HomeMy WebLinkAbout278-23 RESOLUTION113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
Resolution: 278-23
File Number: 2023-1318
71B CORRIDOR REGULATING PLAN (SUPPORT AFFIRMATION):
A RESOLUTION TO EXPRESS THE CITY COUNCIL'S SUPPORT FOR THE 7113 CORRIDOR REGULATING
PLAN AND WORK PROGRAM
WHEREAS, in late 2017, the Planning Commission recommended updating City Plan 2030, Fayetteville's
comprehensive land use plan, and also solicited a parallel project involving a detailed study of the Highway 71B
corridor; and
WHEREAS, the City Council expressed its support for the study and subsequently approved a contract for a scope of
work; and
WHEREAS, on December 17, 2019, the City Council approved Resolution 308-19 which authorized the
implementation of a plan that emphasized reconstruction of the streetscape and evaluation of existing zoning districts
along the corridor; and
WHEREAS, on July 6, 2020, the Arkansas Department of Transportation transferred ownership of Highway 71B to
the City of Fayetteville from its junction with S. Fulbright Expressway to its junction with N. Fulbright Expressway
which has allowed the City to make improvements to this portion of what is now College Avenue and has resulted in
several completed and upcoming projects.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,
ARKANSAS:
Section 1: That the City Council of the City of Fayetteville, Arkansas hereby expresses its support for the 71B
Corridor Regulating Plan and work program.
PASSED and APPROVED on December 5, 2023
App
Page 1
Attest:
Kara Paxton, City' Clock Treasurer
Resolution: 278-23
File Number: 2023-1318
Page 2
CITY OF
FAYETTEVILLE
ARKANSAS
MEETING OF DECEMBER 5, 2023
CITY COUNCIL MEMO
2023-1318
TO: Mayor Jordan and City Council
THRU: Susan Norton, Chief of Staff
FROM: Jonathan Curth, Development Services Director
DATE:
SUBJECT: Resolution to study and rezone the extents of the 71 B Corridor Plan: Submitted by
CITY STAFF requesting City Council reaffirmation of support for implementing the
71 B Corridor regulating plan in pursuit of an overall zoning strategy for the corridor.
RECOMMENDATION:
Staff requests City Council reaffirm support for the 71 B Corridor Regulating Plan as a precursor to
implementing the work program and submitting a rezoning proposal.
BACKGROUND:
In late 2017, Fayetteville's Planning Commission recommended in favor of updating City Plan 2030,
Fayetteville's comprehensive land use plan. As a part of this, the Commission solicited a parallel project, the
detailed corridor study of state highway 71 B. Within the year, Fayetteville's City Council expressed their
support for the study and subsequently approved a contract for a scope of work.
Following parcel -by -parcel analysis, community engagement, and Planning Commission evaluation,
Tomorrow's Corridor: Rethinking 71 B was created. The plan's work program was presented to City Council on
December 17, 2019, where it received unanimous approval (Resolution 308-19, attached). This approval
included direction to proceed with plan implementation that emphasized reconstruction of the streetscape and
evaluation of existing zoning districts along the corridor.
Subsequently, on July 6th, 2020, the Arkansas Department of Transportation transferred ownership of Highway
71 Business to the City of Fayetteville from its junction with S. Fulbright Expressway to its junction with N.
Fulbright Expressway (attached). This transfer allows the City approval authority for improvements to this
portion of 71 B and has resulted in several completed and upcoming projects that include:
Nelson Hackett Ave. Safety Improvements (complete): Focused on the intersection of College
Avenue and Rock Street along with signal installation at South Street and Hackett Avenue and
reconfigured striping.
College Ave. & North St. Intersection (coordinating with adjacent development): Addition of a
westbound left turn lane, associated signalization timing, and pedestrian crosswalks with associated
signals.
College Ave. between North St. & Sycamore St. (pending final design approval): Modifications to
Mailing address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
right-of-way include striping, accommodations for transit, elimination and consolidation of driveways,
installation of medians, and potential inclusion of plazas, public art, lighting, and wayfinding.
Appleby -Plainview Connection (in negotiation with property owner): Extension of Rolling Hills Dr.
westward to connect with a southward extension of Plainview Dr. and realigned Appleby Rd.
College Ave. & Millsap St. Intersection (in environmental review): Multiple intersection
modifications including additional left turn lane capacity west of College Ave., installation of pedestrian
crosswalks and signals, and realignment of lanes both west and east of College Ave. Additionally, a 2-
lane street will connect eastward to the roundabout recently completed with the Sain Street bridge over
Mud Creek.
Parallel to the development of these projects, the City of Fayetteville entered the COVID-19 pandemic period.
Beginning in 2020, many services were curtailed to limit resident and staff exposure to contagion, and most
meetings transitioned to a virtual format to maintain a safe continuity of government. While design work for the
multiple 71 B corridor street projects was able to continue, public engagement was paused. For implementation
of the 71 B corridor regulating plan, this most directly impacted the scheduled rezoning, particularly given its
potential to impact hundreds of properties, businesses, and landowners.
DISCUSSION:
With a full three-quarters of the Fayetteville City Council turning over since the 2019 approval of the 71 B
Corridor regulating plan, staff seeks current councilmember reaffirmation of the work program. Implementation
is anticipated to involve three primary stages: study, outreach, and review. With each step anticipated to
involve sizable staff dedication, understanding the City Council's commitment to the project, albeit with
acknowledgement of Council's discretion over the outcome, is important.
