2019-12-16 - Agendas - FinalCITY OF
.� FAYETTEVILLE MEETING AGENDA
ARKANSAS
City Council Transportation Committee
Monday, December 16, 2019
4:30 pm
City Hall Room 111
Members: Matthew Petty, Chairman; Sarah Marsh; Sarah Bunch; Kyle Smith
City Staff: Chris Brown, City Engineer; Terry Gulley, Transportation Director
1. Old Business: None
2. New Business:
A. 71 B CORRIDOR PLAN: Review of the proposed implementation plan for the Highway
71 B Corridor Plan. The implementation Plan is sorted into Short, Medium, and Long-
range goals, and includes focus areas of Transportation, Trails, Regulatory,
Development, and Attainable Housing. Several of the transportation projects
recommended in the short-term project list are included in the first phase of the bond
program, including:
• Design of College Avenue, between North Street and Township Street
• Design of School Avenue, from Martin Luther King Jr. Blvd. to Cato Springs Road
• Improvements to Archibald Yell and the College Ave/Rock Street Intersection
• The Appleby/Plainview/Rolling Hills Connector
• Connection of Vantage Drive and Sain Street
The Vantage/Sain connection is a pre-existing federal aid project that is nearing
construction. Staff is prepared to proceed with selection of design consultants for the
remaining projects noted above if the implementation plan is approved.
The trails projects recommended in the short term are either incorporated into existing
projects or will be an element of the transportation projects included in the plan.
The remaining sections of the implementation plan both support, and are supported by,
the City transportation projects, and are crucial to the overall long term success of the
71 B Corridor.
The implementation plan, bond program spreadsheet, and transportation pages from the
71 B Corridor Study are attached. The full plan may also be accessed at:
http://www.fayetteville-ar.gov/DocumentCenter/View/18574/Final-Draft--71 B-Corridor-
Master-Plan-Doc?bidId=
(Staff requests a recommendation from the Committee to the City Council on this
item)
3. Adjourn
Mailing Address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
IMPLEMENTATION
TRANSPORTATION
0College Ave redesign, North to
College Ave redesign, Township to Millsap
• Complete Fulbright interchange and
AND STREET
Township
Continued South Scholl upgrade with
regional access plan, with connection
ENVIRONMENT
• South School reconfiguration
Pilot Archibald Yell reconfiguration
redevelopment
to Mall Avenue.
• Complete other aspects of
• College and Rock intersection
Permanent Archibald Yell reconfiguration
transportation program.
• Appleby -Plainview collector
Operational BRT
• Consider future transit needs and
• Vantage-Sain connection
East -west grid on North College
options in view of higher density
• Resolution of overhead
development.
relocation/burial options and timing
North College lane consolidation and
• Redesign and funding for Fulbright
greenway near Lake
interchange area
' Fulbright interchange alternatives study
TRAILS/PATHS
• Poplar Bikeway upgrade
• Phase one of North to Township
• Complete shared use system of
• South School sidepath
connecting paths
parallel connecting paths along
• ROW reservations with development,
College Avenue
• South School to Walker Park
Township to Millsap
connection
• Sublett Creek Trail
REGULATORY
• Discuss recommendations/convert to
• Evaluate and modify
ordinance language
DEVELOPMENT
FOCUSES
ATTAINABLE
HOUSING
CITY OF
FMLLE
ARKANSAS
Major retail centers first stage
modifications
Restaurant District
Southgate redevelopment
• 71 B Development Corporation
• Moderate -income family housing on
"farm" site
• Transitional village at Seven Hills
• Incentive structure for "missing middle"
housing
• Site upgrades to major South School
businesses and industries
• Research Center area
• Continued major centers development
• Sun bridge development area
• Continued transitional development
• Evaluate and modify land use and
development concepts relative to
changing context and conditions.
• Continue and improve development
programs and make necessary
adjustments
W
Transportation Bond Program
Phase 1 Funding
Total
Cost
City
Cost
Other
Funding
Phase
1
Phase 1 Construction
Porter Rd./149 Interchange
$1,000,000
$1,000,000
$0
$
1,000,000
Porter Rd. and Deane St. - 149 to Garland Ave.
$4,240,000
$2,140,000
$2,100,000
$
2,140,000
Appleby/Plainview/Rolling Hills Connection
$3,500,000
$3,500,000
$0
$
3,500,000
15th St. /Razorback Rd. Intersection
$1,100,000
$1,100,000
$0
$
1,100,000
Shiloh Dr./ Fulbright Expressway Intersection
$860,000
$860,000
$0
$
860,000
Center St./ HarmonAve. Intersection
$1,300,000
$1,300,000
$0
$
1,300,000
Steamboat Dr./ Dorothy Jeanne St. Connection
$670,000
$670,000
$0
$
670,000
Rupple Rd. Extension - Tanyard Dr. to Weir Rd.
$3,000,000
$3,000,000
$0
$
3,000,000
Sain St. Extension
$6,600,000
$1,320,000
$5,280,000
$
1,320,000
Centennial Park Entrance Drive
$1,000,000
$1,000,000
$0
$
1,000,000
Archibald Yell Blvd. Safety Improvements
$700,000
$700,000
$0
$
700,000
Maple St. Cycle Track
$4,000,000
$1,000,000
$3,000,000
$
1,000,000
Zion Rd. Improvements
$4,900,000
$4,900,000
$0
$
4,900,000
Futrall/Gregg and Shiloh/Gregg RR Crossings
$1,000,000
$1,000,000
$0
$
1,000,000
Downtown Sidewalk Impts (Incl. Cultural Arts Corr.)
$3,000,000
$3,000,000
$0
$
2,580,000
MLK Area Walkability Improvements
$1,000,000
$1,000,000
$0
$
852,000
Pavement Maintenance / Overlays
$5,000,000
$5,000,000
$0
$
2,700,000
Signal Hardware / Software Upgrades
$1,400,000
$1,400,000
$0
$
1,400,000
Other Signalization (4-5 Locations TBD)
$1,000,000
$1,000,000
$0
$
1,000,000
Phase 1 Design Only
Sycamore St. - Garland Ave. to Gregg Ave.
$2,960,000
$2,960,000
$0
$296,000
Highway 71 B - North St. to Township St.
$10,000,000
$10,000,000
$0
$500,000
North Street - Garland Ave. to Mission Blvd.
$720,000
$3,420,000
$0
$342,000
Millsap Rd. / College Ave. Intersection Improvements
$1,200,000
$1,200,000
$0
$120,000
Old Wire Rd. Cycle Track (Extension)
$800,000
$400,000
$400,000
$80,000
Rolling Hills Improvements - College to Old Missouri
$3,500,000
$3,500,000
$0
$350,000
Joyce Blvd. Safety Impr. (Vantage to Old Missouri)
$1,250,000
$1,250,000
$0
$125200
Federal Aid Funding from 71B Agreement
$1,500,000
Phase 1 Funding Available for College/Archibald Yell/School Corridor $6,200,000
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- Note:
The principles of Cvr ffd'br Urbanism are derived from the contexts and This Plan is intended to illustrate transportation con -
opportunities presented by the 71B corridor and its three constituent segments cepts, street design, and other public improvements and
- South School Street, Archibald Yell Boulevard, and College Avenue- but how general plan principles might be applied to•private
provide a model that is relevant to other corridors seeking redirection in a sites along the corridor. While it suggests potential pri-
dramatically changing commercial economy. This chapter applies the principles vate development possibilities to private property own -
more specifically to the 71B corridor and addresses three interacting framework: _ 0- _ ers and developers, it in no way is intended to propose
access, development, and urban. The access framework considers transportation redevelopment of specific sites.
and connectivity; the development framework addresses possibilities an _ �� �•
patterns for land use and new development; and the urban environment. ,moi i L• .;
describes community and public space and all the three framewoLLc..Wteract to
create a unified but multi -nucleated urban corri
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THE ACCESS FRAMEWORK
Route 7113 and its predecessor facilities developed as the primary
transportation route through Northwest Arkansas, connecting
its communities and becoming its primary artery for commerce.
Appropriately, concepts for a future multi -modal, urban corridor start
with the supporting transportation structure. The transportation system
analysis in Chapter Two suggested that many of the functional and safety
problems along 71B, and primarily the College Avenue segment, stem
from a dependence on this single corridor for regional, intra -city, and
local movements. This is largely caused by the lack of a web of connecting
streets to provide alternatives for moving to, through, and around the
corridor.
OVERALL STRATEGIES
The overall Transportation Framework, then, proposes the following
strategies:
• Developing a street network that complements North College
Avenue and to a lesser degree South School Avenue. This provides
alternative routes for local circulation, helping to reduce congestion,
traffic conflicts, and potentially crashes along the street and at major
intersections.
• Managing access along the corridor and reducing the number of
driveway cuts and turning conflicts. Techniques to retain good local
access include building alternative routes, providing more public
street intersections to replace curb cuts and improve user orientation,
and establishing shared access points with better interconnections
among existing parking lots and driveways.
• Modifying street sections along 71B itself to improve pedestrian and in
some cases bicycle access, calming traffic where needed, and "right-
sizing" segments of the corridor to be more consistent with actual
traffic volume.
• Improving major points of congestion and clusters of crashes.
• Improving pedestrian and bicycle crossings of the corridor.
• Developing a parallel shared use path system that provided access to
most of the corridor's present and future destinations and connects to
the regional trail system, including the Razorback Greenway and the
planned Sublett Creek Trail.
• Enhancing public transportation for local access and accommodating
a future regional bus rapid transit (BRT) line with specific station
stops.
• Using the above features to open land for future mixed -density
development with a major residential component.
ACCESS FRAMEWORK COMPONENTS
The Access Framework is built on the following components, illustrated in
the Access Framework Maps on successive pages.
71B Main Line
This is the main South School/Archibald Yell/College Avenue route
between Cato Springs and the north city limits. Starting from the south,
South School with its high capacity and relatively low volume would be
converted to three -lane section (two direct and a center two-way turn
lane) with protected bicycle lanes and continuous sidewalks on both sides
The Fayetteville Mobility Plan proposes a three -lane section with a shared
use path and sidewalk for the Archibald Yell segment. The North College
segment between North and Millsap would retain four through lanes with
a raised median or a two-way center turn lane, depending on specific
contexts and access needs.
Where techniques like interconnected parking lots, shared driveways, "slip
lanes," redesigned parking lot circulation are feasible without adverse
impact to businesses, medians would be used to reduce traffic conflicts,
increase safety and pedestrian access, and improve visual quality. Where
land use patterns make this impossible, two-way turn lanes will be used,
using patterned pavement to provide better definition and appearance.
Existing Circulator and Collector Streets
These existing streets either complement College and South School or
provide east -west access to provide alternative routes to the main corridor
They are the foundation of the local street network and can provide routes
for local traffic with better connectivity. For example, Villa Boulevard
and Plainview parallel College could help relieve local traffic on College.
But Villa's angle of intersection with College is very acute and is currently
closed and Plainview is discontinuous. Sunbridge, Drake, Appleby, Rolling
Hills, Harold, Longview, and Millsap all connect to the College corridor
from the west and east. However, these streets sometimes have offset
intersections or lack connections to other functional streets. As a result,
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this part of the corridor still depends on College for both local and regional
circulation.
New Circulator/Collector Streets
New street segments can complete new routes to reduce local and turning
traffic on College. Some of these new connections would also serve
new development areas. The most important and promising of these is
combining Appleby Drive and an extended Plainview Avenue to create
a north -south parallel route. This new route establishes a new public
street through the existing Fiesta Square parking lot and would ultimately
connect across the Fulbright Expressway to Mall Avenue. Rolling Hills Drive
would intersect to this new street with a roundabout within the current
Fiesta Square site. Connections of Longview, Masonic, and Harold west to
the new Plainview connection completes an effective circulation grid to
relieve local traffic on College. Realignments of Masonic and relocation of
the traffic signal to the south can provide a better western access for the
Whole Foods center, and increase the distance between signals at Millsap
and Masonic. Extending North Front south to Harold Street with future
redevelopment relieves the lack of an outlet for Millsap east of College and
provide a circulator route for businesses and development on the east side
of College Avenue.
