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HomeMy WebLinkAbout192-21 RESOLUTIONof r nrfir.. Flux _ I1 4'��:dNSPS 113 West Mountain Street Fayetteville, AR 72701 (479)575-8323 Ordinance: 192-21 File Number: 2021-0507 ADM-2021-052: (325 N. WEST AVENUE,CITY OF FAYETTEVILLE PARKING DECK): A RESOLUTION PURSUANT TO § 166.04(B)(3) OF THE FAYETTEVILLE UNIFIED DEVELOPMENT CODE TO APPROVE THE REQUEST TO NOT DEDICATE ADDITIONAL RIGHT OF WAY ALONG WEST AVENUE FOR THE PARKING DECK PROJECT WHEREAS, a Site Improvement Plan is under staff review for the development of the replacement parking deck near the intersection of Dickson Street and West Avenue; and WHEREAS, City staff has already determined that the existing 27.5 feet of right of way from the centerline of Dickson Street adequately meets the Urban Street Master Street Plan cross section; and WHEREAS, the Planning Commission voted 5-0-1, in support of the staff recommendation, to recommend to the City Council that a lesser dedication of right of way be allowed along West Avenue; and WHEREAS, the City Council has determined that the existing 20 feet of right of way from the centerline of West Avenue is adequate given the intention to develop a 15 foot sidewalk, bump -out furniture zone, and curb and gutter either within the right of way or on City of Fayetteville property. 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 approves the request to not dedicate additional right of way along West Avenue for the parking deck project, pursuant to § 166.04(B)(3) of the Fayetteville Unified Development Code. Page 1 Printed on 7/21/21 Ordinance: 192-21 File Number: 2021-0507 PASSED and APPROVED on 7/20/2021 Attest: RK %-)O Kara Paxton, City Clerk Treamre# .Z= Page 2 Printed on 7/21/21 ADM-2021-000052 West Ave. Parking Deck ADM-2021-000052 Close Up View I EXHIBIT 'A' r-, Ld R Subject Property w Lo Lu '43: DICKSON ST 1 1 1 !� 1 1 1 1 r , r - Institutional Master Plan - Urban Center wft Planning Area " ' " Feet Fayetteville City Limits ---• Shared -Use Paved Trail 0 75 150 300 450 600 L_ Design Overlay District 1 inch = 200 feet DG A& NORTH RMF-40 C-3 l E1 Main Street Center Downtown General Neighborhood Conservation P-1 EXHIBITS' ADM-2021-000052 Legal Descriptions: PARCEL DESCRIPTIONS Parcel 1 A part of the NW 1/4 of the NE 114 of Section 16. T-16-N, R-30-W, Washington County, Arkansas, more particularly described as commencing at the North Quarter -Corner (N 1/4) of said Section; said point being a found iron pin; Thence S02'41'59"W, 1322.01 feet to the Southwest corner of said 40-acre tract; said point being a set cotton spindle; Thence along said 40-line 586"59'31"E, 276.63 feet; Thence NO3'07'38"E, 13.20 feet to the north right-of-way line of Dickson Street to the point of beginning; Thence NO3'12'06"E, 81.12 feel; Thence NO2'14'32"E, 98 08 feel; Thence 587'02'59"E, 14.84 feet; Thence NO2"57'01"E, 2.00 feet Thence S87'02'59"E, 68.99 feet to a point on the west right-of-way line of West Avenue; Thence S02'30'15"W along said west right-of-way, 181.25 feet to the north right-of-way line of Dickson Street; Thence N87'00'30"W along said north right-of-way line, 84.39 feet to the point of beginning. Containing 0.3 acres more or less. Parcel 2 A part of the NW 114 of the NE 1/4 of Section 16, T-16-N, R-30-W, Washington County, Arkansas, more particularly described as commencing at the North Quarter -Corner (N 1/4) of said Section; said point being a found iron pin; Thence S02'41'59"W, 1322.01 feet to the Southwest corner of said 40-acre tract; said point being a set cotton spindle; Thence along said 40-line S86'59'31"E, 276.63 feel; Thence NO3'07'38"E, 13.20 feet; Thence NO3'12'06"E. 81.12 feet; Thence NO2'14'32"E, 98.08 feel to the point of beginning; Thence NO2'14'32"E, 219.79 feet; Thence N75'54'OB"E. 2.23 feet; Thence N74'43'16"E, 64.11 feet; Thence NO3'45'12"E, 5.60 feet; Thence S88'26'50"E, 21.54 feet to a point on the west right-of-way line of West Avenue; Thence S02'30'15"W along said west right-of-way line, 244.62 feet; Thence N87'02'59"W, 68.99 feet. - Thence S02'57'01"W, 2.00 feet; Thence N87'02'59"W, 14.84 feet to the point of beginning Containing 0.5 acres more or less. Parcel 3 A part of the NW 1/4 of the NE 114 of Section 16, T-16-N, R-30-W, Washington County, Arkansas, more particularly described as commencing at the North Quarter -Corner (N 114) of said Section; said point being a found iron pin; Thence S02'41'59"W, 1322.01 feel to the Southwest corner of said 40-acre tract; said point being a set cotton spindle; Thence along said 40-line S86'59'31 "E. 276.63 feet; Thence NO3'07'38"E, 13.20 feet; Thence NO3'12'06"E, 81.12 feet, Thence NO2'14'32"E, 98.08 feet to the point of beginning; Thence N87'02'59"W, 35.83 feet; Thence NO2'57'01"E, 2.00 feet; Thence N87'02'59"W, 24.00 feet; Thence NO2`57'01"E, 214.57 feel; Thence S87'02'59"E, 57.15 feet; Thence S02'14'32"W, 216.59 feel to the point of beginning; Containing 0.3 acres more or less. EXHIBITS' ADM-2021-000052 Parcel 4 A part of the NW 1/4 of the NE 1/4 of Section 16. T-16-N, R-30-W, Washington County, Arkansas, more particularly