The rationale behind pursuing the 71 B Corridor regulating plan at this time is manifold. First, and as mentioned
above, subsiding concerns for health risks associated with COVID-19 have reopened the opportunity for the
meaningful public engagement residents and business of Fayetteville expect. Second, completed and
impending construction projects may catalyze redevelopment of many properties along 71 B. Instead of
revitlizing the corridor, these public improvements combined with the perpetuation of existing zoning can
prolong the mono -culture of auto -dependent, land -consumptive, and purely -commercial development that the
corridor has seen for decades, but conflicts with long-term community visions. Lastly, as the recently -
completed Fayetteville Housing Assessment indicated, the City is in need of housing in close proximity to jobs
and services, and ideally along existing infrastructure where Fayetteville's fiscal solvency is more secure
relative to peripheral, sprawling development. In staff's estimation, the extent of 71 B, from North College Ave.
to South School Ave., represents precisely this.
BUDGET/STAFF IMPACT:
ATTACHMENTS: SRF (#3), Resolution 308-19 (#4), ArDOT Highway System Changes - US Hwy 71 B -
Fayetteville (#5), Final 71 B Corridor Plan - Regulating and Implementation (#6)
Mailing address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
== City of Fayetteville, Arkansas
y 113 West Mountain Street
Fayetteville, AR 72701
(479)575-8323
- Legislation Text
File #: 2023-1318
Resolution to study and rezone the extents of the 71B Corridor Plan: Submitted by CITY STAFF
requesting City Council reaffirmation of support for implementing the 71B Corridor regulating
plan in pursuit of an overall zoning strategy for the corridor.
A RESOLUTION TO EXPRESS THE CITY COUNCIL'S SUPPORT FOR THE 71B CORRIDOR
REGULATING PLAN AND WORK PROGRAM
WHEREAS, in late 2017, the Planning Commission recommended updating City Plan 2030,
Fayetteville's comprehensive land use plan, and also solicited a parallel project involving a detailed
study of the Highway 71B corridor; and
WHEREAS, the City Council expressed its support for the study and subsequently approved a contract
for a scope of work; and
WHEREAS, on December 17, 2019, the City Council approved Resolution 308-19 which authorized
the implementation of a plan that emphasized reconstruction of the streetscape and evaluation of existing
zoning districts along the corridor; and
WHEREAS, on July 6, 2020, the Arkansas Department of Transportation transferred ownership of
Highway 7 1 B to the City of Fayetteville from its junction with S. Fulbright Expressway to its junction
with N. Fulbright Expressway which has allowed the City to make improvements to this portion of what
is now College Avenue and has resulted in several completed and upcoming projects.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
FAYETTEVILLE, ARKANSAS:
Section 1: That the City Council of the City of Fayetteville, Arkansas hereby expresses its support for
the 7 1 B Corridor Regulating Plan and work program.
Page 1
Jonathan Curth
Submitted By
City of Fayetteville Staff Review Form
2023-1318
Item ID
12/5/2023
City Council Meeting Date - Agenda Item Only
N/A for Non -Agenda Item
11/17/2023 DEVELOPMENT REVIEW (630)
Submitted Date Division / Department
Action Recommendation:
Resolution to reaffirm support for the 71B Corridor work plan's zoning strategy: Submitted by CITY STAFF
requesting City Council reaffirmation of support for implementing the 71B Corridor regulating plan in pursuit of an
overall zoning strategy for the corridor.
Account Number
Project Number
Budgeted Item? No
Does item have a direct cost? No
Is a Budget Adjustment attached? No
Budget Impact:
Total Amended Budget
Expenses (Actual+Encum)
Available Budget
Item Cost
Budget Adjustment
Remaining Budget
Fund
Project Title
V20221130
Purchase Order Number: Previous Ordinance or Resolution #
Change Order Number: Approval Date:
Original Contract Number:
Comments:
F FAYETT
SRKANSPS
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
Resolution: 308-19
File Number: 2019-0792
ADM 19-6652 (71B CORRIDOR PLAN):
A RESOLUTION TO APPROVE A WORK PROGRAM TO IMPLEMENT THE 71B CORRIDOR
PLAN
WHEREAS, On February 6, 2018, City Council passed Resolution 50-18 approving a work program to
update the City's comprehensive land use plan as recommended by the Planning Commission; and
WHEREAS, the 71B Corridor element was further authorized by City Council on June 19, 2018 with
the passage of Resolution 136-18 which included the scope of work and contract for the 71B Corridor
project; and
WHEREAS, the 71B Corridor Final Master Plan Document, Illustrative Plan, Transportation Framework,
and Regulating Plan were developed with extensive input from citizens, the Planning Commission, City
Council members, staff, and numerous other stakeholders; and
WHEREAS, on November 12, 2019, the Planning Commission unanimously recommended that the City
Council approve a work program to implement the details of the 71B Corridor Plan including construction
of improvements shown in the plan and rezoning and associated regulating plan to be initiated by the
Planning Commission taking into consideration the comments and recommendations set forth in the
Planning Commission memo attached to the agenda packet.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
FAYETTEVILLE, ARKANSAS:
Section 1: That the City Council of the City of Fayetteville, Arkansas hereby authorizes Mayor Jordan
Page 1 Printed on 12/19119
File Number 2019-0792
Resolution 308-19
to proceed with a work program to implement the infrastructure improvements recommended in the 71B
Corridor Plan, a copy of which is attached to this Resolution.
Section 2: That the City Council of the City of Fayetteville, Arkansas hereby authorizes the Planning
Commission to proceed with a program to advise the City Council regarding rezoning along the 71B
Corridor and the implementation of the associated regulating plan as recommended in the 71B Corridor
Plan.