Major Intersection Redesign
Some major intersections in the 71B study area present chronic problems
for all users and warrant special consideration. These include the Archibald
Yell/Rock/and College intersection and the North College/Fulbright
Expressway interchange. Both were addressed in the Mobility Plan, and
refined concepts are provided later in this plan.
Private Connected Circulation Routes
These are drives or parking aisles that either are or can be connected to
provide better access between individual properties. They can help reduce
the number of curb cuts along the street, again reducing traffic conflicts.
When two-way turn lanes are used on parts of College, these curb cuts
should line up across from each other wherever possible.
Off -Street Trail Network
The Access Framework and street sections propose continuous sidewalks
on both sides of South School and College Avenue, and upgrading the
existing sidewalk on at least one side of Archibald Yell. Beyond sidewalks
"R." 1-7 1
1
on the main line itself, the framework includes an off-street shared use
trail network that approximately parallels North College on both sides
and accommodates pedestrians, bikes and other human powered modes,
and other low -impact personal mobility devices. These paths run behind
existing buildings, through or along potential development sites, along
local or collector streets, and occasionally in front of existing development
or parking lots. They also connect the corridor and proposed development
to the regional Razorback Greenway and the Mud Creek, Town Branch,
Cato Springs, and future Sublett Creek Trails. Ultimately, these links will
produce continuous paths that connect future residents along the corridor
to its commercial and community destinations..
On -Street Bikeways
On -street facilities are proposed as part of the right -sizing of South School
from Cato Springs to MLK Drive, linking the Cato Springs Trail, Razorback
Greenway, and Town Branch Trails, all of which intersect the corridor.
Other key on -street facilities this segment include the Appleby/Rolling
Hills system, using standard and protected bike lanes to link North College
to the Razorback Greenway on the west and the Old Missouri/Old Wire
Road system on the east. Experimental protected bike lanes through
Fiesta Square and along Rolling Hills were installed in 2018 and their
performance is being evaluated. The east -west Poplar Bikeway is currently
a signed, shared roadway connecting the Razorback Greenway, College
Avenue, and the future Sublett Creek Trail.
TOMORROW'S CORRIDOR: RETHINKING 71B
Urban Intersections
The plan increases the number of clear street intersections to 1) reduce
the need for mid -block driveway cuts and 2) improve people's orientation
and sense of where they are relative to the destinations they are trying to
reach. These intersections also provide opportunities for placemaking and
higher -density development. Potential nodes include Cato Springs,15th
Street, MILK Drive, and South Street along the South School/Archibald Yell
segment; and Memorial Drive, Sycamore, Poplar, Green Acres, Colt Drive,
Township, Sunbridge, Golden Eagle, Drake, Rolling Hills, Harold, Longview,
relocated Masonic, and Millsap. These are further categorized as signalized
and non -signalized intersections on the Framework maps.
Transit (BRT) Stations
Depending on feasibility, a regional Bus Rapid Transit line would operate
along the 71B corridor from Fayetteville to Bentonville, serving stations
in Fayetteville, Springdale, Rogers, and Bentonville. College Avenue also
has local bus service through Ozark Regional Transit, which has recently
been enhanced with new vehicles and more frequent service. A concept
for BRT stations on the corridor anticipates a turnout bus and right -turn
only lane at station stops, combined with a signal control that allows the
bus operator to hold a green light. This technique, combined with far side
stops, allows the bus to bypass a queued traffic at these intersections. BRT
stations may also include such features as high amenity shelters, protected
bike storage, Internet hot spots, digital arrival information, and high-level
loading. Possible College Avenue stops include the VA (North Street),
14
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BRT station planned for construction on Omaha's central Dodge Street
corridor. This system is scheduled to begin service in 2020.
Township, Millsap, Rolling Hills, and Zion Road. These stops should also
include trail connections for people using active modes to connect to the
rapid line.
SOUTH CORRIDOR FRAMEWORK: CATO
SPRINGS TO ROCK STREET
71B Main Line
• Converting South School Avenue to a three -lane section (two direct
and a center two-way turn lane) with protected bicycle lanes and
continuous sidewalks on both sides. On -street parking may be
included as required by adjacent redevelopment.
• Implementing the recommendations of the Fayetteville Mobility Plan,
which suggest converting Archibald Yell to a three -lane section with
improved pedestrian and bicycle access. Installing a traffic signal at
the South Street.
Circulator/Collector Streets
• Better connection and definition of 7th Street between Locust and
School as a public street rather than private driveway.
• New short street connections to serve redevelopment that may
include new research center access to South School, an access loop
between Salvation Drive and 13th Street, a continuation of 13th Street
east of South School, and an 8th Street connection between Church
and School.
Intersections
• Improved pedestrian crossings at Cato Springs Road and 11th Street,
including a refuge median at 11th to complement existing trail
crossings and provide direct access to the existing commercial strip
center..
• Installing a signal at South Street and Archibald Yell.
• Redesigning the Archibald Yell/College/Rock intersection to separate
conflicting movements and create a safer pedestrian environment.
Private Connected Circulation
• Loop on east side of School for redevelopment, aligning with Research
Center Blvd. and Cato Springs Road.
• Interconnected parking lot and alley to improve links between existing
uses, including a busy strip center, between 11th and 15th.
Active Transportation Features
• Continuous sidewalks or sidepaths on South School.
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Archibald Yell and College Intersection Concept
This concept is designed to separate traffic conflicts while respecting the difficult to-
pography of this site. Westbound Rock is realigned slightly to the north. Northbound
traffic from South College and Archibald Yell merge into College north of Rock in
distinct lanes. Southbound College movements have a continuous dedicated left -
turn lane to both Rock and South College. Pedestrians on the favored north side of
Archibald Yell and east side of College have clear and easily define paths through the
intersection.
• Trail on east side with new development to connect the Town Branch
and Cato Springs Trails. Trail link on east side through potential
development areas linking 7th and 11th Streets.
• Improved access with trail connections and creek bridges to connect
South School with Walker Park and the Razorback Greenway.
• Protected bike lanes as part of South School lane reallocation.
io
FIGURE 6.11:
South School/Archibald Yell Framework Components
South School Avenue to 3 lanes, protected bike lanes, and
continuous sidewalks
Upgraded pedestrian crossing with redevelopment at Cato
2
Springs
Loop drive with redevelopment connecting Cato Springs
3
and Research Center Blvd.
Trail connection with redevelopment between Cato Springs
4
and Town Branch Trails
New circulator street with redevelopment between Salva-
5
tion Drive and 13th Street
Interconnected alleys and drives between 11th and 15th
6
Streets
Upgraded pedestrian crossing with refuge median at 11th
7
Trail connection and creek crossing with redevelopment
8
between 7th and 11th
Street connection with redevelopment between Church and
9
S. School
Improved street definition of 7th Street
10
Modification of Archibald Yell with shared use path on one
side
Signalized South Street intersection with pedestrian cross-
12
ing
Redesign of College and Archibald Yell intersection
13
Second Research Center access as shown in campus plan
14
15
South School to Walker Park trail connection with new
creek crossing
Shaded rows indicate projects that require redevelopment
College Avenue "Mainline"
Other Major Streets
Existing Circulator/Collector Streets
Proposed Collector Links
Future Links Requiring Redevelopment
Private Connected Circulation
Regional Shared Use Trails
• Proposed Corridor Trail Network
-------- Protected Bike Lanes
Signalized Intersections
Unsignalized intersections
Transit Stops
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Razorback Green wa.
S. Block Ave
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TOMORROW'S CORRIDOR: RETHINKING 71B
Razorback Green
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60 -foot Road Channel with Protected Directional Bicycle (Mobility) Lanes
6' 6' 36' 6' 6' 6' 6' 4' 40' 4' 6'
60 -foot Road Channel with Protected Two -Way Bicycle (Mobility) Track
South School currently provides two lanes in each direction with a continuous two-way turn lane within two sections: a 60 -foot
width north of Town Branch Creek, increasing to 64 feet south of the creek. Traffic volume on this part of the corridor can be
accommodated by a three -lane section and both this plan and the Mobility Plan recommend this lane reallocation. Several alter-
natives exist for using the balance of this street channel. These alternatives include 7 -foot directional protected bike (or mobility)
lanes with a 5 -foot buffer (illustrated above) and a 10 -foot two-way protected mobility track with a 6 -foot buffer and an 8 -foot
shoulder on the opposite side (illustrated at right). This shoulder could be used for for right turns or even on -street parking if the
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need emerged with adjacent redevelopment. The 64 -foot section can accommodate on -street parking on both sides with a
reduc-tion in the buffer to an acceptable 3 -feet. The mobility track in both options is adjacent to the west side curb. The
separation between travel lanes and the bicycle facility may be accomplished by parking, a painted buffer, bollards, planters, or a
raised median.
The concept section also includes a desirable 6 -foot sidewalk with a typical 6 -foot sidewalk on the west side with an 8 to 10 -foot
sidepath on the east side for best access to Walker Park and adjacent regional trails.
64 -foot Road Channel with Protected Two -Way Bicycle (Mobility) Track and 2 -Sided Parking
4 _qp�
South School perspectives
Right: Rendering of section with bufered directional bike (mobility)
lanes. Far right: Preferred concept with two-way cycle track on
west side of street and parking shoulder, with sidepath on east
side. The separation between travel lanes and the bicycle facility
may be accomplished by parking, a painted buffer, bollards,
planters, or a raised median.
a
TOMORROW'S CORRIDOR: RETHINKING 71B
MIDTOWN FRAMEWORK: NORTH TO
TOWNSHIP
71B Main Line
• Maintenance of two travel lanes in each direction with either medians
or two-way center turn lane. Potential new intersections at Poplar,
Green Acres, Colt Square, and Colt, and access management to
reduce and align driveway cuts make medians with protected left turn
pockets feasible through most of this segment. In some segments
where medians would deny reasonable access to property from either
direction, two-way turn lanes are used with patterned pavement to
provide better definition and appearance.
• Continuous six-foot sidewalks behind a typical six- to eight -foot
tree lawn/sidewalk setback. Sidewalk setback may vary with local
topography and property lines.
Existing Circulator/Collector Streets
Improved use of Green Acres Drive as a local service street by
realigning the intersection at College to 90 degrees from its current
sharp acute angle. This permits turns to and from Green Acres in
both directions and, along with a median break and shared driveway
connections, provides access to the "restaurant row" on the west
side of College, providing an alternative for local customers. Vacated
Green Acres segment becomes a green space and potential catalyst
for new development.
• Signalized intersection at Poplar, with better pedestrian/bicycle
crossing and link to Sublett Creek Trail. Poplar links the corridor to the
Razorback Greenway.
New Circulator/Collector Streets
• Extension of Colt and Colt Square Drives between College and Green
Acres to improve local circulation function of Green Acres.
• Street segment between Fiesta Square north service road and
Sycamore, serving a potential development site.
Private Connected Circulation
• Redesign of Evelyn Hills parking lot, envisioning circulation drive along
building front as an interior street with continuous pedestrian access.
Interconnection of interior drives between Poplar and Colt Drive to
reduce individual curb cuts and connect restaurants into a district.
Private connection of these drives to Green Acres to provide
alternative access to the district. This also helps connect Elm Street to
the corridor.
Regional Shared Use Trail Connections/0n-Street Bikeways
• Path extension would connect Sublett Creek Trail and eastside
neighborhoods to College Avenue corridor, continuing to Poplar
intersection.