described as commencing at the North Quarter -Corner (N 114) of said Section: said point being a found iron pin: Thence S02'41'59"W, 1322.01 feet to the Southwest corner of said 40-acre tract; said point being a set cotton spindle: Thence along said 40-line S86'59'31 "E, 164.88 feet: Thence N0253'07"E. 13.17 feet to the point of beginning, said point being a chiseled "X" in concrete at the intersection of the North Right -of -Way of Dickson Street and the Easterly Right -of -Way of a railroad; said railroad Right -of -Way being a perpendicular distance of 25.00 feel East of the centerline of existing railroad; Thence along said railroad Right-of-way NO2'53'12"E, 405.78 feet to the PC of a curve to the left having a radius of 1378.75 feet and a delta angle of 12'24'16", said point being a found iron pin; 25 feet East of said railroad centerline: Thence along said curve an arc distance of 298.50 feet, having a chord bearing and distance of NO3'26'54"W, 297.92 feet a point, said point being the intersection of the south right-of-way of Lafayette Street and the said easterly railroad right-of-way; Thence along said Lafayette right-of-way N74'55'19"E. 51.12 feet to a point, said point being the intersection of said right-of-way of Lafayette Street and the easterly right-of-way of the original railroad; said intersection point being at a radial distance of 50 feet Easterly of the centerline of the original main track; Thence along said right-of-way Southeasterly along a curve to the right an arc distance of 26.13 feet having a chord bearing and distance of S17'45'49"E, 26.13 feet; Thence leaving said right-of-way S23"57'35"E, 26.57 feet to a point on the southerly face of a concrete block wall; Thence S06'44'34"W, 34.77 feet to a point two feet westerly and two feet southerly of the southwest corner of a concrete pad for an electric transformer: Thence S83'32'56"E, 2 65 feel; Thence S08"13'57"E, 78.56 feel to a point six feet westerly of the westerly stucco wall of a building; Thence S17'10'42"E, 15.34 feet to a point on the northerly wall of a metal building; Thence along said wall S71'06'25"W, 5.34 feet; Thence along the westerly side of an elevated, wood, walkway S17'53'09"E, 82.68 feet: Thence along the southerly end of an elevated, metal, building N74'00'30"E, 6,41 feet said point being a radial distance of 50 feet easterly from the centerline of original main tract; Thence S15'56'50"E. 70.26 feel; Thence S75'54'08"W, 2.23 feel to the corner of a building; Thence S02'14'32"W, 3.20 feet Thence N87'02'59-W, 57.15 feet; Thence S02'57'01"W, 214.57 feet; Thence S87'02'59"E, 24,00 feet; Thence S02'57'01-W, 2 00 feet; Thence S87'02'59'E, 35.83 feet; Thence S02'14'32"W, 98.08 feet; Thence S03'12'06'W, 81.12 feel; Thence N86'58'30"W, 111.75 feet to the point of beginning. Containing 1.2 acres, more or less, city of Fayetteville, Arkansas. City of Fayetteville, Arkansas 113 West Mountain Street Fayetteville, AR 72701 (479)575-8323 Text File File Number: 2021-0507 Agenda Date: 7/20/2021 Version: 1 Status: Passed In Control: City Council Meetinq File Type: Ordinance Agenda Number: C.5 ADM-2021-052: (325 N. WEST AVENUE,CITY OF FAYETTEVILLE PARKING DECK): A RESOLUTION PURSUANT TO § 166.04(B)(3) OF THE FAYETTEVILLE UNIFIED DEVELOPMENT CODE TO APPROVE THE REQUEST TO NOT DEDICATE ADDITIONAL RIGHT OF WAY ALONG WEST AVENUE FOR THE PARKING DECK PROJECT WHEREAS, a Site Improvement Plan is under staff review for the development of the replacement parking deck near the intersection of Dickson Street and West Avenue; and WHEREAS, City staff has already determined that the existing 27.5 feet of right of way from the centerline of Dickson Street adequately meets the Urban Street Master Street Plan cross section; and WHEREAS, the Planning Commission voted 5-0-1, in support of the staff recommendation, to recommend to the City Council that a lesser dedication of right of way be allowed along West Avenue; and WHEREAS, the City Council has determined that the existing 20 feet of right of way from the centerline of West Avenue is adequate given the intention to develop a 15 foot sidewalk, bump -out furniture zone, and curb and gutter either within the right of way or on City of Fayetteville property. 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 approves the request to not dedicate additional right of way along West Avenue for the parking deck project, pursuant to § 166.04(B)(3) of the Fayetteville Unified Development Code. City of Fayetteville, Arkansas Page 1 Printed on 7/21/2021 City of Fayetteville Staff Review Form 2021-0507 Legistar File ID 7/20/2021 City Council Meeting Date - Agenda Item Only N/A for Non -Agenda Item Jonathan Curth 7/2/2021 DEVELOPMENT REVIEW (630) Submitted By Submitted Date Division / Department Action Recommendation: ADM-2021-000052: Administrative Item (325 N. West Avenue, City of Fayetteville Parking Deck, 564): Submitted by City Staff for property located at the northwest corner of N West Avenue and W Dickson Street. The properties are zoned MS-C, Main Street -Center and contain approximately 2.32 acres. The request is for lesser