PASSED and APPROVED on 12/17/2019
Attest:
Kara Paxton, City Clerk T
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Page 2 Printed on 12119119
Exhibit 'A' (pg. 1 of 3)
Amendment to Resolution for 71B Corridor Plan
• Amend the short-term work program to execute a comprehensive transit planning effort. This
effort will include but not be limited to the following:
o Coordinate with transit providers, cities, Northwest Arkansas Regional Planning
Commission and other stakeholders in the northwest Arkansas region to determine
potential partnerships for a shared transit plan.
o Design a scope of work for the plan.
o Work with City Administration and Council to identify a funding stream.
o Solicit a request for qualifications/proposals.
o This effort should result in a plan providing action steps the City should take to be ready
for transit such as public infrastructure priorities and identifying transit nodes.
• Insert the following text into Chapter 5 (Corridor Urbanism and 716) of the 71B Plan document
describing how the 71B Corridor Plan helps achieve the goals of the Fayetteville Energy Action
Plan:
The following chart lists the goals and framework of the Fayetteville Energy Action Plan adopted
by the City Council in on January 2, 2018. The second column of the chart provides a discussion of
how the 71b Corridor Plan helps achieve these goals.
(see chart on pg. 3 of 3 of this Exhibit 'A')
TRANSPORTATION
AND STREET
ENVIRONMENT
Include reference to
comprehensive transit
planning effort here
from ExhIO t'A'.
M P L E M E N TAT I O N 17 BECORRIDORTO LANOLUTION FOR
College Ave redesign, North to
Township
South School reconfiguration
Pilot Archibald Yell reconfiguration
College and Rock intersection
Appleby -Plainview collector
Vantage-Sain connection
Resolution of overhead
relocation/burial options and timing
TRAILSIPATHS Poplar Bikeway upgrade
1 i South School sidepath
• South School to Walker Park
i connection
REGULATORY Discuss recommendations/convert to
ordinance language
DEVELOPMENT
FOCUSES
i
•
Major retail centers first stage
modifications
Restaurant District
Southgate redevelopment
ATTAINABLE
-eft$
HOUSING
Moderate-incomefamily housing on
"farm" site
Fayetteville Housing
Transitional village At Seven Hitls-01—
Authority
Incentive structure for "missing middle"
housing
CITY OF
IFFAYETTEVILLE
ARKANSAS
• College Ave redesign, Township to Millsap
Complete Fulbright interchange and
• Continued South Scholl upgrade with
regional access plan, with connection
redevelopment
to Mall Avenue.
• Complete other aspects of
• Permanent Archibald Yell reconfiguration
transportation program.
• Operational BRT
Consider future transit needs and
• East -west grid on North College
options in view of higher density
development.
• North College lane consolidation and
Redesign and funding for Fulbright
greenway near Lake
interchange area
Fulbright interchange alternatives study,
• Phase one of North to Township
Complete shared use system of
connecting paths
parallel connecting paths along
• ROW reservations with development,
College Avenue
Township to Millsap
• Sublett Creek Trail
Evaluate and modify
• Site upgrades to major South School
Evaluate and modify land use and
businesses and industries
development concepts relative to
• Research Center area
changing context and conditions.
• Continued major centers development
• Sunbridge development area
Continue and improve development
• Continued transitional development
programs and make necessary
adjustments
�H,
the east ofSevenlls Homeless Center
NA
Exhibit'A' (pg. 3 of 3)
Amendment to Resolution for 71 B Corridor Plan
ENERGY ACTION PLAN GOALS AND FRAMEWORK 71b CORRIDOR PLAN RESPONSE
Cross sector
• Reduce total housing and transportation costs to 45%of area
The 71B Corridor Plan (the Plan) includes housing as a major component and helps
median income
achieve this goal by integrating approximately 3,000 new housing units into the study
area. By placing housing in direct proximity to this major transportation corridor and
• Develop and expand Fayetteville's reputation as a hub for
socially and economically responsible business development,
associated employment centers, residents' ratio of transportation to housing costs will
entrepreneurship, and green jobs
be reduced. The plan embeds placemaking throughout the unique districts, and calls
for preservation and adaptive reuse of structures and the existing built environment
• Build local support for national carbon emission reduction and
carbon capture strategies
where feasible. This results in a fiscally responsible development pattern by utilizing
existing buildings and the built environment as an asset. This furthers the City's
reputation for socially and economically responsible business development. Extending
the life of older commercial buildings can also result in lower cost rent; ideal for
entrepreneurship and start-up businesses. As described in response to some of the
other goals, the Plan directly combats climate change and reduction of carbon dioxide
by increasing the percentage of non -vehicle and transit trips compared to single
occupancy vehicle trips.
• Complete periodic feasibility analyses of building energy code
One of the five broad principals the Plan is "Reality and Respect". This principal results
updates
in the preservation and adaptive reuse of buildings. Demolishing existing building and
re -building new buildings is extremely damaging to the environment on many levels
• Achieve 3% annual reduction in overall energy usage by total
b,ildine stock
including a huge consumption of energy and materials (compared to renovation). The
Plan unlocks a vast area of streets, greenways, trails, and parking lots for tree planting,
• Achieve 40%tree canopy coverage by 2030
helping achieve the tree canopy coverage goal.
Energy Supply
• Achieve 100% local government clean energy by 2030
The Plan incorporates a series of multi -use trail systems paralleling the 71B Corridor,
often on both sides of the roadway. This will help the city increase its ratio of
community -wide clean energy as the trail system will accommodate clean micro -transit
• Achieve 50% community -wide clean energy by 2030
• Achieve 100% community -wide clean energy by 2050
such as e-scooters and e-bikes.
Transportation
• Reduce per capita vehicle miles traveled to 2010 levels by 2030
The Plan envisions and includes implementation steps to invest millions of dollars in
creating a multi -modal transportation system. This includes miles of sidewalks, trails,
and a transit ready corridor. This framework is intended to directly reduce per capita
• Achieve 25% bike/walk/transit mode share by 2030
vehicle miles traveled and achievement of an increase in bike/walk mode share.