• Upgraded Poplar Bikeway. Poplar is the most direct and comfortable
route from the Midtown segment of College to the Razorback
Greenway. It is currently a shared roadway with street sections
varying from 27 to 35 feet and discontinuous sidewalks. Best long-
term solution is a shared use sidepath; short term action would
use advisory bike lanes, more visible than the current shared lane
markings.
College Avenue Trail Network
• Shared use path network would parallel College on both sides and
would accommodate pedestrians, bikes and other human powered
modes, e -bikes, scooters, and other low -speed conveyances.
• Initial phase to connect Sycamore and Colt Square Drive, serving
Woodland Junior High.
• East side corridor path extends Sublett Creek Trail to Township Street.
Urban Intersection Nodes
Increased number of clear street intersections to 1) reduce the need for
mid -block driveway cuts and 2) improve people's orientation and sense
of where they are relative to the destinations they are trying to reach.
Includes new or redesigned intersections at Green Acres, Colt Drive, and
Colt Square Drive,
High visibility crosswalks with refuge medians if possible at signalized
intersections. These include Memorial Drive, Sycamore, Poplar, and
Township. Signal installation at Poplar.
A pedestrian refuge median between Poplar and Township in the
"restaurant district."
0
NORTH TO TOWNSHIPIL FRAMEWORKCOMPONENTS
North College Ave with 4 travel lanes, median with protect -
1
ed left turns or two-way turning lane where necessary, ac-
cess management, and continuous sidewalks on both sides.
2
Upgraded pedestrian crossing and potential BRT station.
3
Interior street with Evelyn Hills redesign.
Extension of Memorial Drive as rear service street with fu-
ture redevelopment.
Continuous shared use path, serving residential redevelop-
ment and connecting to Poplar Bikeway.
Path connection to Gregory Park.
Connecting street between Fiesta Square north service road
and Sycamore St with future redevelopment.
8
Proposed Sublett Creek Trail
9
Sycamore Street node. Redevelopment possibilities on
northeast and southwest quadrants.
10
Redesign of Green Acres intersection to 90 -degree align-
ment, green space, and possible redevelopment.
Extension of Sublett Creek Trail to connect to Poplar Bike -
11
way and extend north to Township behind existing and fu-
ture development.
12
Upgrade and signal installation at Poplar Street.
13
Shared use path and greenway along drainage to Colt
Square, connecting back to Township.
14
Colt Square Drive connection to College
15
Colt Drive connection to College
16
Township intersection node with upgraded pedestrian
crossing and potential BRT station.
17
Improved Poplar Bikeway to Razorback Greenway
Shaded rows indicate projects that require redevelopment
4 6
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TOMORROW'S CORRIDOR: RETHINKING 71B
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College Avenue "Mainline"
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Other Major Streets
Existing Circulator/Collector Streets
Proposed Collector Links
Future Links Requiring Redevelopment
Private Connected Circulation
Regional Shared Use Trails
Proposed Corridor Trail Network
--------
On -Street Bikeway
Signalized Intersections
OUnsignalized
intersections
Transit Stops
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Pedestrian Refuge Median
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Transit (BRT) Stations
Two potential locations for transit stations in the North to Township
segment: Memorial Drive and Township Street.
• Memorial Drive has good pedestrian access to the VA Campus, is a
signalized intersections, should have a high visibility crosswalk, and
also serves Evelyn Hills. It also has less turning traffic than the North
Street intersection, the other primary candidate for this general area.
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Midtown Street Section
The typical right-of-way width in the Midtown segment is 80 feet
01
College Avenue Concept.
Plan at left provides a section with 2 direct lanes in each direction and a cen-
ter median with left -turn pockets at intersections and aligned curb cuts were
possible, or a two-way turn lane where required to provide reasonable access
to property. Access management techniques include interconnected drives or
parking lots, which in some cases have the continuity of slip lanes, parking lot
redesign to align curb cuts on opposite sides of the street, and extension of
streets to form new intersections. A pedestrian refuge median with a "ceiling"
of lights is used in this segment, with its grouping of restaurants, to create a
distinctive Restaurant District.
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TOMORROW'S CORRIDOR: RETHINKING 71B
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_ College Avenue Concept.
;,. ✓� From left: Sketch of an initial North to Township segment of the street; close-up plan of the Township intersection, illustrating bus rapid transit (BRT) and right turn only turnout lanes; and a ren-
dering of the Township intersection. A bus turnout lane can provide room for transit to bypass a traffic queue and to control the signal at this location. Intermediate medians and a wide nose at the
center median provide pedestrian refuges that break up the width of the street. A greater orientation toward transit, substantial residential development along and adjacent to the corridor, and
increased use of active transportation modes could lead to a future reconsideration of the nature of College Avenue that could ultimately include enhanced transit such as light rail andmore
inten-sive development at intersections like this one. An alternative concept would place the transit stop in the outer travel lane. This avoids the increase in pedestrian crossing distance but
places the BRT in the line of regular traffic, eliminating its potential time advantage at intersections.
UPTOWN FRAMEWORK: TOWNSHIP TO MILLSAP
71B Main Line
• Maintenance of two travel lanes in each direction with either medians
or two-way center turn lane. Potential new or redesigned intersections
with cross -access at Villa, Drake, Golden Eagle Drive, Harold, and
revised Masonic with access management to reduce and align driveway
cuts and make medians with protected left turn pockets feasible
through most of this segment. As with other segments, when medians
would deny reasonable access to property from either direction, two-
way turn lanes are used with patterned pavement to provide better
definition and appearance.
• Continuous six-foot sidewalks behind a typical six- to eight -foot
tree lawn/sidewalk setback. Sidewalk setback may vary with local
topography and property lines.
Existing Circulator/Collector Streets
• Realignment of the now closed Villa Boulevard intersection, analogous
to the realignment of the Green Acres intersection. This provides
better access for all modes of travel to College Avenue from densely -
populated residential areas between College and Gregg.
• Longview Street segment, completing a connection between the
medical district and the College corridor with continued connection
across College to the Market -Lee -Hemlock collector described below.
• Plainview Avenue gap -filling segment between Fiesta Square and
Millsap, providing a local access reliever on a particularly congested
part of the main corridor.
• Direct linkage of Appleby to the Plainview extension, with a connection
to Rolling Hills at a roundabout within the Fiesta Square property, as
discussed below.
New Circulator/Collector Streets
• Major element of the transportation strategy for this part of the
corridor.
• West -side relief collector, created by connecting Appleby to a
Plainview extension with redesign of the Fiesta Square site and
redevelopment of the shopping center's frontage. This collector
would be developed as a public street through the eastern edge of
the redesigned Fiesta Square parking lot. Rolling Hills Drive would
be connected across the existing signalized intersection, and would
intersect the Appleby -Plainview collector in a roundabout, creating
a connected system. This collector can be extended across the
Fulbright Expressway, linking to Mall Avenue and the center of the
Mall District. This key connection, combined with the Longview gap -
filling segment and other projects described below, provides more
comfortable access alternatives from areas west of College to major
corridor destinations.
• East side collector, created by connecting Market Avenue, Sara Lane,
Lee Avenue, Hemlock Avenue with future redevelopment of the
existing shopping center at College and Longview and revised site
design of existing development between Rolling Hills and Harold. This
NORTH TO TOWNSHIPL FRAMEWORK COMPONENTS
TOWNSHIP FRAMEWORK COMPONENT
North College Ave with 4 travel lanes, median with protect -
1
ed left turns or two-way turning lane where necessary, ac-
developments north of Rolling Hills, with connection to fu-
cess management, and continuous sidewalks on both sides.
2
Villa Blvd intersection redesign
3
Continuous shared use path on west side of corridor
4
Drake Street right -sizing with bike lane/shoulders
5
Rear collector connection to serve potential redevelopment.
New Harold Street connection linking Plainview collector
linking Township with Sunridge intersection
and College corridor.
Continuous shared use path on east side of corridor
7
Aligned shared curb cuts on opposite sides of College
8
Appleby bike lanes with connection to Razorback Greenway
New Masonic alignment between Whole Foods and Lewis
Appleby -Plainview connection and roundabout to Rolling
9
Hills with possible Fiesta Square parking redesign and new
Relocation of Masonic Street signal to south; existing Whole
development
10
Rolling Hills protected bike lanes to Old Missouri/Old Wire
New alignment for Masonic Street on south side of Superior
path system.
can then connect to a realignment of the North Front intersection at
Millsap, extending the collector system to Joyce Boulevard, discussed
in the Mall District section.
• New Masonic Drive route and connection between proposed east -
side collector, College, and Plainview. Between College and Plainview,
this would follow a relatively flat route on the north side of the Lewis
Ford lot. Options east of College to an extended Hemlock Avenue
include using the south edge of the Superior Nissan site, compensated
NORTH TO
TOWNSHIP FRAMEWORK COMPONENT
Interior street continuity with redesign of office and retail
11
developments north of Rolling Hills, with connection to fu-
ture Market -Lee -Hemlock collector
12
Shared front driveways/slip lane with access consolidation
13
Plainview connection to provide continuous local collector
on west side to Millsap and eventually to Mall.
14
New Harold Street connection linking Plainview collector
and College corridor.
15
Street segment to fill Longview Street gap to west side de-
velopment areas
16
New Masonic alignment between Whole Foods and Lewis
Ford to provide alternative local access to shopping center
17
Relocation of Masonic Street signal to south; existing Whole
Foods shopping center access is retained
New alignment for Masonic Street on south side of Superior
18
Nissan or north side of shopping center lot. Possible land
trade with auto dealership involving existing Masonic Street
right-of-way.
Connection of Market Avenue and shopping center service
10
drive and/or Sara Lane into a unified route between Rolling
Hills and Harold, aligning with Lee Avenue north.
Shopping center redevelopment that includes continuation
of the east -side collector using a continuation of Lee Avenue
and connection to a Hemlock Avenue extension.
21
Extension of Hemlock south of Millsap to Masonic, complet-
ing the east side collector south to Rolling Hills.
Shaded rows indicate projects that require redevelopment
TOMORROW'S CORRIDOR: RETHINKING 71B
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by a land swap for the existing Masonic right-of-way, or use of the
north drive of the existing shopping center. A new access would be
developed from the new Masonic alignment to College Marketplace,
and the existing traffic signal at Masonic would be relocated to the
south, providing more separation from the Millsap intersection.
• With redevelopment, a circulator link between Township Road and
the Sunbridge and College intersection, extending Shiley Drive north
of Township. This would provide a bypass for some eastside traffic
around the Township intersection.
Private Connected Circulation
• Redesign of Fiesta Square parking lot, envisioning circulation drive
along building front as an interior street with continuous pedestrian
access.
• Aligned and shared driveway cuts, connecting the proposed eastside
and westside collectors and College, effectively creating a web of
local access ways around the main line.
• Maximum interconnection of interior drives to form slip lanes and
incorporation of large rear service and drive areas into the overall
circulation system across property lines.
Regional Shared Use Trail Connections/0n-Street Bikeways
• New development and access configuration at Fiesta Square
will maintain the connection (now a pilot project) to connect the
Razorback Greenway and Old Missouri/Old Wire bicycle facilities.
This bridges the gap between the Appleby bike lanes and Rolling Hills
protected bike lanes.
• An extended bike route west is available by using the Scull Creek Trail
portion of the Greenway to Drake Street.
College Avenue Trail Network
• Shared use path network parallelling College on both sides and to
accommodate pedestrians, bikes, e -bikes, scooters, and other low -
impact mobility conveyances.
• East side route generally follows the base of the hills and uses surplus
space through or adjacent to service areas behind buildings and new
routes through potential redevelopment projects.
• West side corridor follows rear property lines and available existing
separations between buildings to connect back to College between
Township and Rolling Hills. It continues along the Fiesta Square
bikeway connection and then north as a sidepath along the Plainview
connection.
Urban Intersection Nodes
• High visibility crosswalks with streetscape elements and refuge
medians if possible at signalized intersections. These include
Sunbridge, Rolling Hills, Masonic, and Millsap.