dedication of right- of-way along N. West Avenue. Account Number Project Number Budgeted Item? No Does item have a cost? No Budget Adjustment Attached? No Purchase Order Number: Change Order Number: Original Contract Number: Comments: Budget Impact: Fund Project Title Current Budget $ - Funds Obligated $ - Current Balance Item Cost $ - Budget Adjustment $ - Remaining Budget Previous Ordinance or Resolution # Approval Date: V20210527 CITY OF FAYETTEVILLE ARKANSAS MEETING OF JULY 20, 2021 TO: Mayor; Fayetteville City Council THRU: Susan Norton, Chief of Staff Jonathan Curth, Development Services Director FROM: Jessie Masters, Development Review Manager DATE: July 2, 2021 CITY COUNCIL MEMO SUBJECT: ADM-2021-000052: Administrative Item (325 N. West Avenue, City of Fayetteville Parking Deck, 564): Submitted by City Staff for property located at the northwest corner of N West Avenue and W Dickson Street. The properties are zoned MS-C, Main Street -Center and contain approximately 2.32 acres. The request is for lesser dedication of right-of-way along N. West Avenue. RECOMMENDATION: The Planning Commission and City Planning staff recommend approval of a request for lesser dedication of right-of-way as described and shown in the attached Exhibits `A' and `B'. BACKGROUND: The subject property is located at the northwest corner of N. West Avenue and W. Dickson Street and contains approximately 2.32 acres. The property is currently three separate parcels, 765- 12867-000, 765-12876-000, and 765-12875-000, and is zoned MS-C, Main Street Center. An associated development is currently under review for a new City of Fayetteville parking deck, which is part of Phase 1 of the 2019 Bond Program to create replacement parking for the development of the new Cultural Arts Corridor. The property is currently under staff review for a lot split and property line adjustment (LSP-2021-000080, attached) to transfer a portion of land (a total of 0.8 acres) to the City of Fayetteville for ownership. An associated Site Improvement Plan (SIP-2021-000019) is also currently under staff review for the development of the parking deck itself. Request: The applicant requests a reduction in right-of-way dedication along the existing property's N. West Avenue frontage from the typical master street plan requirements of 31.5 feet from street centerline to 20 feet from street centerline. Public Comment: Staff has not received any public comment on this item. DISCUSSION: At the June 28, 2021 Planning Commission meeting, Commissioners voted in favor of a variance request from the typical Master Street Plan standards for the associated parking deck with a vote of 5-0-1 (Commissioner Belden recused). A condition of approval of that variance was City Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 Council approval of a lesser dedication of right-of-way along N. West Avenue. No public comment was offered on the item. The typical master street plan standards for Urban Streets require 31.5 feet of right-of-way dedication from street centerline, and the Unified Development Code in Chapter 166.04(B)(2)(a) requires dedication of right-of-way per the Master Street Plan standards at the time of a proposed lot split. Staff has the administrative authority to reduce that requirement based upon the provision of certain design elements. Given that the property currently has frontage along both W. Dickson Street and N. West Avenue, staff has determined the following: Along Dickson Street, staff has determined that the existing 27.5' right of way from centerline adequately meets the Urban Street MSP cross section. Staff finds that the existing dimension would adequately cover all of the required elements according to the Master Street Plan so no additional right-of-way dedication is needed with the associated lot split, and therefore no lesser dedication of right-of-way is needed at this location from CC. Along West Avenue, staff has determined that a lesser dedication of right-of-way is required for the project as proposed; the existing 20' right-of-way from centerline does not adequately meet the Urban Street MSP cross section. Staff finds that the appropriate dimensions that would adequately cover the required elements according to the Master Street Plan would be the following: 0 10' drive lane 0 4' furniture zone o .5' to incorporate curb and gutter 0 8' sidewalk o Total 22.5' (Existing is 20') o (8' parking lane can be administratively waived when adequate parking is provided elsewhere) Given the intention with the parking deck to develop a 15' sidewalk (though located outside of the right-of-way), bump -out furniture zone, and curb and gutter, staff finds that the right-of-way request can be supported along the property's West Avenue frontage. Though the parking deck will ultimately only encompass part of the entire West Avenue frontage, staff supports the right- of-way reduction request for the entire West Avenue frontage to maintain continuity with future development along that portion of the site, and the ultimately intention to build street improvements through to the end of West Avenue. BUDGET/STAFF