Waste
• Achieve 40% total waste diversion from the landfill by 2027
As stated in the response to the 'Building' goal, the Plan is rooted in preservation and
adaptive reuse of existing buildings and conversion of parking lots into interior streets.
This is in contrast to a planning philosophy that would aggressively demolish and
rebuild buildings along the corridor. The Plan promotes not only a fiscally responsible
development pattern, it furthers the City's waste diversion goals. Demolition results in
obvious waste to the landfill. It also results in creating exponentially more greenhouse
gas emission associated with new construction, compared with the greenhouse gas
emissions associated with a full refurbishment.
ARKANSAS DEPARTMENT OF TRANSPORTATION
, ARDOT.gov I IDriveArkansas.com I Lorie H. Tudor, P.E., Director
10324 Interstate 30 1 P.O. Box 22611 Little Rock, AR 72203-2261 1 Phone: 501.569.2000
KANSAS DEPARTMENT
tA7OF TRANSPORTATION
INTEROFFICE MEMORANDUM
July 6, 2020
TO: See Distribution List
SUBJECT: Highway System Changes
In Washington County, the City of Fayetteville has passed Resolution No. 218-19
agreeing to accept ownership and responsibility for Highway 71 Business from its junction
with South Fulbright Expressway to its junction with North Fulbright Expressway.
Arkansas Highway Commission Minute Order 2019-012 authorized the removal of this
portion of Highway 71 Business from the State Highway System.
Therefore, U.S. Highway 71, Section 16B is hereby removed from the State
Highway System. Please amend your records to reflect the changes shown on the
attached sketch.
X4. k. Z6-':0-
Emanuel Banks
Deputy Director and
Chief Engineer
Distribution List
Director
Deputy Director & Chief Operating Officer
Assistant Chief Engineers
Division Heads
District 4 Engineer
Highway Police — Permit Section
Public Information Office
SIR:SI:JLT:June 30, 2020
V:\Publish\Minute Orders - Highway System Change\Minute Order - Pending Dist. Memo\71 SEC 16B - Fayetteville\DRAFTS\Distribution Memo - 2019-
012.docx
OK
7/TH E REGULATING -PLAN
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Land development regulations are arguably the most frequently used,
day-to-day tool in implementing a plan such as this one. Project decisions
are made incrementally and on an individual basis. Aside from capital
investments, though, the regulating plan provides the essential framework for
implementation. This chapter provides a general guide for that framework
-+��
for • • site development, • future • • -decisions on the 71B
corridor. It refers to and corresponds directly with the Illustrative Plan and
Transportation Framework Plan which are part of this overall plan document]"I
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INTRODUCTION AND ORGANIZATION
This chapter establishes principles and recommendations for a regulatory
program that will help move toward the mixed -use corridor urbanism
envisioned by this plan. It is organized in three parts:
• A brief review of current zoning in the 71B study areas and an overall
zoning concept that will encourage long-term implementation of the
land use and development components of this plan.
Recommendations for form -based and site design regulations that
apply throughout the study corridor.
• Recommendations and directions that are specially adapted to each
of the four character segments of the study corridor.
EXISTING ZONING AND POSSIBLE
MODIFICATIONS
Overall Zoning Structure
Fayetteville's unified development code (UDC) includes traditional use
and intensity -based zoning districts, categories that reflect specific urban
contexts, and a flexible, project -specific planned zoning district. Many of
these districts have mixed use features that permit both residential and
non-residential uses under appropriate conditions. The code also includes
form -based elements that focus on establishing build -to lines to require
strong street orientation, relate permitted heights to streets designated
in the transportation master plan. In addition, two districts, the UT Urban
Thoroughfare and DC Downtown Core districts are largely designed as
form -based districts within specific geographic areas. The mixed use UT
district, largely located in spots along College Avenue north of Maple
Street to North Street, may be of special interest for other segments along
71B.
The zoning maps on page 113 illustrate zoning district categories in the
study area, discussed in more detail below.
South School Segment, Cato Springs to Archibald Yell
The South School segment falls into several primary categories. The
University of Arkansas Research Park and other land south of Town Branch
Creek is typically in the 1-1 zone, oriented toward intensive commercial and
general industrial use. Some parcels along the street south of the creek
are zoned C-2 (thoroughfare commercial) and CS (community services).
1-1 and C-2 do not permit the medium- and high -density residential uses
recommended for parts of this area in the illustrative plan.
The mixed use clusters at the 15th Street and MLK intersections are
appropriately zoned MSC (Main Street Center). These two intersections
areas include the Mill District, the proposed redevelopment of the Co-op
site on the southwest corner of MLK and South School, and the potential
redevelopment of the 15th and South School intersection. The MSC
category is consistent with the concepts introduced by the illustrative plan.
The balance of the South School portion of the study area is in the DG
Downtown General category, a broad category that accommodates the
mix of uses anticipated by the illustrative plan. However, some of the
salvage, industrial, and heavy commercial uses currently in these areas
appear to be nonconforming uses.
Archibald Yell: South School to Rock
This segment, adjacent to and south of the Downtown Core, is currently
zoned MSC from Locust Avenue (both sides), a contiguous extension of the
MLK and South School intersection; and DG north to Rock Street. Both are
consistent with both existing uses and recommendations of the illustrative
plan.
North College, North to Fulbright Interchange
Nearly all of the parcels fronting North College between North and the
Fulbright Expressway interchange are currently zoned C-2 (Thoroughfare
Commercial). This is a district largely designed for high traffic commercial
corridors that have regional markets. As such, it is clearly appropriate to
the North College status quo, but less compatible with the concept of
a mixed use corridor concept, integrating residential with commercial,
service, and employment uses. The R-0 and higher -density RSF-24- and
RSF-40 districts are transitional categories current and recommended use
patterns.