• Protected pedestrian crossings with refuge median at or near Golden
Eagle and Harold.
Transit (BRT) Stations
• Potential BRT stop at either Rolling Hills or relocated Masonic,
depending on development objectives. Only one stop is needed in this
segment, and choice may depend on timing of redevelopment.
Diagram displaying the Appleby/Rolling Hills/
Plainview link at Fiesta Square (highlighted in red)
TOMORROW'S CORRIDOR: RETHINKING 71B
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Trail continuity. The transportation concept assembles a continuous shared use
path on both sides of 71B that connects proposed housing to commercial, enter-
tainment, and recreation destinations. This path uses a number of different routes
and settings for facilities, winding through new projects that should be designed
to accommodate then and existing and new roadways proposed in the project.
Above: Pilot cycle track project through the Fiesta Square parking lot. Left: Diagram
Q of trail route (highlighted in green) through existing and proposed development.
MALL DISTRICT FRAMEWORK: MILLSAP TO Joyce Boulevard, with local slip lanes providing for turns and local corridor should be emphasized.
LAKE FAYETTEVI LLE movements into adjacent properties. Existing Circulator/Collector Streets
71B and Fulbright Expressway Main Lines and Interchange
• Re -envisioning the urban interface of the College and Fulbright
Expressway interchange by replacing some of its "freeway" aspects
with greatly enhanced local access. Key components of the concept
presented here, which is subject to further study and operational
modeling, are described here below.
Relocation of northbound lanes on College Avenue, pairing them
more closely with southbound lanes. Benefits of this change include:
1) replacing the existing left lane access to the flyover with a more
intuitive and safer right lane access, and reducing queuing issues on
College Avenue's northbound inner lane resulting from closely spaced
left -turn movements; 2) opening a significant development site on the
former northbound lanes; and 3) improving pedestrian and bicycle
connections now effectively blocked by the interchange.
Replacement of Fulbright exit ramps to College Avenue with a new
signalized T -intersection. This eliminates significant traffic conflict
problems at the transition between a freeway environment and the
College and Millsap intersection.
• Fulbright and Plainview/Mall at -grade intersection. In this concept,
the Fulbright Expressway transitions from expressway to urban
boulevard, with the limited access portion beginning and ending at
an intersection with the Plainview/Mall westside collector. Plainview
extends north from its current terminus at Millsap, and continues
across the Fulbright as Mall Avenue. This increases use of the collector
as a north -south traffic distributor, relieving College and opening a
second significant development corridor.
Resolution of the Shiloh/Mall Avenue intersection with a roundabout.
This can resolve a conflict with an at -grade Fulbright intersection
and adjacent Shiloh Drive that provides access to Target and other
retail destinations. This three-point roundabout would be fed in part
by a dedicated right turn lane exiting the westbound flyover. The
intersection with proper refuge medians can also connect a proposed
shared use sidepath along Plainview with a similar facility on Mall
Avenue.
• Possible grade separation of the Joyce and College intersection.
This concept would take through lanes of College Avenue over
• Consolidation of travel lanes to the west side of the road channel
north of the Clear Creek bridge, with a five -lane or four -lane divided
section with a standard width median with left -turn pockets. This
eliminates the ambiguity of the current 40 -foot center turn lane
and permits a properly landscaped and attractive access to Lake
Fayetteville Park, a major regional asset whose connection to the 71B
.. ..
Realignment of North Front to align with east -side Mar-
ket -Lee -Hemlock connector route
Alignment of North Front and Frontage Road intersections
Possible additional or alternate route from Sain Street to
2
Millsap
3
Planned Sain/Vantage connection to Joyce Boulevard
4
Roundabout intersection of planned Vantage-Sain connec-
from College to Joyce.
tion with North Front
Mall Avenue with shared use sidepath to NW Arkansas Mall
Realignment of northbound College Avenue lanes to pair
Redesigned peripheral street at Mall site with urban section,
with southbound lanes
street landscaping, and sidewalks with future Mall mixed use
New T intersection replacing ramp of eastbound Fulbright
redevelopment.
Expressway lanes. Vacated ramps integrated into a shared
BRT stop at Zion Road
use path system connecting the west -side College Avenue
Consolidation of College Avenue lanes on west side of trav-
path network back to College and Millsap and to the Mud
elway, reducing paved area and improving entrance to Lake
Creek Trail.
Fayetteville.
Existing flyover for northbound to westbound movement
7
from College to Fulbright Expressway, also maintaining
Existing Mud Creek Trail, with new shared use path connec-
southbound to westbound merge
$
Continuation of Plainview collector, with connection to Mall
Local path along drainage corridor and Remington Court to
Avenue.
9
New signalized grade level intersection on the Fulbright Ex-
Peripheral shared use path and walkways along redeveloped
pressway with the extended Plainview/Mall collector.
10
Roundabout intersection north of Fulbright Expressway, re-
Direct trail connection from Mall trailhead to Mall building
solving Shiloh Drive and Mall Avenue circulation.
11
Van Asche/Shiloh connection with bridge over Mud Creek.
12
New connection between Van Asche/Shiloh and North Front
to existing path link to Lake Fayetteville and
north of Mud Creek and under College Avenue.
.N
The local circulation network, both using existing and new facilities,
is a key element of the interchange reconfiguration. Adjustments and
modifications of existing facilities are described below.
1
.. v
13
Alignment of North Front and Frontage Road intersections
with Joyce Boulevard.
Possible redesign of Joyce Boulevard intersection with
14
grade separated through lanes and slip lanes for local access
from College to Joyce.
15
Mall Avenue with shared use sidepath to NW Arkansas Mall
Redesigned peripheral street at Mall site with urban section,
street landscaping, and sidewalks with future Mall mixed use
redevelopment.
1,
BRT stop at Zion Road
Consolidation of College Avenue lanes on west side of trav-
elway, reducing paved area and improving entrance to Lake
Fayetteville.
East side College Avenue trail connection to Mud Creek Trail
Existing Mud Creek Trail, with new shared use path connec-
20
tion to trail legs along N. Front.
Local path along drainage corridor and Remington Court to
Shepherd Lane
Peripheral shared use path and walkways along redeveloped
periphery of Mall.
Direct trail connection from Mall trailhead to Mall building
23
24
Existing Razorback Greenway underpass to Lake Fayetteville
25
to existing path link to Lake Fayetteville and
Greenway via Zion Drive shared use path
Greenway
Shaded rows indicate projects that require redevelopment
TOMORROW'S CORRIDOR: RETHINKING 71B
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Realignment of the north and south ends of North Front. The
intersection of North Front, which operates as an east frontage road
for College, with Millsap would be relocated to the east, providing
more distance from the College and Millsap intersection and lining up
with the proposed eastside connector. On the north, the street could
be relocated to align with Frontage Road, possible with removal of the
existing exit ramp from northbound College either with slip lanes or
intersection redesign.
• Sain-Vantage connector. The two existing streets are interrupted
by Mud Creek. The successful March, 2019 bond issue includes
funding to connect Sain and Vantage, linking North Front north to
Joyce Boulevard and Zion Road. This concept provides a short- to
medium-term termination of the Sain-Vantage connector with a
roundabout at North Front, with better local street connectivity and
intersection relocation. Should a future Fulbright connection be
considered necessary, the eastbound movement off the Fulbright
could extend under the flyover ramp and into the roundabout, while
westbound movement from the connector could potentially merge
into the flyover, given the additional space provided by relocating the
northbound College Avenue lanes.
• Van Asche/Shiloh Drive connection. Connecting these stub streets
would provide continuous service access on the northwest quadrant
of the interchange. This logical connection has been stymied to date
by the need for a Mud Creek crossing. This proposed link continues
into the Mall site and is integrated into the Mall's internal street
system.
New Circulator/Collector Streets
• Most new collectors in this segment fill gaps in the existing network
and are described above.
New connection linking North Front and Shiloh Drive under the
elevated section of College. At present, traffic bound from the east
side of College to retail destinations on the west side must use the
flyover. This link provides an alternative east -west link to businesses
and development on both sides.
Private Connected Circulation
• Private drives using right-of-ways vacated by North Front intersection
relocation.
• Upgrade of the peripheral drive around Northwest Arkansas Mall to an
interior urban street as part of a redevelopment program to develop
surplus parking area with mixed use development.
• Upgrade of the Shepherd Lane access between the Mall and Barnes
and Noble shopping center, integrated into Mall drive redesign. This is
especially important if through lanes on College are elevated at Joyce
Boulevard.
Regional Shared Use Trail Connections
• Connection of proposed trails, some of which use vacated portions
of the interchange, linking the College/71B corridor to the Razorback
Greenway and Mud Creek Trails. Components are described below.
• Plainview/Mall shared use sidepath continues the trail on the west side
of College, connecting directly to the Mud Creek Trail and, through the
redesigned Mall site, the existing Greenway trailhead at the Mall.
• Trail from Plainview and Fulbright connects to Mud Creek Trail east
of the corridor and to the northwest corner of College and Millsap,
largely using vacated expressway ramps following redesign. Trail
could continue west along Futrall Drive to connect to the Greenway
tunnel near Gregg, serving the Washington Regional Medical Center
district.
• Reuse of existing bridge for northbound College Avenue lanes over
Mud Creek as a park related to adjacent development and a link
between the east and west segments of the Mud Creek Trail.
College Avenue Trail Network
• East side system continues north along North Front corridor to
Mud Creek Trail, continuing north along tributary drainageway and
Frontage Road to Zion Drive.
• East side connection continues with a path along Zion Drive to
existing trail link to Lake Fayetteville and Greenway at Venetian Lane.
• West side route follows Mall Avenue and peripheral street to existing
trailhead, and continues loop to Zion Drive entrance to the Mall.
• Zion Drive link across College connects the east and west side
systems.
Urban Intersection Nodes
• High visibility crosswalks with streetscape elements and refuge
medians at signalized intersections. These include Joyce Boulevard,
M
Shepherd Lane, and Zion Drive.
• Zion Drive intersection to be redesigned to reduce high speed
character of right turn bypass lanes.
Transit (BRT) Stations
• Potential BRT stop at Shepherd Lane or Zion Drive. Scale of
intersections and amount of space permits full turnout stops on one
side of the intersection: probably south at Zion or north at Shepherd.
Bridge Park
With relocation of northbound lanes, this bridge could be converted to a park that
would be a resource for an adjacent high-density development and a connection be-
tween the two legs of the Mud Creek Trail.
7,
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Design sketch at left highlights shared
use path connectivity through the
concept for the College and Fulbright
interchange. Sketch above illustrates
grade levels and possible development
of vacated northbound right-of-way.
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93
TOMORROW'S CORRIDOR: RETHINKING 71B
THE DEVELOPMENT
FRAMEWORK
Development along the 71B corridor has been and will continue to be an
incremental process. This section establishes a guide for that continued
evolution that gradually, through market forces and individual, voluntary
actions can lead to a new kind of connected, mixed use 71B corridor. The
framework is based on an overall assessment of the long-term viability of
different types of occupancy, the conditions of sites and buildings, and
the effects of changing market forces on different types of land uses and
demands for them. This assessment is in turn based on several overriding
trends:
1. The growth projections and policies contained in Fayetteville's
comprehensive plan and other planning documents, including the
ULI's healthy corridor assessment and the Fayetteville Mobility Plan.
The comprehensive plan projects a population growth of 50,000 for
Fayetteville, corresponding to approximately 20,000 housing units. A
substantial amount of this housing will be in medium to high-density
settings, including small -lot single family, attached units like townhouses,
low- and mid -rise multi -family apartments, and innovative residential
settings.