IMPACT: N/A Attachments: • Exhibit A • Exhibit B • Planning Commission Staff Report (VAR-2021-000030) • Proposed Lot Split (LSP-2021-000080) • Proposed Site Improvement Plan (SIP-2021-000019) EXHIBITS' ADM-2021-000052 Legal Descriptions: PARCEL DESCRIPTIONS Parcel 1 A part of the NW 114 of the NE 114 of Section 16, T-16-N, R-30-W, Washington County, Arkansas, more particularly described as commencing at the North Quarter -Corner (N 114) of said Section; said point being a found iron pin; Thence S02°41'59"W, 1322.01 feet to the Southwest comer of said 40-acre tract; said point being a set cotton spindle; Thence along said 40-line S86°59'31"E, 276.63 feet; Thence NO3°07'38"E, 13.20 feet to the north right-of-way line of Dickson Street to the point of beginning; Thence NO3°12'06"E, 81.12 feet; Thence NO2°14'32"E, 98.08 feet; Thence S87"02'59"E, 14.84 feet; Thence NO2°57'01"E, 2.00 feet Thence S87"02'59"E, 88.99 feet to a point on the west right-of-way line of West Avenue; Thence S02°30'15"W along said west right-of-way, 181.25 feet to the north right-of-way line of Dickson Street; Thence N87'00'30"W along said north right-of-way line, 84.39 feet to the point of beginning. Containing 0.3 acres more or less. Parcel 2 A part of the NW 114 of the NE 114 of Section 16, T-16-N, R-30-W, Washington County, Arkansas, more particularly described as commencing at the North Quarter -Corner (N 114) of said Section; said point being a found iron pin; Thence S02°41'59"W, 1322.01 feet to the Southwest comer of said 40-acre tract; said point being a set cotton spindle; Thence along said 40-line S86°59'31"E, 276.63 feet; Thence NO3°07'38"E, 13.20 feet; Thence NO3°12'06"E, 81.12 feet; Thence NO2"14'32"E, 98.08 feet to the point of beginning; Thence NO2°14'32"E, 219.79 feet; Thence N75°54'08"E, 2.23 feet; Thence N74°43'16"E, 64.11 feet; Thence NO3°45'12"E, 5.60 feet; Thence S88°26'50"E, 21.54 feet to a point on the west right-of-way line of West Avenue; Thence S02`30'15"W along said west right-of-way line, 244.62 feet; Thence N87°02'59"W, 68.99 feet; Thence S02`57'01"W, 2.00 feet; Thence N87°02'59"W, 14.84 feet to the point of beginning. Containing 0.5 acres more or less. Parcel 3 A part of the NW 114 of the NE 114 of Section 16, T-16-N, R-30-W, Washington County, Arkansas, more particularly described as commencing at the North Quarter -Corner (N 114) of said Section; said point being a found iron pin; Thence 502'41'59"W, 1322.01 feet to the Southwest corner of said 40-acre tract; said point being a set cotton spindle; Thence along said 40-line S86°59'31 "E, 276.63 feel; Thence NO3°07'38"E, 13.20 feet; Thence NO3°12'06"E, 81.12 feet; Thence NO2'14'32"E, 98.08 feet to the point of beginning; Thence N87°02'59"W, 35.83 feet; Thence NO2'57'01"E, 2.00 feet; Thence N87°02'59"W, 24.00 feet; Thence NO2°57'01"E, 214.57 feel; Thence S87°02'59"E, 57.15 feet; Thence S02°14'32"W, 216.59 feet to the point of beginning; Containing 0.3 acres more or less. EXHIBITS' ADM-2021-000052 Parcel 4 A part of the NW 114 of the NE 114 of Section 16, T-16-N, R-30-W, Washington County, Arkansas, more particularly described as commencing at the North Quarter -Corner (N 114) of said Section; said point being a found iron pin; Thence S02°41'59"W, 1322.01 feet to the Southwest corner of said 40-acre tract; said point being a set cotton spindle; Thence along said 40-line S86°59'31 "E, 164.88 feet; Thence NO2°53'07"E, 13,17 feet to the point of beginning, said point being a chiseled "X" in concrete at the intersection of the North Right -of -Way of Dickson Street and the Easterly Righi-of-Way of a railroad; said railroad Right -of -Way being a perpendicular distance of 25.00 feet East of the centerline of existing railroad; Thence along said railroad Right-of-way NO2°53'12"E, 405.78 feet to the PC of a curve to the left having a radius of 1378.75 feet and a delta angle of 12°24'16", said point being a found iron pin; 25 feet East of said railroad centerline; Thence along said curve an arc distance of 298.50 feet, having a chord bearing and distance of NO3'26'54"W, 297.92 feet a point, said point being the intersection of the south right-of-way of Lafayette Street and the said easterly railroad right-of-way; Thence along said Lafayette right-of-way N74°55119"E, 51.12 feet to a point, said point being the intersection of said right-of-way of Lafayette Street and the easterly right-of-way of the original railroad; said intersection point being at a radial distance of 50 feet Easterly of the centerline of the original main track; Thence along said right-of-way Southeasterly along a curve to the right an arc distance of 26.13 feet having a chord bearing and distance of S17°4549"E, 26A 3 feet; Thence leaving said right-of-way S23°57'35"E, 26.57 feet to a point on the southerly face of a concrete block wall; Thence S06'44'34"W, 34.77 feet to a point two feet westerly and two feet southerly of the southwest comer of a concrete pad for an electric transformer; Thence 583`32'56"E, 2.65 feet; Thence S08°13'57"E, 78.56 feet to a point six feet westerly of the westerly stucco wall of a building; Thence