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HomeMy WebLinkAbout192-21 RESOLUTIONof r nrfir..
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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
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Kara Paxton, City Clerk Treamre#
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Page 2 Printed on 7/21/21
ADM-2021-000052 West Ave. Parking Deck ADM-2021-000052
Close Up View I EXHIBIT 'A'
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Subject Property
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DICKSON ST
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- Institutional Master Plan
- Urban Center
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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
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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. Millsap Road / Fayetteville, A gryNia9 Commission
O 479.443.3404 / olsson.co June 28, 2021
Agenda Item 5
VAR 21-000030 West Ave. Deck
Page 8 of 13
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Planning Commission
5, 2021
Agenda Item 5
VAR 21-000030 West Ave. Deck
Page 9 of 13
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Agenda Item 5
VAR 21-000030 West Ave. Deck
Page 11 of 13
VAR-2021-000030
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Planning Corrlmission
-- 48, 2021
Agenda Item 5
VAR 21-000030 West Ave. Deck
Page 12 of 13
ssion
2021
Agenda Item 5
VAR 21-000030 West Ave. Deck
Page 13 of 13
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