Similarly, most private parcels and developments north of the interchange,
including large format retail centers are also zoned C-2. While this would
remain appropriate for most of the area's long-term development, it does
not accommodate potential mixed use redevelopment at the Northwest
Arkansas Mall. Of existing zoniong districts, C-3 zoning, used for mixed
use buildings in the Uptown development along Steele Boulevard, is
more consistent with the illustrative plan concept. However, C-3 does not
necessarily generate the more nuanced and inter -related development
forms envisioned by the development framework and illustrative plans
shown in Chapter Six.
Overall Zoning Strategy
While some of the study area's zoning districts are consistent with the
illustrative plan's connected mixed use concept, others - most notably
the C-2 district predominant along North College - do not provide the
requisite flexibility. In addition, the existing form -based provisions in the
Fayetteville UDC may not be complete enough to execute the corridor
urbanism concept fully. For example, the different character and scale
of subdistricts is not reflected in existing zoning tools. A revised zoning
regime to consider includes:
• A general base zone that covers the entire corridor and applies a
limited number of strategic corridor -wide guidelines. This could be
done under the UT Urban Thoroughfare category, augmented with
form -based and site design guidelines that apply throughout the 71B
study corridor. The UT district could have additional designators - UT-
1, UT-2, and so forth - that apply to other major mixed use streets with
different characteristics. Assume for purposes of this regulating plan
that the current 71B study area is designated as UT-1.
• Within a future UT-1 category, individual requirements or guidelines
would be established for each of the four character -based subdistricts
identified in the illustrative plan.
CORRIDOR -WIDE GUIDELINES
The following items address policies and criteria that lead to the
outcomes envisioned by the overall corridor plan. They are divided
into two categories: on -corridor development, focused on elements
that specifically affect the visual and development environment along
the street; and transitional areas, considering the boundary conditions
between and interaction between the corridor and its adjacent neighbors.
These recommendations fall within three categories:
Policies are general guidelines that public and private decision -makers
apply within development design and review processes, but can be
difficult to quantify with specific numerical regulators.
Comprehensive Plan refers to policies, maps, and other specific measures
that are incorporated as comprehensive plan elements and are typically
implemented through capital investments.
123
C-2
RMF-24 - CS
CS C-2 C-2 MSC MSC
I-1 DG � MSC i
MSC DG _
Existing Zoning: South School Avenue and Archibald Yell Segments, Cato Springs to Rock
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North Street to Fulbright Interchange --- NC
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124
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Regulatory are specific required items to be drafted as part of a UT-1 or
similar district, adding special requirements and standards that apply to all
parts of the 71B planning corridor.
ON -CORRIDOR DEVELOPMENT
• Each subdistrict within the corridor (as identified on the illustrative
plan) defines and communicates its own character within the context
of the larger 71B corridor. (Policy: Implementation by city and corridor
organization)
• Adjacent subdistricts, and development within subdistricts, connect
to each other through shared use paths, sidewalks, collector streets,
and drives. These connecting points, identified in the Transportation
Framework Plan, are respected with redevelopment or major retrofit
projects. (Regulatory: Implementation by City)
Vehicular
• The City's Master Street Plan should be updated to reference the
planned connections shown within the Transportation Framework
Plan. (Comprehensive Plan: Implementation by City)
• The connections shown rely on forming a quality network of both
public and private dedications/connections. (Policy: Implementation
by City)
• Secondary connecting roads and drives may be built to current
standard street sections shown in the Master Street Plan. Updates
to the Master Street Plan should consider the nature and function of
these local connections and apply sections specific to their contexts.
(Policy and Regulatory: Implementation by City)
• For purposes of a future full regulating plan, private slip lanes and
collector links may be considered as public street frontage for the
purpose of placing buildings within build -to zones (Regulatory:
Implementation by City)
• Multi -family parking may be addressed differently from that serving
other types of development, reflecting differences in land planning,
functions and adjacency, and specific contexts. (Regulatory:
Implementation by City)
Active Transportation
• The City should update the Master Trail Plan to reflect proposed
shared use path connections. (Comprehensive Plan: Implementation
Preferred Urban Layout
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Chapter 764.06 of the City of Fayetteville's UDC
by City)
• New development projects should accommodate the proposed
shared use trail network along the 71B corridor. Actual alignments
may be adjusted to the design of the project, but must maintain
continuity. (Comprehensive Plan and Regulatory: Implementation by
City)
• All projects should provide direct, safe, and protected pedestrian
connections to and from public sidewalks along the corridor. Projects
should also provide direct connections when they are served by an
adjacent trail segment. (Regulatory: Implementation by City)
Open Space
• Project design should locate, design, and manage stormwater
management features (including retention and detention basins,
swales, surface drainageways, constructed wetlands, and greenways)
to both meet functional requirements and provide visual amenities,
entryway features, or opportunities for passive recreation.
(Regulatory: Implementation by City)
• Minimize development within 100-year floodplains. When
development occurs within these areas, require that development
includes:
• Features that prevent any impact including displacement,
additional flows, or expansion of flood boundary lines on any
property outside of the subject site and
• A design that minimizes potential damage or impact to any
habitable portion of any off -site building.
• Provide functional open spaces internal to developments that are
defined by buildings, are observable to residents and workers in
surrounding spaces, and have features and spaces that encourage
activity and passive enjoyment by adjacent users. Follow CPED (Crime
Prevention through Environmental Design) standards to ensure both
security and active, productive use. Avoid undefined open spaces that
do not have specific functions or goals for use by people.
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Built Character
Build -to or setback lines
• When possible, projects should maintain a close relationship with
and orientation to adjacent streets and public ways. Form -based
standards contained within recent hybrid zoning districts should be
implemented with new developments and retrofits along the corridor.