S17°10'42"E, 15.34 feet to a point on the northerly wall of a metal building; Thence along said wall S71 °06'25"W, 5.34 feet; Thence along the westerly side of an elevated, wood, walkway S17°53'09"E, 82.68 feet; Thence along the southerly end of an elevated, metal, building N74°00'30"E, 6.41 feet said point being a radial distance of 50 feet easterly from the centerline of original main tract; Thence 815°56'50"E, 70.26 feet; Thence S75°54'08'1A1, 2.23 feet to the corner of a building; Thence S02°14'32"W, 3.20 feet Thence N87°02'59"W, 57.15 feet, Thence S02°57'01 "W, 214.57 feet; Thence S87°02'59"E, 24.00 feet; Thence S02°57'01 °W, 2.00 feet; Thence S87°02'59"E, 35.83 feet; Thence S02°14'32"W, 98.08 feet, Thence S03"12'06"W, 81.12 feel; Thence N86°58'30"W, 111.75 feet to the point of beginning. Containing 1.2 acres, more or less, city of Fayetteville, Arkansas. CITY OF ti FAYETTEVILLE ARKANSAS PLANNING COMMISSION MEMO TO: Fayetteville Planning Commission FROM: Jessie Masters, Development Review Manager MEETING DATE: June 28, 2021 Updated with PC hearing results from 6/28/2021 SUBJECT: VAR-2021-000030: Variance (325 N. WEST AVE./WEST AVE. PARKING DECK, 484): Submitted by OLSSON ENGINEERING, INC. for property located at 325 N. WEST AVE. The property is zoned MS-C, MAIN STREET -CENTER and contains approximately 2.40 acres. The request is for a variance to the driveway design standards, parking space dimensional requirements, and master street plan standards. RECOMMENDATION: Staff recommends approval of VAR-2021-000030, with conditions. RECOMMENDED MOTION: "I move to approve VAR-2021-000030 with conditions as outlined by staff." BACKGROUND: The subject property is located at the northwest corner of N. West Avenue and W. Dickson Street and contains approximately 2.4 acres. The property is currently three separate parcels, 765- 12867-000, 765-12876-000, and 765-12875-000, and is zoned MS-C, Main Street Center. An associated development is currently under review for a new City of Fayetteville parking deck, which is part of Phase 1 of the 2019 Bond Program to create replacement parking for the development of the new Cultural Arts Corridor. The property is currently under staff review for a lot split and property line adjustment (LSP-2021-000080) to transfer a portion of land (a total of 0.8 acres) to the City of Fayetteville for ownership. An associated Site Improvement Plan (SIP- 2021-000019) is also currently under staff review for the development of the parking deck itself. Surrounding land use and zoning is depicted on Table 1. Table 1: Surrounding Land Use and Zoning Direction Land Use Zoning North Commercial MS-C, Main Street Center South Commercial/Parkin MS-C, Main Street Center West Commercial MS-C, Main Street Center East Commercial MS-C, Main Street Center Request: The applicant has requested three variances to the Unified Development Code (UDC) associated with a submitted site improvement plan to develop parking deck on the proposed site (SIP-2021-000019). • Variance 1: 172.04(F)(4)(a)(ii) — For parking lots containing more than 9 spaces, the driveway width shall be a minimum of 20 feet and a maximum of 24 feet. The applicant is requesting a driveway width of 34 feet to accommodate dual exits from the deck. Planning Commission June 28, 2021 Agenda Item 5 VAR 21-000030 West Ave. Deck Page 1 of 13 • Variance 2: 172.04(E)(Table 1) — Typical parking stall depth for 90 degree spaces is required to be 19 feet. The applicant is requesting parking stall depth of 18 feet to accommodate a 24-foot wide drive aisle and ramps throughout the parking decks interior. Variance 3: 166.04(B)(3)(c)(i) — Widening the street adjacent to the property's frontage is required to meet all Master Street Plan typical requirements. At this location, the typical requirements would include a 10-foot drive lane, 8-foot parking lane, 1.5-foot curb and gutter, 4-foot furniture lane, and an 8-foot sidewalk. The applicant is requesting a 10-foot drive lane, 9-foot loading/unloading and fire aerial access lane, 1.5-foot curb and gutter, and a 15-foot sidewalk. The applicant's proposal would also require a lesser dedication of right-of-way, from the typical required 31.5 feet to 20 feet from centerline. Public Comment: Staff has not received any public comment on this item. DISCUSSION: Variance 1: Staff supports the applicant's request to expand the width of the driveway entrance to 34 feet from a typical maximum of 24 feet. Staff finds that the parking deck is expected to serve at least 290 vehicle spaces and is expected to serve larger -scale events that take place at surrounding locations and venues, such as the Walton Arts Center. Those events will likely have greater numbers of traffic volume coming and going from the site at approximately the same time. Staff finds that having the extra lane will aid in clearing the garage more quickly than if there were only two lanes provided. Variance 2: Staff supports the applicant's request to reduce the parking stall depth from 19 feet to 18 feet. With this change, the parking deck will still maintain a 24-foot wide drive