2. The market analysis presented in Chapter Four indicates a declining
medium- and long-term demand for commercial land and square footage,
partially but not totally offset by population growth. This decline in the
immediate corridor market has a number of causes, including competition
from regional retail destinations such as the Promenade and the larger
Rogers commercial area, the increasing prevalence of on-line retailing, and
the declining market for traditional retail malls like the Northwest Arkansas
Mall and older strip centers. This, coupled with substantial housing
demand during the next two decades, suggests a significant probability of
converting some current commercial land to residential occupancy during
this period.
3. The analysis of Chapter Two shows that building coverage percentage
throughout the 71B corridor is very low and parking and impervious
coverage are very high. Larger commercial developments, including
existing strip development, were designed with parking ratios that were
based on highly seasonal loads and are rarely achieved, today around
Christmas. Other smaller developments paved their sites as a low -
maintenance default option, inefficiencies caused by lack of connection
to neighboring sites, and/or inefficient site design. All of these provide
opportunities for more efficient use of real estate.
4. Transportation preferences in Fayetteville and elsewhere are likely to
evolve during the next twenty years. Bicycle transportation, already a
significant travel mode in the city, may increase with the introduction of
e -bikes, bringing cycling within the physical capabilities of more people.
Ozark Regional Transit has increased service on the 71B corridor with
positive results and the introduction of bus rapid transit is being seriously
contemplated. Electric scooters and other personal mobility devices have
become significant forces in peer cities like Bloomington, Indiana, while
the effect of electric and autonomous vehicles on urban land needs is
uncertain. Finally, personal preferences and legislative mandates that
respond to greenhouse gas emissions and climate change may also have
a profound effect on transportation in future years. One common trend is
likely though - the amount of land devoted to the circulation and storage
of personal vehicles is likely to decrease significantly. And many alternative
modes are especially well-suited to shorter trips and greater adjacency
of residential uses, entertainment venues, and commercial and office
services.
5. These collective forces increase demand for greater land efficiency,
higher densities, and higher value to land area ratios. The resulting
market forces will tend to increase pressure on space intensive lower -
yield land uses such as small single -level strip centers, free-standing
offices and retail, and some automotive uses to convert to higher intensity
development.
6. These trends must be balanced strategically by the city of Fayetteville's
revenue structure, which places a significant reliance on sales tax
revenues. This translates to a strong public policy imperative to maintain
and strengthen the corridor's retail environment, which remains highly
auto -oriented, while increasing the local customer and property value
base through policies that encourage residential development, higher land
efficiency, and mixed uses.
94
DEVELOPMENT STRATEGIES
The following pages display diagrams and strategies for each segment of
the 71B study area. They are overlaid on the Transportation Framework
and include general policy objectives and more specific guidance for
potential strategy sites. These are followed by illustrative plans that show
how these guidelines could be implemented. The site-specific guidelines
use terms that require further elaboration, presented here:
• Small lot single-family residential. Single-family detached units on
lots less than 5,000 square feet, or a net average density of about
8 units per acre, or single-family semi -attached or attached units,
typically on individually described lots and connected by garages
or a common wall, with an average net density of about 12 units per
acre. In the 71B area, this development is used on the edge of the main
corridor as a transition to lower -density residential areas, on sites that
can be buffered from higher intensity surrounding uses, and as a way
to introduce affordable single-family homeownership opportunities.
However, higher intensity uses and residential densities are more
prevalent in the development framework.
Medium -density residential. Attached units, including townhomes
and small multi -family buildings, with net densities in the range
of 16 to 24 units per acre. This form of development can appeal to
households of a variety of ages but with small yards and shared
covered parking, can provide an attainable option for households with
young children, a growing demographic at this specific point. These
units can help fill the so-called "missing middle" gap in contemporary
housing markets. The development framework proposes this concept
on sites that provide enough area for self-contained clusters and
linkages to other community features, including schools, commercial
development, and parks and playgrounds.
Multifamily residential. Multi-level residential buildings, which in
Fayetteville are most commonly two or three levels of living units
with net densities in the range of 20 to 40 units per acre. This is also
the most common multifamily form proposed for the study area. In
order to minimize surface parking and because of rocky subsurface
conditions, the typical multifamily building will provide three levels
over at -grade parking, with parking exposure hidden by landscaping,
berming, or finished elevation treatment. As a general rule, one level
of parking that extends for the full building footprint supports three
residential levels. Single -use multi -family is proposed as a single use
on redevelopment sites that are on the edge of the corridor area and
lack direct exposure to South School or College. On sites along or near
the street corridors, multi -family should be integrated into mixed use
projects (see below).
• Mixed use development. Mixed use projects are typically shown on
sites that include 1) redevelopment of excessively large parking lots,
2) future redevelopment of low -intensity, high vacancy or obsolescent
commercial buildings or projects, or 3) vacant buildings or sites.
Typically, mixed use buildings involve retail, restaurant, office, and
residential uses, usually with residential over a commercial grade
level. However, requirements that the entire footprint be reserved for
retail, restaurants, or similar uses often create more commercial than
the market supports and require either additional surface parking or
a separate parking structure. Another option, appropriate along the
71B corridor, locates parking at grade under residential levels and
screened by commercial extensions appropriate to the market. Some
locations have characteristics such as views, surrounding activities
and assets, or urban design qualities that make taller buildings
appropriate.
• Contemporary retail or commercial. Relatively recent (typically post
2000) development with landscaping and site design standards that
do not require short-term change.
• Commercial infill. Generally applies to areas where existing uses are
likely to remain but where space exists for additional, single -level
commercial development with more efficient site design; or sites
within an existing project intended for commercial development but
not yet used for that purpose.
• Commercial enhancement. Generally applies to areas where existing
uses are likely to remain but where access management, cooperative
parking and site development, improved landscaping and pedestrian
connections to front doors from trails or sidewalks are needed to help
realize the corridor vision.
• Shopping center upgrades. Improved parking and site design,
possible facade and pedestrian improvements, and reducing
unnecessary parking to be more consistent with normal demand
rather than extremes.
• Internal streets. Driveways within projects such as shopping centers
and large mixed use projects designed to have the character of streets
with sidewalks, street landscaping and furniture, and limited driveway
or drive aisle interruptions.
Iconic commercial. Properties to be maintained by virtue of the
memories and stories that they produce or because of their special
place in the historic development of the 71B corridor.
TOMORROW'S CORRIDOR: RETHINKING 71B
Iconic commercial. Gator Golf, Fayetteville
Small lot single family. Florida Way, Fayetteville
Medium -density residential. Gray's Station, De Moines Medium -density residential. Huron Street, Culver City
Mixed use concept. Wauwatosa, WI
Am
Interior street. Detroit Lakes, MN
Commercial preservation. City Liquor, Fayetteville
RESEARCH DISTRICT
SOUTH FAYETTEVILLE
Total Corridor
• Reconfiguration of South School with three lanes, continuous
sidewalks, protected bike lanes, two-way turn lanes, strategic
pedestrian refuge medians, and possibility of future on -street
parking as required by redevelopment.
Research Segment: Cato Springs to Town Branch
• Execution of Research Park master plan
• Village concept for temporary housing around 7hills Center.
• New multifamily development.
• Trail link between Cato Springs Trail and Town Branch Trail
Walker Park District: Town Branch to 11th
• Southgate redevelopment including commercial and resi-
dential redevelopment on shopping center and surrounding
blocks.
• Future mixed density development between 13th and 15th
• Preservation and enhancement of key commercial assets
• Trail spur connection to Walker Park
Mill District:11th to Prairie
• New mixed use and infill commercial development, including
planned redevelopment of the Co-op property.
• Locust Street infill
• Trail -related townhomes
• Improved 7th and 9th Street cross access
• Right -turn only lanes at MLK
• Preservation of key commercial assets
Archibald Yell Segment: Prairie to Rock
• Residential infill of different types along Archibald Yell
• Commercial enhancements of neighborhood commercial on
north side.
• Revised Archibald Yell design
• Signal and pedestrian crossing and Arts Cluster at South
Street
• Redesigned College and Rock intersection
....
Rock
Rock Street
University of Arkansas Research campus master plan imple-
Site enhancements and access management of existing in-
mentation, with future expansion to South School
dustrial use
Multifamily residential to support research campus
2
3
Cottage or "tiny house" housing for temporarily homeless
Mixed use redevelopment of the Co-op site. Future site en-
households/families near 7hills service center
4
Ozark Steel with improved buffering and access
Commercial maintenance and infill on School frontage, me-
Shopping center site redevelopment, maintaining viable ex-
dium -density residential on Locust St infill sites
isting businesses
6
Commercial infill, maintaining key neighborhood retail
destrian access from street.
Commercial maintenance and infill on South School front -
7
age, medium density residential adjacent to trail and Walker
along School frontage or maintenance as a public space
Park
Q
Commercial enhancement
adaptive reuse possible at corner
City Lumber site enhancements and buffer landscaping
9
10
Medium -density residential infill development
Medium density residential, with gradual redevelopment
Mixed use with multifamily emphasis
11
Medium density residential infill and spot redevelopment
Commercial infill and site improvements, including land-
on open or distressed sites along Archibald Yell. Focus on
scape and reduction of paved area
southeast corner of South Street
Existing contemporary multifamily residential (Varsity
Single-family conservation and infill, continuing current de-
House)
FIGURE 6X
South Fayetteville Development Framework: Cato Springs
Rock Street
14
Site enhancements and access management of existing in-
dustrial use
15
Multifamily with existing commercial/restaurant frontage on
School, improved parking
16
Mixed use redevelopment of the Co-op site. Future site en-
hancement with infill commercial on corner.
Commercial maintenance and infill on School frontage, me-
dium -density residential on Locust St infill sites
Contemporary retail. Improved site plan with upgraded pe-
destrian access from street.
Mill District buildings. Infill street -oriented commercial
along School frontage or maintenance as a public space
Contemporary medium -density residential, commercial
adaptive reuse possible at corner
Existing neighborhood commercial with shared site access
and coordinated parking plan.
22
Medium density residential, with gradual redevelopment
continuing development precedent along 5th Street
Medium density residential infill and spot redevelopment
23
on open or distressed sites along Archibald Yell. Focus on
southeast corner of South Street
24
Single-family conservation and infill, continuing current de-
velopment patterns
25
Existing multifamily
Key neighborhood business with improved pedestrian ac-
cess to and through the site
YO
r --so
1 1 Urban Nodes with higher permitted
16 m density
Intersection amenities and placemaking
improvements
7/
TOMORROW'S CORRIDOR: RETHINKING 71B
24
rt
7
18 �.
24
23 1 25 4_. j1 -k
24 -
26
1 ,
New multifamily with
trail connection to
Town Branch Trail.
Loop access street
connects Research
Center Boulevard and
Cato Springs Road.
At -grade parking un-
der residential levels
supports three floors.
Supplemental surface
parking can support
additional housing.
Market is strength-
ened by research
campus and overall
university -related
demand. Trail connec-
tion links Cato Springs
Trail to Town Branch
Tra i I.
Co-op site. Comprehensive
mixed use redevelopment with
multifamily and commercial
Research Campus Expansion. components, including adaptive
Campus plan calls for extension reuse of some existing buildings
Commercial enhancement. and site plan features that allude
to South School. Research Cen- Redesign of busy neighborhood
Con -
ter Blvd transitions to a shared to the project's history. Con -
commercial center to provide nections provided to adjacent
street and plaza at the campus internal pedestrian link to Dollar
core. Internal trails and green- regional trails.