(Regulatory: Implementation by City)
Because of 7113's large number of existing buildings with deep
setbacks, it may not be possible or appropriate for all new buildings
to be placed on build -to lines adjacent to or near streets. Where bulk,
scale, internal drive connections, or other issues intervene, flexible
methods in building siting should be applied, but deeper setbacks
should be remediated by clear relationships to adjacent streets, public
open spaces, and pathways. Surface parking between the 71B right-
of-way line and facades facing 71B should be minimized. (Regulatory:
Implementation by City)
Parking and vehicular accommodation within development
• The City of Fayetteville's UDC currently has progressive parking and
vehicular accommodation requirements that will serve the corridor
well as it redevelops. Parking should be located behind and to the
sides of buildings with build -to zone requirements. Parking standards
as currently covered in Chapter 172 of the UDC should be utilized.
(Regulatory: Implementation by City)
• Auto -oriented businesses such as fuel stations or drive -through
establishments should adhere to the urban layout guidelines set forth
in UDC Section 164.06 (E) to minimize their impact on 71B and other
public streets. (Regulatory: Implementation by City)
Number of Stories
The typical maximum height for buildings along the 71B corridor
should be three to four stories. This may increase in specially
designated areas. (Regulatory: Implementation by City)
• In selected urban nodes or sites within subdistricts, free-standing
buildings up to seven stories (consistent with existing UT district
standards) may be considered for compatibility with surrounding
design character and impact on residential areas. Individual,
isolated sites may tolerate up to ten stories. Examples of these nodes
include Fiesta Square or the corridor segment between Millsap and
the northern city limits. Most existing office buildings, hotels, and
Internalized parking within a multi -family development, New Orleans, LA
structures in this area do not exceed 5 stories in height. (Regulatory:
Implementation by City).
Signage
• New development or redevelopment along the corridor should use
wall or monument signage. (Regulatory: Implementation by City)
TRANSITION AREAS
Transitions between intensive corridor development and surrounding,
lower -intensity neighborhoods and uses can present significant issues.
These issues include noise, light, traffic, and building scale. Internal use
and intensity transitions within mixed use (such as proximate commercial
and residential uses) also must be managed. Typically, the most intensive
and public settings are directly adjacent to the corridor. Properties farther
from the 71B "main line" transition to a smaller scale residential pattern,
particularly in the southern and middle subdistricts of the corridor.
A variety of planning tools are available to address use and intensity
transitions within and outside of the mixed use corridors and a proposed
UT-1 district should include requirements for managing these potential
conflicts. Examples of transitional area treatments include:
• Near residential areas, prohibiting parking lots between public streets
and buildings to reflect development patterns of adjacent residential
development. (Regulatory: Implementation by City)
• Provide most parking within multi -family residential projects rather
than between buildings and the street, thereby defining the street
edge with residential buildings. (Regulatory through site plan review:
Implementation by City)
• Design lighting of commercial and industrial signage to minimize
impact on adjacent residential areas. (Regulatory: Implementation by
City)
• Avoid channeling traffic generated by higher -intensity uses to low
traffic streets except as part of comprehensively planned, mixed use
projects. (Regulatory through site plan review: Implementation by
City)
• Make maximum use of internal cross -easements and shared
access points between or within individual projects when possible.
(Regulatory: Implementation by City)
• Use traffic calming techniques to reduce speeds between adjacent
properties. (Policy: Implementation by City)
• Connect buildings on the site with internal streets, drives, and
pedestrian connections and pathways to prevent unnecessary traffic
in adjacent areas. (Policy and Regulatory: Implementation by City)
Transition tools such as landscaped buffers and step-downs in height and
scale of buildings are already included in the UDC. Techniques to connect
corridor development to surrounding areas should also be considered and
include:
• In retrofits of larger -scale existing buildings or new construction,
providing public spaces for interaction. (Policy: Implementation by
City and property owners/developers)
• Using liner buildings along blank walls of commercial "boxes" with
office, small-scale storefronts, or multifamily, possibly serviced
by interior service alleys. (Policy: Implementation by City and
developers)
But transitions are not just about managing and minimizing conflicts.
Connectivity and mutual reinforcement of urban environments are
fundamental values of the 71B concept. A successful corridor responds to
the needs of both residents and businesses, and establishes a fabric based
on connectedness. To this end, the plan advocates a circulation network
that both improves internal links and connects the corridor to the rest of
the city. Good transition techniques that provide connectedness without
conflict include:
• Using public environments like public open space, interior streets or
126
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Parking within a building footprint.
Parking contained at or half a level below
grade within the walls of the building
support three levels of apartments
above with minimal surface parking.
(Wauwatosa, IND
Screening parking with projecting
storefronts. This concept on a significant
street permits both at -grade parking and
street -facing retail. (Iowa City, 1A)
drive aisles with a residential street character, and trail and greenway
corridors to provide positive common ground between residential and
commercial uses.
• Creating residential clusters and neighborhoods that connect to
surrounding commercial development but have sufficient critical mass
and common space to form an interior residential environment.
• Orienting commercial and residential service areas toward each other
or locating commercial service areas to avoid impacts on residential
neighbors.
Establishing a gradient scale on projects adjacent to pre-existing
single-family residential neighborhoods, stepping residential density
or project intensity down from highest along the 71B corridor itself to
lowest adjacent to low -density development. An approach to consider
might be limiting new residential density to a specific increment (for
example 200%) within 100 feet (or a typical lot depth) of pre-existing
developed residential blocks.
• Managing the size and visibility of commercial signage, focusing
signage toward the main corridor.