aisle width throughout the internal spaces, which should still provide ample space for vehicle maneuverability throughout the site. Given the narrow width of the overall garage, additional space to meet the typical parking depth standard is not available, though finds that the 18-foot depth provided should still be ample to avoid vehicular conflict and maintain parking in an orderly manner. Variance 3: Staff supports the applicant's request to vary from the Master Street Plan standards requirements at this location. One of the main intents behind the Urban Center street section is to allow flexibility for street design in areas that may or may not merit certain typical elements, such as additional greenspace, or on -street parking. While staff can administratively approve some items, the applicant is proposing a greater than typical sidewalk at 15 feet, which although will reside outside of the public right-of-way, will still fall within City of Fayetteville -owned property. Staff finds that the required elements to meet the intent behind the Downtown/Urban Street Center cross section are in place, but that with the sidewalk located entirely outside of the right-of-way, requires additional consideration by Planning Commission. Staff supports the request, finding that ample parking will be provided through the development of the garage, and the larger -than -typical sidewalk will protect the pedestrian realm and maintain a comfortable and safe pedestrian environment along the property's frontage. However, because the applicant is requesting to dedicate less right-of-way than is typically required through the Master Street Plan section, staff identifies that this will require additional approval by City Council. RECOMMENDATION: Staff recommends approval of VAR-2021-000030, with conditions as recommended by staff. Conditions of Approval: 1. Planning Commission determination of a variance to maximum driveway width of 24 feet (172.04(F)(4)(a)(ii)). Staff supports the request based on the findings herein; Planning Commission June 28, 2021 Agenda Item 5 VAR 21-000030 West Ave. Deck Page 2 of 13 2. Planning Commission determination of a variance to typical parking stall depth of 19 feet. (172.04(E)(Table 1)). Staff supports the request based on the findings herein; 3. Planning Commission determination of a variance to Master Street Plan minimum requirements (166.04(13)(3)(c)(i)). Staff supports the request based on the findings herein; 4. Lesser dedication of right-of-way request must be approved by City Council; 5. Approval of this variance is not an approval for the associated site improvement plan, lot split, or other development requirements. Please resubmit plats to the Planning Division addressing comments and revisions from the approval of this variance. PLANNING COMMISSION ACTION: Required YES jDate: June 28, 2021 O Tabled Motion: Sparkman Second: Sharp jVote: 5-0-1 (Belden recused BUDGET/STAFF IMPACT: None M Approved O Denied with all conditions as outlined by staff Attachments: • Unified Development Code o §172.04 Parking Lot Design Standards o §166.04 Required Infrastructure Improvements - Development In City Limits • Downtown/Urban Street Master Street Plan standards • Applicant Request Letter • Site Exhibits • One Mile Map • Close-up Map • Current Land Use Map 172.04 Parking Lot Design Standards (See: Illustration: Parking Dimension Factors) (E) Dimensional Requirements. (See Table 1) Planning Commission June 28, 2021 Agenda Item 5 VAR 21-000030 West Ave. Deck Page 3 of 13 TABLE 1 DIMENSIONAL REQUIREMENTS Angle (A) Type Width (in ft.) (B) Curb length (in ft.) (C) One-way aisle width (in ft.) D Two-way aisle width (in ft.) D Stall depth (in ft.) E) 0° Standard 8 22.5 12 24 8 Parallel Compact 7.5 19.5 12 24 7.5 30° Standard 9 18 12 24 17 Compact 7.5 15 12 24 14 45° Standard 9 12.5 12 24 19 Compact 7.5 10.5 12 24 16 60° Standard 9 10.5 18 24 20 Compact 7.5 8.5 15 24 16.5 90° Standard 9 9 24 24 19 Compact 7.5 7.5 22 24 15 Motorcycle/Scooter 3 3 12-24 24 7.5-9 (4) Entrances and Internal Aisle Design for Parking Lots Containing Nine (9) or More Parking Spaces. The driveway width into parking lots shall meet the following requirements: (a) Entrances. (i) One -Way Access to Parking Lots. If the driveway is a one-way in or one-way out, then the driveway width shall be a minimum of 12 feet and a maximum of 16 feet. (ii) Two -Way Access to Parking Lots. For two (2) way access, the driveway width shall be a minimum 20 feet and a maximum width of 24 feet, unless otherwise required by the Fire Department. (iii) Neighborhood and Regional Links. Driveways that enter neighborhood and regional link streets may be required to have two (2) outbound lanes (one (1) for each turning direction) and one (1) inbound lane for a maximum total driveway width of 39 feet. (iv) Effective Curb Radius. All driveways serving nine (9) or more parking spaces shall have an effective curb radius of 15 feet for curb cuts on residential link streets and an effective curb cut radius of 20 feet for neighborhood and regional link streets. (b) Internal Aisle Design. (i) Aisles shall