General, controlled curb cuts,
ways connect to Town Branch and continuous walks along
Trail. School. Shared parking and ac-
Seeinset of this
cess increases parking efficiency. development area
-------------------- ---'on pages 99 and
1 � 1/ 100
1 :rtA CA
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13 ' S
Ozark Steel 1
A "tiny house" concept pro- L
New Be- viding housing for temporarily
ginnings. homeless households or house -
Bridge hous- holds in need of a permanent
ing project supportive setting. This could
to serve benefit from a location adjacent
rede-
unsheltered to 7hills Center. Improved buffer- Southgate area.
people, de- ing should be developed around v dudes nt area.
veloped by Ozark Steel, with trail connection Includes trail con-
azor-
Serve NWA. running through buffer. back G to way.
back Greenway.
e
Existing Buildings and Establishments
_ New mixed use/commercial/high-density residential
® �edium Density Residential
FEMSmall lot single family
Future Research Center Buildings
40
:f
time
n
(umbar ODI
\
Small -lot single-family. Neigh-
"Arts" cluster. Im-
proved parking, sig -
nalized South Street
and revi-
borhood cluster connects to
New Walker Park neighbo
Razorback Greenway and is
hood redevelopment. Com-
compatible with adjacent resi-
mercial services along South
dential.
School, with interior access
infill on residential street.
street and medium -density,
family oriented townhomes be-
Path connection. A path and
hind, adjacent to Greenway and
new creek bridge could con -
directly connected to Walker
nect the South School corridor
Park. Reinforces and comple-
to the Razorback Greenway
ments new residential develop-
and Walker Park.
ment in the Walker Park area.
M
Mill Building. Illustrative plan
includes retail or mixed use
development along School Av-
enue frontage. Site could also
be retained as a neighborhood
green space with historic inter-
pretation.
3 Neighborhood
° 46 commercial. Shared
#- access and parking lot
redesign for existing
commercial uses on
Q north side of Ar-
chibald Yell.
tiF
w
rtintersection,
"Arts" cluster. Im-
proved parking, sig -
nalized South Street
and revi-
Infill townhomes. Locust
e
'*
sion of Archibald Yell
section.
Street townhomes, with
es
infill on residential street.
Commercial infill on
'
School Avenue frontage..
. .11
Infill townhomes. Mediurry -
density townhomes and
small -lot single family on
P6
infill sites along or near
Archibald Yell. Major re-
development of 4th and
Block triangle
PR-_
F.
r
Y
Food and Shelter Village, Norman, OK
Housing "Village" for Temporarily Homeless Households
Homelessness is a significant challenge in the South Fayetteville part of the
study corridor, but it encompasses different people with different needs.
The interfaith 7hills has established a Day Center along South School that
provides support services including job assistance, transportation, meals,
counseling, and other basic human services. It is also developing the
Walker Community, a transitional housing environment that will provide 36
units for individuals and families in townhouse and efficiency apartments
Serve NWA's New Beginnings project, under development in 2019,
addresses the needs of unsheltered people by providing bridge housing
with supportive services to help them on the path to permanent settings.
But others, including households with children, are temporarily homeless
because of financial emergencies, domestic abuse, gentrification, and
increasing housing costs. An interesting physical development model to
address these needs is a "tiny house" community, providing individual
detached units around common space with access to 7hills support
services through its service center. This approach was pioneered by
Norman, Oklahoma's Food and Shelter program and appears highly
relevant to this need in Fayetteville. It also provides a place for families
to live on a short-term basis while other, more permanent housing is
developed.
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VJ
TOMORROW'S CORRIDOR: RETHINKING 71B
Focus on Southgate
The Southgate area, between Town Branch Creek
and approximately 11th Street, merits a special
focus because of the substantial new development
opportunity that it presents. While most of the 71B
corridor involves evolutionary change on opportunity
sites, this area's underutilized or vacant land
encourages a more aggressive, redevelopment -oriented
approach. Such an approach also complements
the major changes taking place in the Mill District,
improvement efforts in the Walker Park neighborhood,
and the continued growth of the University of Arkansas
research campus. A key initial initiative would be
redevelopment of the under -occupied Southgate
shopping center. In the concept, the vacant IGA
grocery store, most of which is in the Town Branch
Creek floodplain, would be demolished and replaced
by a multi -family building with parking at grade (or
floodplain) level. The iconic Mountain Man store would
remain with improved parking and overall environment.
A contemporary but vacant bank building would be
reused, with a new mixed use building defining the 15th
Street corner and more residentially scaled apartments
lining the east side of the site.
The following pages illustrate the continuation of this
redevelopment approach toward the Mill District.
New development focuses on sites with low use and
the concept maintains and enhances many existing
buildings and business establishments. Existing salvage
yards north of 15th Street would gradually be replaced
with new commercial development and a medium -
density townhome community with access to the
Razorback Greenway and Walker Park. On the west side
of School north of 15th, a mixed use project with two
commercial spaces and multifamily buildings would
replace vacant uses or distressed buildings. Parking and
pedestrian access are improved to important existing
neighborhood businesses.
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616 _94
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Southgate Development Area Concept: Town Branch Creek to 11th Street
6
WT
71-7 C_�F
13
MM
,,4-MONEEMENSMIL
Tajo k. I-.
W;
C
Bank building
reuse 11
New multi -family over
at -grade parking.
The parts of the
existing IGA building
in the floodway and
floodplain would be
demolished.
Southgate Plan Elements
TOMORROW'S CORRIDOR: RETHINKING 71B
Detached townhomes Townhomes with
family-oriented
fPature�,iAcluding yards
South School redesign. Includes cycle -7 I {prove edes rl�m , — —
track on west side, parking lane on east Residential over parking. c ossing and intersection
side in 60 -foot section. N Some street level retail
a ignment
� may be included.
ffice or trade I —I +�
4 Q)
ommercial _
+.
�I N
` Commercial
- t
j x
oft
Southgate Redevelopment
Three-story walk-
up multi -family
oriented toward
entryways
New mixed-use
building with
corner orientation
Parking lot redesign
j Townhomes with
family-oriented
features including
yards
ercial
J-
Residential over parking.
Some street level retail may be
included.
Razorback Greenway
Walker Park
Office or trad
commercial
Ci y Lumber. Site
a d circulation
mprovements
I — —
Vaughn Recycling. Improved
screening and building New circulation
upgrades drive. Includes
prath bridge and
13th Street Greenway. connection to
New creek bridge and trail Greenway
connection to South School
A Ar
ir
411 -
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411�41'
ry
AP
74
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6,
Aerial perspective looking northeast. View illustrates scale of potential buildings with their relationship to surrounding neighborhoods, Walker Park, and existing development.
View looking south with City Lumber and existing commercial center (including Rick's
Iron Skillet) in foreground.
Internal street through Southgate multi -family and townhome community includes
a path that would link these new residential areas to Walker Park over a new creek
bridge and to the Walker Park Trail.
TOMORROW'S CORRIDOR: RETHINKING 71B
F_�
Looking north from north edge of City Liquor site.
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Looking toward possible redevelopment of the existing Southgate shopping center.
MIDTOWN DISTRICT SOUTH:
NORTH TO TOWNSHIP
Total Corridor
• College Avenue upgrade with access management
VA/Evelyn Hills Segment: North to Sycamore
• College Avenue upgrade with access management
• Redesign of Evelyn Hills parking lot, with future development
possibilities
• Future extension of Memorial Drive to serve new development
• Path connection to Gregory Park
• Local path and sidewalk continuity
• Urban family residential on "farm" and storage sites, tied to
local streets
• Transit (BRT) station at Memorial Drive
Green Acres Segment: Sycamore to Poplar
• High-density node at Sycamore intersection, focusing on north-
east quadrant
• Green Acres realignment and replacement with central green
space
• Sublett Creek trail connection to Poplar, with upgraded Poplar
bikeway to Razorback Greenway
• Intersection nodes at Sycamore, Green Acres, Poplar
• Infill mixed-use and multi -family
• Family- and trail -oriented townhomes using back parts of deep
commercial lots and adjacent to Woodland Junior High
Restaurant District:
• Theming as a center of international, locally -owned restaurants
• Interconnection of parking and driveways with pedestrian
connections between businesses
• Intersection nodes at Colt Square Drive, and Township
• Infill mixed use development as opportunities emerge
• Local access grid to west side using Green Acres and Colt Drive
extensions
• Greenway and neighborhood park along floodplain
• Parallel, separated shared use paths paralleling both sides of
College
Township Node
• Transit (BRT) station at Township
PO- r
1 }
�M_4
FIGURE 6.X:
South Fayetteville Development
. Rock Street
1
VA Hospital campus with improved pedestrian access to
14
College
15
Adaptive reuse of iconic motel by the Fayetteville Housing
2
Authority to provide affordable housing for veterans. Possi-
ble commercial infill at corner
3
Existing commercial/office uses
4
Gregory Park with path links to College and surrounding
uses
Evelyn Hills upgrade with improved parking and circulation
5
design. Possible future higher -density mixed use develop-
18
ment on College and on north side of lot
Contemporary commercial
6
Restaurant District segment, maintaining individual build -
19
Medium density residential along internal street
7
thematic streetscape, interconnected drives, and shared
8
Medium density or small -lot single family
9
Mixed use with multifamily emphasis, commercial on direct
College frontage
10
Existing contemporary commercial
22
Mixed use development with street -level commercial em -
11
phasis at intersection, high-density residential away from
23
the street
Existing medium density residential
12
104
6.X:
DevelopmentFIGURE
South Fayetteville
. Rock Street
13
Existing primarily single-family residential neighborhoods
14
Existing contemporary commercial with possible infill
15
Multifamily with existing commercial/restaurant frontage on
School, improved parking
Commercial maintenance and occasional infill, including
I
preservation of historically important mid-century motel on
College
Mixed use development with multifamily emphasis on Pop-
lar node
Possible street -oriented commercial with potential for up -
18
per level residential or maintenance of existing commercial
using surplus parking in place of street yard parking.
Restaurant District segment, maintaining individual build -
19
ings and providing shared pedestrian and driveway access,
thematic streetscape, interconnected drives, and shared
parking where possible
2
Commercial maintenance, with potential reuse of excess
surface parking.
Neighborhood greenway and park along drainage corridor
22
Mixed use residential, with residential over parking and re-
tail
23
[Township Node, maintaining existing contemporary com-
al with improved links to future BRT station
Z
O
z
A 1
1
jr — — is
1 1 Urban Nodes with higher permitted
— — a density
Intersection amenities and placemaking
improvements
12 13
I V.J
TOMORROW'S CORRIDOR: RETHINKING 71B
/ 0
20
18 21 19
Green Acres r
r
1 I
= 1 = 1
1 1
17 19
C22
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3
3
M
Q
23
:1
Existing Buildings and Establishments
New mixed use/commercial/high-density residential
FEM (Medium Density Residential
Small lot single family
Future Research Center Buildings
Mixed use redevelopment. Possi-
ble redevelopment of single office
and automotive uses with row of
mixed use residential over parking/
Memorial Drive. High visibility
commercial structures. Access from
crosswalk with adequate crossing
i
extension of Memorial Drive to align
i for pedestrians and future bus
with "Nature Drive" and continue to
pi d transit station.
Sycamore Street. Shared use path
parallels the rear drive with access
to Gregory Park.
.
0
Hi -Way Inn. Redevelop-
ment of mid-century motel
for affordable housing for — +�
veterans by the Fayetteville
Housing Authroity. With
modification of street,
sidewalk continuity to
North Street. Possible infill Evelyn Hills. Major site redesign
commercial at North Street providing an urban interior street
intersection, with access co -adjacent to building, clear park-
ordinated with Hi -Way Inn ing lot circulation, and mixed use
affordable housing project. building over parking on north side
of site. Parking is accessed from
lower level drive (formerly "Nature
Drive") adjacent to the site. Future
redevelopment of College Avenue
frontage with higher -intensity mixed
use buildings is feasible with site
redesign.
Green Acres Common. Realignment of Green
Acres Drive intersection opens opportunity for
neighborhood common space on vacated street.
This becomes a central green for surrounding
new residential. Site design should include an
amenity that also expands stormwater manage-
ment capacity.
Residengal community. Develop-
ment.df "vest-pocket" farm and
mini -storage facility and free-stand-
ing commercial with mixed density
residential community. Local access
uses new residential street between
Nature Drive and Sycamore Street.