The City of Fayetteville's implementation of good planning policies, strong
site development design standards for multifamily and non-residential
uses, and zoning districts with form -based components have addressed
land use transitions along 71B. These districts and standards, paired with
the transportation framework and illustrative plans within this study, will
help ensure that the evolution of the 71B corridor also benefits surrounding
parts of the city.
Parking bays separated by landscaped corridors. Requiring a landscaped separation
between each three contiguous parking bays breaks up large expanses of parking when
they occur. (Derby, KS)
REGULATORY DIRECTIONS
Many of the regulatory items noted above will ultimately be incorporated
into Fayetteville's UDC as design standards or form -based elements
within a possible UT or other format. This section presents more detailed
approaches, implementing corridor -wide guidelines. It identifies objectives
and provide sample language and quantitative factors that can provide a
starting point for discussion and negotiation.
PARKING
Objective: Minimize amount and visibility of surface parking from 718.
Potential approach.
• In new development, surface parking should avoid or minimize a
location between the street facade of a building and the 71B corridor.
If permitted, surface parking should not cover more than 25% of the
area of the streetyard along 71B (the area of a rectangle between the
street facing facade and the right-of-way line).
Objective: Minimize the amount and visibility of parking serving multi-
story structures. Potential approaches:
• Multi -story buildings, typically with residential and office uses on
upper levels, should maximize opportunities to locate their parking
within the building footprint or a parking structure.
• At least 50% of the exterior of parking along and visible from 71B or
intersecting streets included in the city's Master Street Plan should
be screened at street level by another building (such as a retail
storefront), earthwork with landscaping (such as a landscaped berm),
or a facade similar in design to the rest of the building.
• Maintain flexibility to modify parking standards on an individual basis
when a project demonstrates that its potential density, special urban
design features, or building and site design quality provide benefits
that compensate for reduced screening or landscaping.
Objective: Reduce the scale and impact of lots, minimize heat island
effects, and provide more effective interior storm water management.
Potential approaches:
• In surface parking lots, provide a landscaped corridor of at least 20
feet for every three contiguous parking bays. A parking bay is defined
as one or two strips of perpendicular or diagonal parking and the
drive aisle that serves them. The landscaped corridor should include
stormwater management techniques such as rain gardens.
• For surface parking lots with a capacity of 50 or more spaces, provide
permeable pavement for at least 50% of paved area.
• Divide parking lots with a capacity of 150 or more spaces into parking
blocks of not more than 75 stalls, separated by landscaped corridors.
• For parking lots with 100 or more stalls, provide deciduous tree cover
that shades a minimum of 25% of the paved area of the lot. Specific
crown diameters for acceptable trees will be established in the UDC.
ACCESS MANAGEMENT
Objective: Minimize number of curb and driveway cuts along 71B to
reduce conflict points and traffic friction along the corridor and improve
connectivity for pedestrians and personal mobility modes. Potential
approaches:
The design of existing surface parking lots should be modified as follows:
• Replace existing direct access from parking facilities to 71B with
access from available intersecting streets whenever possible,
provided connections to these streets have full access in both
directions.
• When intersecting streets are not available, provide shared,
127
continuous drive aisles, slip lanes, and other techniques to connect
parking lots serving different properties to minimize points of direct
access to 71B.
• In order to provide full access, mid -block direct driveway accesses
to 71B on opposite sides must be aligned with each other. These
accesses may be provided at median cuts with protected left turns
or at least 150 feet from intersections on sections with two way turn
lanes.
CONTEXT -SPECIFIC BUILDING SCALE
Objective: Establish building scale and form appropriate to different
settings along the 77B corridor. Potential approaches:
Establish a maximum, uninterrupted building length of 200 feet along
the North College Avenue segment between North Street and the
north city limits;100 feet along the Archibald Yell segment between
Rock Street and Martin Luther King Boulevard; and 150 feet along the
South School Avenue segment from the MLK Boulevard intersection
to Cato Springs Road. Provide flexibility to waive or expand these
maximums for comprehensively planned projects on large sites in
excess of five acres. These projects should demonstrate features that
reduce the impact of larger buildings and increase their facade variety
and quality.
• Establish a typical maximum height of four stories over grade level
along South School Avenue between Cato Springs Road and MLK
Boulevard and along North College Avenue from North Street
to the north city limits. Establish a three -level maximum for any
development along Archibald Yell between MLK Boulevard and Rock
Street.
• Reduce the typical maximum height by one story for any building
within 150 feet of any RSF or NC District. However, no reduction under
this guideline should establish a maximum height less than three
stories above grade level for any building.
Increase scale and height levels at strategic locations including
the Fiesta Square area, the Northwest Arkansas Mall site, potential
development areas opened up as part of a modification of the
Fulbright Expressway interchange, the former Co-op site, and key
intersection nodes. Potential maximum building heights should be
consistent with those of the UT District, with the exception of up to ten
stories on any sites that would be made available by modifications of
Step -back building concept at Urban Place nodes. The possible regulation permits a
two (rather than three) -story minimum height at the building line, provided that the
project includes a higher building, consistent with UT requirements, behind.
the Fulbright Expressway intersection. Node locations are identified in
the subdistrict recommendations shown in the following section.
PLACEMAKING AT URBAN NODES
Objective: Define Urban Place Intersections at key locations, where
higher densities are established for new projects and a context -specific
street definition is required. Potential approaches:
• Define key urban place intersections along the 71B corridor. Candidate
urban places include intersections of 71B with 15th Street, MLK,
Sycamore, Township, Rolling Hills, and Millsap.
• For new development at urban places, establish a build -to zone that
defines the corner while providing room for amenities, including a
corner place and transit accommodations. A reasonable build -to zone
would include a maximum setback of 25 feet from the curb line of 71B
and intersecting major streets.