be designed so that they intersect at 90 degrees with other aisles and driveways where practical. (ii) Aisles shall be designed to discourage cut -through traffic by use of landscape islands, and shall meet the requirements of Chapter 177: Landscape Regulations. (iii) Aisles shall conform to the dimensional requirements of §172.04(C). Parking Lots With Nine (9) Spaces or More Driveway Dimensional Requirement One Way Access 12 feet Minimum - 16 feet Maximum Two Way Access 2 Drive Lanes 10 feet Minimum Each - 24 feet Maximum Total Drivewa Width Neighborhood/Regional Link 3 Drive Lanes - Maximum of 39 feet Effective Curb Radius - Residential Link 15 feet Effective Curb Radius - Neighborhood/Regional Link 20 feet (Ord. No. 4725, 7-19-05; Ord. No. 4855, 4-18-06; Ord. No. 4917, 9-05-06; Ord. No. 5044, 8-07-07; Ord. No. 5079, 11-20-07; Ord. No. 5297, 12-15-09; Ord. No. 5592, 06-18-13; Ord. No. 5680, 4-15-14; Ord. No. 5841 , §§1-3, 1-5- 16; Ord. No. 5859, §2, 3-15-16; Ord. No. 6325, §1, 6-16-2020; Ord. No. 6350 , §9(Exh. G), 8-18-2020) Planning Commission June 28, 2021 Agenda Item 5 VAR 21-000030 West Ave. Deck Page 4 of 13 166.04 Required Infrastructure Improvements - Development In City Limits (A) Generally. Required of developer. (1) On and Off -Site Improvements. On -site improvements are adjacent to or within a project site; such as widening the street along the project street frontage, constructing interior streets and utilities, etc. Off - site improvements are not adjacent to a project; such as the extension of an off -site sewer line to the property boundary, off -site storm drainage improvements, or an off -site intersection improvement, etc. (B) Minimum Improvements by Application Type. The property owner/developer shall be responsible for constructing the following minimum improvements. (3) Preliminary/Final/Concurrent Plat, Large Scale Development, Large or Small Site Improvement Plan. (a) Dedication of Right -of -Way. (i) On -site. Sufficient right-of-way dedication, to bring those streets which the Master Street Plan shows to abut or intersect the property and new streets proposed interior to the property, into conformance with the right-of-way requirements of the Master Street Plan for said streets, shall be approved by the Planning Commission or Subdivision Committee; provided, the Planning Commission or Subdivision Committee may recommend a lesser dedication in the event of undue hardship or practical difficulties. Such lesser dedication shall be subject to approval by the City Council. (ii) Council Acceptance of Streets and Alleys. The City Council accepts all streets and alleys located in Fayetteville that have been previously approved and accepted as dedications by the Fayetteville Planning Commission/Subdivision Committee. The City Council confirms the acceptance of all such streets and alleys dedicated by developers/owners to the city which have been approved by the Fayetteville Planning Commission/Subdivision Committee. (b) Monuments and Lot Stakes. The surveyor shall cause, preserve, and/or replace monuments and/or lot stakes marking the corners of a parcel to be set in accordance with Section 3.2, general procedures, of the Arkansas Minimum Standards for Property Boundary Surveys and Plats. (c) Streets. (i) On -Site. Widening the street adjacent to the project frontage and construction of all interior streets to meet Master Street Plan standards. Street grading, base, and paving according to existing city standards and specifications as adopted by the City Council. (ii) Off -Site. Street widening and/or new street construction off -site may be required to address traffic impacts based on the rough proportion and rational nexus of the impacts of the project. Street grading, base, and paving according to existing city standards and specifications as adopted by the City Council. (iii) Private Street Name Signs. Where a structure is addressed on a private street or drive, the developer or property owner(s) shall be required to install, maintain, repair and replace all private street name signs. Any private street name sign existing at the time of passage of this ordinance shall be maintained, repaired and replaced as required by this section. Signs shall meet the standards of the Manual on Uniform Traffic Control Devices (MUTCD) and shall be installed at all street/drive intersections. Unless approved otherwise, all signs shall be retroreflective and utilize a white legend on a green background. (Code 1965, App. C., Art. III, §A(2), (3); Ord. No. 1979, 2-5-74; Ord. No. 2353, 7-5-77; Ord. No. 2755, 9-1-81; Code 1991, §§159.31, 159.32; Ord. No. 4100, §2 (Ex. A), 6-16-98; Ord. No. 4263, 8-1-00; Ord. No. 4660, 12-21-04; Ord. No. 5152, 7-15-08; Ord. No. 5271, 9-1-09; Ord. No. 5296, 12-15-09; Ord. No. 5374, 12-21-10; Ord. No. 5523, 9-4-12; Ord. No. 5570, 03-05-13; Ord. No. 6116 , §1, 11-20-18; Ord. No. 6166 , §§1, 2, 4-2-19; Ord. No. 6195 , §1, 6-4-19; Ord. No. 6350, §3(Exh. B), 8-18-2020) Planning Commission June 28, 2021 Agenda Item 5 VAR 21-000030 West Ave. Deck Page 5 of 13 -14 N O bA N N 'G U •� O bA t- N N c 0 4.4 M s., O O�Ci _ Q) 4� s: > 4r 7d -0 9, cLn � O �, v O cd O N a�41 00 = p 0 = s. O 4� 'G Q O O 'C O Q' N O OCn N O N �, bb ski Q, _. b�A . -d Ix ��' LZ 3 No d w 'O III—�tl JI— II i Planning Commission June 28, 2021 Agenda Item 5 VAR 21- 30 West Ave. Deck Page 6 of 13 MEMO TO: Jonathan Ely, City Engineer Jessie Masters, City Planner FROM: Olsson :),.114-1 oil ( 04s'.'