Townhouses developed on "farm"
site with small -lot single family, anal-
ogous to units behind Evelyn Hills,
adjacent to single family on the stor-
age site. Residential over parking on
College Avenue frontage, with retail
extension along the street.
Townhouse rows. Development of
back side of deep commercial lots
with townhomes and access drive,
adjacent to Woodland Junior High.
Shared us g- tr e ended along
school/to� ou e , undary.
Neighborhood green. Neighborhood and
green space in 100 year floodplain area, with
west -side trail, playground, and other passive
recreational features. Connection to Restau-
rant District businesses. Design of this space
should provide improved stormwater manage-
ment along an existing drainage corridor.
Poplar node. Mixed use pos-
sibility on northwest corner
with shared parking provided
by large lot between Poplar
frontage and multi -tenant
commercial building to the
north.
Sycamore node. Rede-
velopment of northeast
corner. Commercial/
retail building on cor-
ner with public space
in front and parking
behind with Sycamore
access. Mixed use build-
ings with multifamily
emphasis on back of
site and adjacent to
planned Sublett Creek
Trail. Resident parking
provided at grade under
residential buildings.
106
Poplar node. Mixed used
building with retail extension,
with parking provided behind
and accessed from extension
of Poplar. This extension also
connects the Poplar bike
route to the planned Sublett
Creek Trail, with east -side
trail continuing north. Build-
ing site is dictated by 100 -
year floodplain line.
Restaurant District. Special thematic
district that defines a grouping of local-
ly owned, largely free-standing eating
places with culinary diversity. District
gateway and graphic features would be
located at the Poplar and Township in-
tersections, and special graphics along
the way. District elements include direct
pedestrian connections between estab-
lishments, interconnected and, where
possible, joint parking lots, and com-
mon landscaping and street furnishings.
Mixed use development. Possible
multi -family redevelopment near Town-
ship node, with restaurant storefronts
and off-street surface parking behind
buildings. Connected by path to bowl-
ing alley.
Township node. Contemporary retail
development on four corners. Corner
features should be included to define
the urban intersection, including a BRT
station. 4
• x �� FKi ti-
� - � * y� • flr
k
ip X4
Evelyn Hills development concept in phases. An initial development phase
(above left) would include redesign of the parking lot for greater efficiency,
clearly circulation, and much better pedestrian connections between the
College and Memorial Drive intersection and the main shopping center. Ex-
isting free-standing pad buildings would remain in place, while a new mixed
use building with parking accessed from below would anchor the north end
of the strip. A later phase (above right) anticipates reduced parking demand
and increased emphasis on transit -oriented, street -defining mixed use
development. New mixed use residential/commercial buildings with up to
three residential stories over retail and parking would line the street, with an
additional structure defining a proposed public green closer to the historic
center. A pass-through gateway through this new building would emphasize
a direct connection to the street.
IV/
TOMORROW'S CORRIDOR: RETHINKING 71B
R..
gro-
+. 41
M�yi
Rr
r J -
Evelyn Hills shopping center today.
`r �r
e
�`✓ Y l� � r - 1 �
108
Sycamore Node. Massing diagram
looks northeast, showing potential
mixed use development on the
northeast corner, completing a
higher intensity node at the inter-
�� .� a section. Townhouses and a green
space made possible by relocating
j' the Green Acres intersection.
i
Green Acre Commons. Relocating
the Green Acres intersection to a 90
degree angle with College produces
a neighborhood commons that can
encourage adjacent resi
TOMORROW'S CORRIDOR: RETHINKING 71B
109
# k l
Restaurant District. Interconnection
of parking lots and connections be-
tween restaurants can help this col-
lection of unique restaurants gel into
a special district. Thematic graphics,
common areas for outdoor dining,
and cooperative marketing can fur-
ther define the district's identity and
brand recognition.
MIDTOWN DISTRICT NORTH:
TOWNSHIP TO MILLSAP
Total Corridor
• College Avenue upgrade with access management
Township Urban Node: Township to Sunbridge
• Future new urban family and mixed use development center north of
Township to Sunbridge Drive with land use evolution, with a range of
densities and supporting retail development
• Transit (BRT) station at Township
Drake Segment: Sunbridge to south of Appleby
• Interconnection of parking lots where possible
• Parallel access drives or streets with redevelopment
• Continuous shared use paths separated from College
• Realignment of Villa Blvd and Drake Street to 90 degree intersec-
tions
• Urban node at Sunbridge
• Drake Street enterprise/innovation district
Fiesta Square Segment: South of Appleby to Harold
• Connection of Appleby and Parkview with T -roundabout with Rolling
Hills to create parallel collector street on west side of College
• Urban node at Rolling Hills and College with high-density mixed use
development and placemaking features
• Possible transit station (BRT) at Rolling Hills
• Bikeway connections using Appleby, Rolling Hills, and shared use
path on extended Parkview
• "Right -sizing" and simplifying Fiesta Square parking lot, with mixed
use development between College and Appleby/Parkview
Uptown Segment: Harold to Millsap
• Local street grid created by Parkview and Lee/Front Street
connections north and south; and Harold, Longview, Masonic,
and Millsap connections east and west
• Masonic realignment to relocate Masonic Drive signal south
and providing a west access from Whole Foods
• Major mixed use development opportunities at Parkview and
Harold extension and on under -occupied shopping center
south of Masonic
! c,
ZZ
Aft -
FIGURE 6.X: Midtown Development Framework: Cato Springs to Rock
Street
1
Existing contemporary commercial
Commercial infill
2
3
High-density mixed use, typically residential over parking
Site and circulation enhancement with commercial infill
with limited commercial
4
Medium density and small lot single-family residential
Commercial enhancement with increased public exposure of
Commercial maintenance and enhancement
6
Existing trade commercial and light industrial, infill possibili-
Multifamily residential group
ties and conversions to maker -space
7
High-density mixed use, typically residential over parking
Commercial enhancement with possible expansion across
with limited commercial; preserves iconic miniature golf \
8
Commercial enhancement with access management and
Commercial enhancement through common site design
landscape
9
Commercial enhancement with mixed use infill
T
Commercial enhancement with improved coordinated site
ance
design
Small lot single-family buffer
Fiesta Square upgrades with parking lot redesign and
11
"right -sizing" and increasing efficiency of parking
1�
Mixed use development along Fiesta Square frontage along
lege and Plainview routes
College, including Appleby to Plainview connection
13
Medium density residential
14
Commercial enhancement and infill
FIGURE 6X
South -Development
. Rock Street
15
Site and circulation enhancement of multi -building retail
and office building group
16
Site and circulation enhancement with commercial infill
Medium density residential
18
Commercial enhancement with increased public exposure of
auto dealership with Plainview extension
19
Multifamily residential group
20
Commercial enhancement with access management
21
Commercial enhancement with possible expansion across
am
Longview Street. Buffering against residential uses
22
Commercial enhancement through common site design
Redevelopment of under -occupied commercial center with
23
mixed use development, with residential/commercial bal-
ance
24
Small lot single-family buffer
Contemporary commercial center (Whole Foods), enhanced
25
with site design and alternative preferred access with Col-
lege and Plainview routes
lG
Office/commercial infill
Contemporary commercial/office development, site design
enhancements
r�� 7
``�\\►ilk, ' / 2 O 1 Villa Blvd
1 1 O O
1 1
o O7
N
a
1 1 Urban Nodes with higher permitted
a density
Intersection amenities and placemaking
improvements
v
TOMORROW'S CORRIDOR: RETHINKING 71B
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Residential street. Small lot
single-family and townhouses
along a new street connecting
Township with Sunbridge, pro-
viding some local relief for the
current Township intersection.
Townhome units are on lanes
perpendicular to new street.
Mixed use buildings with resi-
dential over at -grade parking,
with commercial spaces ex-
tending from building ends.
Commercial is supported by
appropriately sized surface
parking.
Villa Boulevard. New 90 degree alignment re-
opens Villa Blvd intersection and provides sites
for small -lot single-family. Two mixed use build-
ings possible, with residential over parking and a
commercial space
Xa 1
,SO"
Gator Golf. Preservation of
iconic miniature golf course,
potentially flanked by two mul-
tifamily mixed use or residential
buildings. Trail extends to front
entrance of golf, and parking is
redesigned in terraces to detain
runoff and avoid steep side
slope on parking lot. Possibility
of townhomes at base of the
hill, served by loop drive serv-
ing Gator Golf and connecting
to Drake Street intersection.
Drake innovation zone. New 90 degree align-
ment creates an open space gateway to a Drake
Street subdistrict. Improved design of Potter's
House parking and infill workshop/makerspace
buildings along Drake. Lane reconfiguration and
bike lanes along Drake leading to Village Lake
area.
Commercial enhancement. Access management
with adjacent parking, with reduction and land-
scaping of existing parking in street yard. Also
includes a commercial infill site.
F
silo
Interconnected commercial.
Connected parking lots to pro.107
-
vide equivalent of a slip lane
serving existing commercial
and office uses. Mixed use/com-
mercial with rear parking on site
north of Golden Eagle.
Infill townhouses. Redevelopment of un-
derused commercial site with townhouse
group with internal greenways. If adjacent
motel becomes available, project could also
incorporate that site, with retail use at Rolling
Hills intersection.
112
Fiesta Square renewal. New street
alignment connects Appleby and Pla-
inview into critical west -side collector
that maintains connection to Rolling
Hills. Provides framework for a re-
newal of Fiesta Square, described on
the opposite page.
College Marketplace. Collector sys-
tem and a new alignment for Masonic
provides a badly needed alternative
access for this busy shopping center
anchored by Whole Foods. Walkways
and a continuous shared use path
along Plainview provide better bike/
pedestrian access to in of°nter.
Plainview Connection. Plainview connection ', . w. .
north and grid of east -west streets (Harold,
Longview, Masonic) north opens potential
multifamily sites east of the collector and y;
lower density residential west. New quad-
rangle layout creates interior 9' ""king andIL #"R
open space with street-definli2g buildings.
Market Avenue/Hobby Lobby Center. Defining Market Avenue
and drive aisles clarifies circulation, parking, and path continuity.
Improved connection between Market Avenue and drive adjacent
to main building begins east -side collector system. Providing a
clear access to College from Sara Lane, opens a site on the north
side of Trinity Fellowship site for church -related senior housing or
other development.
A
O
4
0-1
a
Shopping center redevelopment. Longview
and east -side collector provide framework
for redevelopment, with mixed use buildings
along extended Longview, leading to Lee
Avenue alignment through the site. Mixxed
density housing includes small -lot single
family along the Lee Avenue link, which
continues north to Millsap using platted
Hemlock Avenue. Shared use path generally
follows new streets.Masonic is relocated as
part of the project, providing continuous
route between the two collectors.
Jw
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se— L7:-
id
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Fiesta Square renewal. These views, looking to the northeast to the northeast over the main Fiesta Square building,
illustrate different phases of the property's potential development. An initial phase (above left) shows the new con-
nection of Appleby Road and Plainview Avenue, the south end of a west -side collector that follows Plainview north
to Millsap and eventually across the Fulbright Expressway to the Mall. In addition to improving circulation, this new
street creates an opportunity for mixed use development at town center scale. It in turn frames the entrance to Fiesta
Square and produces a more efficient and appropriately sized parking for the main center. A greenway along the
Rolling Hills axis creates a strong visual and functional connection to College, extending walkways along the existing
center to College. Street oriented buildings would be developed in this initial stage between College and the Apple-
by -Plainview connection. Development may provide space for a future BRT stop with station at Rolling Hills entrance.
A later phase (above right) adds a row of mixed use buildings along the west side of the new street,
giving it the two-sided enclosure and feel of a major urban street while maintaining substantial sur-
face parking to serve Fiesta Square. The Plainview conncetion north opens up other sites to pri-
marily office and residential development, inproving access to Washington Regional Hospital and
providing land to satisfy a larger part of regional housing demand in or near the 71B corridor.
