments have been received. RECOMMENDATION: Staff recommend approval of PPL 16-5641 with the following conditions: Conditions of Approval: Planning Commission determination of appropriate street connectivity and two'variances for block length. The applicant has provided many stub -outs along the edge of this proposal, however the applicant has asked' for a variance on block length (UDC Section 166.08. E) for one of the blocks. The southern side of Street 3 between Flanagin Lane and Street 2 is approximately 770 feet, exceeding the allowable block length by 110 feet. Due to the high internal connectivity of this subdivision, staff is in support of a variance for this block. Upon further review of project connectivity, staff has noted on the attached plans where the block length is further exceeded elsewhere in the proposal. The portion of this subdivision in the south-west from the intersection of Croft Drive and Harrogate Lane along the southern side of Croft Drive measures approximately 950'. Staff is not in support of a variance for this block length as it diminishes connectivity with future development and could be easily remedied with a stub -out. Staff recommends a stub -out to the south- west in between Flanagin and Street 2 to allow for future street connection consistent with City policy on connectivity. A stub out at the end of Street 2 would exceed the block length and require a variance, which staff could support. Subdivision Committee agreed with staff's recommendation on both variances. 2. Planning Commission recommendation of a Master Street Plan amendment. The applicant has requested an amendment to the Master Street Plan to remove a planned Collector street that is proposed to pass through this development. Staff is supportive of an amendment to the Master Street Plan for only the section of planned Collector street passing through the proposed development, as it is unlikely with Owl Creek that there will G:\ETC\Development Services Review\2016\Development Review\16-5641 PPL SE of Persimmon & Broyles (Sloanbrooke SD Ph. 11) 477 be a connection to the north (see attached exhibit showing the proposed amendment). Furthermore, both Broyles to the west and Rupple to the east will provide ample connectivity to this area. This amendment will need to be recommended by the Planning Commission to City Council. Approval of this amendment is a condition of approval for this project and a denial of the amendment will render the conditional approval of this project null and void. Subdivision Committee agreed with staff's recommendation. Planning Commission determiantion of parkland dedication or payment of fees in lieu. On May 2, 2016 the Parks Recreation and Advisory Board reviewed this project and recommended accepting parkland dedication. The applicant must show previous dedicated parkland and this proposed area to be deeded on proposed overall Cross Keys plat map as a condition of approval. This park land must be deeded to the city prior to acceptance of Phase 11 Final Plat. Please submit deed to City Land Agents for review prior to recording at the Washington County Courthouse. The applicant should provide Park Staff a copy of the recorded deed prior to plat signing. The actual amount of acreage for Sloanbrooke Phase II will be determined by the actual number of units and the parks fee formula at Planning Commission approval of the Preliminary Plat. Subdivision Committee agreed with staff's recommendation. 4. Portions of lots that are partly zoned R -A must have that zoning district's setbacks. Please update the setbacks table to include R -A requirements and change the setbacks for portions of lots where R -A exists. 5. Lots 11, 12, and 13 must either conform to R -A zoning district requirements for land area, density, and setbacks or be removed from the plat. Fire Department: For roads 20 to 26 feet in width, fire lane signs as specified in D103.6 shall be posted on both sides of fire apparatus access roads that are 20 to 26 feet wide. In addition signs must meet spacing requirements of AFPC 2012 503.3. For roads more than 26 feet in width, fire lane signs as specified in D103.6 shall be posted on one side of fire apparatus access roads more than 26 feet wide and less than 32 feet wide. In addition signs must meet spacing requirements of AFPC 2012 503.3. Fire is also requiring one additional fire hydrant be placed as outlined in their redlines. 7. Right-of-way to be dedicated in the amount of 50 feet and 43 feet for the new internal streets and indicated on the plat. 8. Prior to final plat the property line adjustment or lot split to create the legal lot for this subdivision shall be completed and filed of record. 9. The applicant must show a waterline extension from this subdivision -to waterlines along Rupple Road (approximately 2,100 linear feet of waterline). This is a requirement from both Utilities and Engineering. 10. All lots less than 50 feet in width and narrower are subject to UDC Section 164.23, Small Lot Design Standards. 11. Future street extension signs shall be installed at all street stub -outs prior to final plat. G:\ETC\Development Services Review\2016\Development Review\16-5641 PPL SE of Persimmon & Broyles (Sloanbrooke SD Ph. II) 477 12. Street lights shall be installed in accordance with code at all street intersections and spaced every 300 feet. 13. Conditions of approval from Fire, Engineering, Urban Forestry, and Parks Department are included in the official conditions of approval, attached hereto. Standard conditions of approval: 14. 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). 15. 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. 16. Preliminary Plat approval shall be valid for one calendar year. BUDGET/STAFF IMPACT: None Attachments: • Planning Department redlines • City Engineering Division comments • Urban Forestry comments • Fire Department comments • Parks Department comments • Applicant's letter • Applicant's variance/amendment request letter • Overall Site Plan • Close up Map • One Mile Map G:\ETC\Development Services Review\2016\Development Review\16-5641 PPL SE of Persimmon & Broyles (Sloanbrooke SD Ph. II) 477 PPL 16-5641 SLOANBROOKE SD PH. 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