. ❑ Overnight ❑ Regular Mail ❑ Hand Delivery ® Other: Portal RE: Variances for Fayetteville Parking Deck (West Street) DATE: 06/23/2021 PROJECT #: 020-0275 PHASE: TASK: Summary: Due to the physical limitations of the parcel and specific needs of the Fayetteville Downtown Park Deck, there are three variances needed to complete the project as designed. The first variance requested involves driveway access and agreements made between the City of Fayetteville and the Walton Arts Center. This parking deck is replacing the parking currently provided in the Walton Art Centers parking lot on the corner of Dickson Street and West Street. The agreement with the Walton Art Center to allow the City to remove the parking lot and replace it with other improvements included that the Parking Deck would have two exits. The proposed deck includes dual exits unto West Street to meet this requirement. The second variance is requested to allow for a reduces stall depth for the standard 19'. The deck has been designed to be approximately 120' wide due to the space limitations between the existing freight building and the existing right-of-way. This limits the ramps to approximately 60' wide which doesn't allow for two 19' stalls and a 24' drive. The last variance involves complying with the Master Street Plan typical section for a Urban Center Street. We are proposing to reduce the right-of-way required from 31.5' to 20' from centerline. The sidewalk will be moved out of the right-of-way to allow for a 10' drive and 9' loading/unloading and fire aerial access lane. Additional right-of-way can not be dedicated to the limitations of the site to accommodate the parking deck design. Variance Requested: 34' Driveway entrance Fayetteville UDC 172.04 Parking Lot Design Standards, Part E Table 1: Maximum width is 24' for driveways Description of Variance: The entrance has been widened to 34' to accommodate dual exits, due to an agreement between the City of Fayetteville and the Walton Arts Center. The standard design of a parking deck and the physical limitations of the site does not all for a second separate exit from the deck unto public right-of-way. There is a second exit from the deck, but it only allows for access to a private parking lot to the north. The exit unto West is required to be widened beyond the standard 24' to allow for dual exits from the deck. 302 E. Millsap Road / Fayetteville, APqry'iaq Commission O 479.443.3404 / olsson.co June 28, 2021 ,Rgenda Item 5 VAR 21-000030 West Ave. Deck Page 7 of 13 :),.114-1 oil ( 04s'.'. Variance Requested: 18' Stall Depth Fayetteville UDC 172.04 Parking Lot Design Standards, Part E Table 1: Stall depth minimum is 19' Description of Variance: Due to the limitations of the site the width of the structure is limited to approximately 120'. Each ramp is approximately 60' wide which will allow for two 18' stalls and a 24' drive. The variance requests a reduction in the stall depth from 19' to 18'. Variance Requested: Master Street Plan — Urban Center Fayetteville UDC 116.11(A) Conformance to Plans and Regulations Description of Variance: Due to the limitations of the site and the adequate design of the Parking Deck additional right-of-way could not be dedicated with this development. The distance between the existing freight building and the existing right-of-way is just wide enough for construction of the parking deck per parking deck standards. The Urban Center typical section includes a 31.5' right-of-way from centerline with a 10' drive lane, 8' parking lane, 1.5' curb and gutter, 4' furniture lane and an 8' sidewalk. We are proposing to the following section in the existing 20' right-of-way from centerline. A 10' drive, 9' loading/unloading and fire aerial access lane, 1.5 curb and gutter (gutter is counted toward load/unloading lane) and an approximate 15' sidewalk located outside of the right-of-way. 302 E. 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M, k k z � ws3 e 2�b Planning Commission 5, 2021 Agenda Item 5 VAR 21-000030 West Ave. Deck Page 9 of 13 °~—AgemdaItem n VAR o1-0O003OWest Ave.oeox Page 1uvr1u VAR-2021-000030 One Mile View MAP P-1 West Ave. Parking Deck 0 0.125 0.25 r 1 1 y� Subject Property � I t i MSC RMF-40 G I OC 1 RMF-24 7 1 0 1 y I ■ — - 1 I 1 Neighborhood Link Institutional Master Plan ----- Regional Link - High Activity Urban Center _ • Shared -Use Paved Trail ❑ — — Trail (Proposed) L Design Overlay District a i r Fayetteville City Limits _ Planning Area -- - �• �' Planning Area Fayetteville City Limits _ F iles RSF-4 NORTH IW o CS K j [ R-O Zoning L2 Gener9 IMustriel RESIDENTIAL SINGLE-FAMILY E%TRACTION RI-U COMMERCIAL RI-12 Resitlen0el-OMce �NSL �ResitlenYel-PgriculWrel =C-2 R. 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