113
TOMORROW'S CORRIDOR: RETHINKING 71B
_4L-
'� -A
W4!
-` .. i
P7
MALL DISTRICT
M I LLSAP TO LAKE FAYETTEVI LLE
Interchange: Millsap to Joyce
• Major interchange reconfiguration, including relocation of
northbound lanes to pair with southbound
• Continuation of east- and west -side collector streets and improved
local connections to create new development possibilities
• Redevelopment of vacated right-of-way with mixed use residential
and office development with some support commercial
• Extensive new greenway and trail connectivity
Mall Area; Joyce to Lake Fayetteville
• Mall redevelopment program, maintaining existing building and
adding new, market-driven uses and development on surplus parking
area
• Improved visibility and connection to Lake Fayetteville from College
corridor
• Modification of North College, consolidating travel lanes on west side
of highway, converting east side from roadway to greenway
—RON.a. J11W1%__.rte
Google Earth aerial image
iii6&r_2L
114
6.X:
Fayetteville
DevelopmentFIGURE
Mall District . ... Lake
MA
I
With relocation of northbound lanes, residential point tow-
ers with parking structure and townhomes on upper deck.
2
Parks and trail corridor along North Front.
3
Office development with parking structure
4
Existing contemporary commercial
Existing contemporary commercial
Infill commercial, possibility of additional hospitality use
7
Mall redevelopment with evolution of existing mall building
with new uses, commercial pads with street exposure, and
major mid -rise, high-density housing
Consolidation of College Avenue lanes to west side of right-
of-way, providing greenway on vacated roadway
Upgraded Lake Fayetteville entrance
Urban Nodes with higher permitted
m density
TOMORROW'S CORRIDOR: RETHINKING 71B
Intersection amenities and placemaking
improvements
I li
Collector connections. Freeway section ends with an
at -grade intersection at Plainview. West -side collector
and shared use path are continued to Mall using Mall
Avenue, Shiloh Drive intersection in managed with a
roundabout, and Van Asche is continued with a bridge
over Mud Creek and extension into Mall's circulation
system. This system increases multi -modal connec-
tivity and opens a several new development sites by
' removing dead ends.
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04
L i !ti •.* - �.t aq'd* lb O4 Aly Or
oil I
Trail and greeway codnec ions.
116
Mall redevelopment. Major redevelopment project for the Mall site
r� features maintenance of the mall building with introducing new
' uses, including office and entertainment, into space no longer used
for retail. Parking lot would be downsized and configured into sep-
arate blocks. The plan capitalizes on views from the hilltop site with
mid -rise multi -family buildings, providing up to six living levels over
two parking levels. Parking ramp would be provided on outside fa-
cade of parking levels. The peripheral drive would be moved inward
and designed as an interior urban street, with some retail frontage.
The street is part of a pedestrian and trail loop around the outside
�* of the center, linking to the existing trailhead. Common greenspaces
d are integrated into the parking lot and project redesign, connecting
the housing into the Mall building. BRT station at Zion Rd..
Restaurant Row. The southeast part of the Mall site has the
best street exposure and provides pad sites, likely locations for
free-standing restaurants. These are served both by the front pe-
ripheral street and a parking lot drive aisle, accommodating drive -
up windows. _
Jce Boulevard and OifiBe-ToweY. The concept .1
slgws a grade separation with elevated through
lanes and slip lanes for local access. With or with
grade separation, the lane relocation opens a stra-
tegic development site on the southeast corner. A
potential (but not exclusive) use is an office tower
with parking structure to the south. The flood plain
area between this and the point tower site woul
used as public greenway with trail connection:"
Lake Fayetteville Greenway on College,,,'
Avenue. Consolidation of all College Av-
enue travel lanes on the west side of the
roadway allows use of the balance of the
existing road for a greenway with shared
use trail, providing a direct trail link to the
lake from the Mall District and the West-
side collector trail. It also provides an up-
graded visual and street connection from
the Mall to the lake, for mutual economic
be An upgraded, ceremonial entrance
to Lake Fayetteville Road from College
would reinforce this visual and functional
connection. /
T -intersection of Fulbr4oht east-
Point Towers. Relocation of northbound lanes to
North Front alignment.
bound lanes at signalized intersec-
the west opens significant sites for high density
Realignment of North
tion with College, with resulting
development outside of the Mud Creek floodplain.
Front to align with the
speed reduction, opens land for
Illustrative concept suggests two point towers with
proposed east -side
potential park and open space use.
panoramic views on either side of a parking struc-
collector reduces traffic
Portion of vacant ramp would be
ture with townhouses and private open space above
conflicts and provides
used for a trail connecting Mud
the parking levels. The bridge over Mud Creek, now
alternative route for
Creek directly to the Millsap medi-
opened for reuse by the lane relocation, would be a
uses along East Millsap,
cal complex, the 71B corridor, This
park and possible dining deck over the creek, as well
including Christian Life
area also provides a significant
as a connector for the now separated east and west
stormwater management oppor-
legs of Mud Creek.
tunity
116
Mall redevelopment. Major redevelopment project for the Mall site
r� features maintenance of the mall building with introducing new
' uses, including office and entertainment, into space no longer used
for retail. Parking lot would be downsized and configured into sep-
arate blocks. The plan capitalizes on views from the hilltop site with
mid -rise multi -family buildings, providing up to six living levels over
two parking levels. Parking ramp would be provided on outside fa-
cade of parking levels. The peripheral drive would be moved inward
and designed as an interior urban street, with some retail frontage.
The street is part of a pedestrian and trail loop around the outside
�* of the center, linking to the existing trailhead. Common greenspaces
d are integrated into the parking lot and project redesign, connecting
the housing into the Mall building. BRT station at Zion Rd..
Restaurant Row. The southeast part of the Mall site has the
best street exposure and provides pad sites, likely locations for
free-standing restaurants. These are served both by the front pe-
ripheral street and a parking lot drive aisle, accommodating drive -
up windows. _
Jce Boulevard and OifiBe-ToweY. The concept .1
slgws a grade separation with elevated through
lanes and slip lanes for local access. With or with
grade separation, the lane relocation opens a stra-
tegic development site on the southeast corner. A
potential (but not exclusive) use is an office tower
with parking structure to the south. The flood plain
area between this and the point tower site woul
used as public greenway with trail connection:"
Lake Fayetteville Greenway on College,,,'
Avenue. Consolidation of all College Av-
enue travel lanes on the west side of the
roadway allows use of the balance of the
existing road for a greenway with shared
use trail, providing a direct trail link to the
lake from the Mall District and the West-
side collector trail. It also provides an up-
graded visual and street connection from
the Mall to the lake, for mutual economic
be An upgraded, ceremonial entrance
to Lake Fayetteville Road from College
would reinforce this visual and functional
connection. /
Mall redevelopment concept. In this concept, the Mall's peripheral drive would be moved
inward toward the main building and redesigned as a city street. The drive relocation opens
sites for residential buildings with some street level retailing. Parking would be provided on
the lower levels, served by ramps on the back side of the apartment blocks. The site affords
excellent views of the forested hills and creek to the west, and has direct access to the
Razorback Greenway.
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TOMORROW'S CORRIDOR: RETHINKING 71B
Parking ramp
Mid -rise residential
Peripheral street
Park and connection to Greenway
trailhead
Retail area
Razorback Greenway
Parking blocks
Restaurant Row
Cato Springs to Rock
PLACEMAKI NG AND PUBLIC ART
Fulbright to Lake Fayetteville
O Subdistrict Gateway
• Urban Intersection Installation
0 Major Pedestrian Crossing
O Major Free -Standing Art
O Functional Installation (e.g. bus shelter/station)
O Sculpture Trail Installation
Y
V Subdistrict gateways. These define the edges and themes of identifiable districts along the the street, such as the
0
ir research campus and Mill District along South School and the Restaurant District along College north of Township.
O Urban intersections. These installations would help define major intersections along the way, including such
locations as the MLK and Rolling Hills intersections. At special intersections such as bus rapid transit stops, art and
function can be combined with thematically designed shelters or stations.
Pedestrian crossings. Major pedestrian intersections such as the Greenway and Town Branch Trail crossings can be
marked by placemaking elements that also increase safety and visibility.
O Po q. + `a_ • Sculpture Trail. Popular trails can become linear art galleries that attract users and enrich the experience of using
O
O
Plainview
c g + _;' • '
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+ ♦ II�III D i � � 4 � 17 � � rQ • � �.
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118
a�
As stated earlier, creating distinctive urban places along the 71B corridor is important to the overall concept. This
strategy has important environmental, economic, functional, and image -building dimensions. A high-quality
physical environment helps transform a commercial corridor into an attractive place to live, while an improved
1 4;"""-+
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image builds the corridor as a destination that attracts customers and builds business. Placemaking improvements
r - I
O •
0
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also help users orient themselves along the street, improving its user experience and overall ease of use. Public art
as f.
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has a proven role to play in the process of creating places and should be a major part of the development of this
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corridor. The adjacency of the corridor to both the developing Arts Corridor and the University of Arkansas art
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c
department facilities provides the special opportunity to bring environmental art into a high -traffic public realm.
O 4 .
•
N
This section is by no means a comprehensive plan for public art but is intended too en discussion on the value of
v
a unified, contextual program for this highly public corridor. It identifies six specific types of art installations:
Fulbright to Lake Fayetteville
O Subdistrict Gateway
• Urban Intersection Installation
0 Major Pedestrian Crossing
O Major Free -Standing Art
O Functional Installation (e.g. bus shelter/station)
O Sculpture Trail Installation
Y
V Subdistrict gateways. These define the edges and themes of identifiable districts along the the street, such as the
0
ir research campus and Mill District along South School and the Restaurant District along College north of Township.
O Urban intersections. These installations would help define major intersections along the way, including such
locations as the MLK and Rolling Hills intersections. At special intersections such as bus rapid transit stops, art and
function can be combined with thematically designed shelters or stations.
Pedestrian crossings. Major pedestrian intersections such as the Greenway and Town Branch Trail crossings can be
marked by placemaking elements that also increase safety and visibility.
O Po q. + `a_ • Sculpture Trail. Popular trails can become linear art galleries that attract users and enrich the experience of using
O
O
Plainview
c g + _;' • '
o ,q
+ ♦ II�III D i � � 4 � 17 � � rQ • � �.
Q.
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118
Fulbright to Lake Fayetteville
4 '
• O �n� O'■
i
O Subdistrict Gateway
• Urban Intersection Installation
Major Pedestrian Crossing
O Major Free -Standing Art
O Functional Installation (e.g. bus shelter/station)
O Sculpture Trail Installation
the trail. Skokie, Illinois' North Branch Trail segment demonstrates the
popularity of art installations along trails.
Free -Standing Art. Major open spaces such as those envisioned with a
redesign of the Fulbright interchange, the redirection of Green Acres Drive,
and the center of roundabouts provide possibilities for major landmark
installation.
Smaller, repetitive installations along the way can also be used to interpret
local history, bring attention to specific sites, and even incorporate
community art, including the art of young people, into the streetscape.
The maps on these pages provides a starting point for directing the
locations of various installations along the corridor.
TOMORROW'S CORRIDOR: RETHINKING 71B
District Gateway Features. From left: Tree of Life in South Omaha, NE*; Old Town and Lincoln Square Districts, Chicago
Functionality: Bus Shelters as Art. From left: Kansas City, MO* and Rochester, MN*
Art along the Way. From top: Millennium Park
(art by Jun Kaneko), North Branch sculpture trail,
Skokie, IL
Free -Standing Installation. Paragon Prairie Tower, Des Moines*
117
Community History and Art. From left: Historical postcards, Council Bluffs, IA,* Kids Art, Shenandoah,
IA,* Interpretation, Springfield, IL*