• For new urban place intersections, require a three-story minimum
height and up to a maximum as provided by the UT Urban
Thoroughfare district. A step -back building is permitted with a two-
story component on the build -to line, stepping up to a higher building
block behind (see accompanying illustration).
• New development should provide space for an urban corner amenity,
incorporating landscaping, street furniture, special lighting, or other
features. Site design at potential BRT station stops should provide
adequate space to accommodate pedestrian circulation, a transit
station or shelter, and related amenities.
ACTIVE TRANSPORTATION CONNECTIVITY/ORIENTATION
Objective: Provide connectivity and utility for pedestrian, bicycle, and
personal mobility devices. Potential approaches:
• Site plans for new development projects should provide access and
easements as required for shared use paths and roadways, generally
as provided in Transportation Framework. Flexibility in routing
through a site should be permitted, provided that overall performance
standards for directness, safety, and experience are met.
• Developments with frontage along 71B should provide front facades
with direct, safe, and secure pedestrian connections from the public
sidewalk to the building entrances.
• Buildings adjacent to a shared -use path identified in this plan should
provide a finished facade to the path and a direct, safe, and secure
connection from the path to the adjacent building.
• New developments should include construction of a six-foot sidewalk
segment along 71B, consistent with city standards and overall street
design concepts.
128
CORRIDOR CONTEXTS WITH COMMENTARY
Google Image
Hobby Lobby Shopping Center/Harold and Lee Street Area along the
eastern side of the corridor
Google Image
View looking east toward 778 Street from the location of a residential lot on the
north side of East Harold Street.
The above image illustrates a service and delivery area behind a This office building, an adaptive reuse of a former fire station, is highly
commercial development adjacent to existing residential neighborhoods compatible with the surrounding residential area. Contributing factors
across a street. The view and feel of this transition area could be include scale of the building, relationship of the structure to the street,
upgraded by adding landscaping, re -orienting the service area, and other mature vegetation, an attractive and transparent building fapade, and
design techniques. parking orientation.
Google Image
Classic motel in Midtown segment of North College Avenue
Topographic changes along the east side of 71B in the midtown area
provide a substantive natural transition zone with vertical separation
between the commercial and residential areas. However, this same
topography also impedes traffic and pedestrian connectivity between
North College and neighboring residential areas.
Daisy Exchange retail store at the Northwest corner of East Sycamore and
North College Avenue.
Recent development along the corridor is more street- and pedestrian -
oriented than older developments along the corridor.
Google Image
Car wash and service on North Lee Avenue
Mature trees, pedestrian elements, and the orientation of an auto -
oriented business help create an acceptable transition environment from
commercial to residential.
Zoning Transition on the Northwest Corner of College and Sycamore
Over the past 5 years, the City has implemented hybrid zoning districts
with form -based components that help ease transirtions from more to
less intensive uses. In the example of East Sycamore shown above, the
C-2 district prevalent along College Avenue transitions through the CS
Community Services mixed use zone and the medium -density residential
RI-12 Residential Intermediate-12 (12 units/acre) district.
11y
Midtown
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Evelyn Hills Shopping Center (above left), the city's first major multi -tenant center displays a number of significant issues that a retrofit consistent with the
guidelines addressed in this section would address. These include the lack of a continuous pedestrian connection between the College Avenue crosswalk
and the center's pedestrian way; lack of clear circulation through in the parking lot, and lack of relationship to new residential development on the east.
Recent multi -tenant commercial building atSycamore and College, while still a single -use project, displays much better pedestrian access and provides
an urban place at the corner.
South Fayetteville
The Varsity House Apartmentcompiexalong 71B in south Fayetteville
addresses the pedestrian environment and street edge along South
School, transitioning to a more typical apartment layout to the west. This
development is also in the mixed use Community Services (CS) zoning
district, which permits a range of residential densities and low -intensity
commercial along with some form -based components.
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The Mill District is evolving as a strong mixed use node, consistent with
the concept behind its form -based, mixed use MSC Main Street Center
district. This district provides the flexibility for innovative projects like the
Mill adaptive reuse and the planned redevelopment of the Co-op shown
in the background of the above photograph. MSC sets up the concept of
concentrated, strategic nodes at major points along the corridor.
North Fayetteville/Mall District
Much of the North Fayetteville area is dominated by large format
retail buildings, deep setbacks, extensive surface parking lots, and
disengagement from the street environment. These are permitted
within the prevalent C-2 Thoroughfare Commercial zoning district.
However, other models in and around this part of the study area provide
components useful for types of different development. Nelson's Crossing,
illustrated above, breaks up parking, provides a good pedestrian
environment, articulates its building, and includes interior streets. While
outside of the immediate study area, the Uptown development along
Steele Boulevard, zoned C-3, provides a vertical mixed use model that can
be adapted to the Mall site with its oversized parking lots. Uptown presents
to the street, follows a build -to line, includes both on- and off-street
parking, and enhances the street environment with human -scale elements.
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DISTRICT SPECIFIC REGULATING FRAMEWORK
The previous section describes an urban design framework that generally
applies throughout the 71B corridor. A central principle of this framework
recognizes the individual character of different parts of the corridor, and
a successful regulating program should also reflect these differences.
The framework plan presented in Chapter Six views the study area as
four related but distinct segments: Research Center/South Fayetteville
from Cato Springs to Rock; North to Township; Township to Millsap; and
Millsap to the northern city limits. The 71B segments outside the scope of
this study - the Downtown segment from Rock to Dickson and the central
segment from Dickson to North - also follow this pattern of distinctive
districts along the long corridor.
The 71B regulating plan recognizes how individual segments divide into
subdistricts with characteristics that define them. The intention of this
plan is to address these distinctions and provide a framework that both
guides the drafting of a context -sensitive, flexible regulating program
and practical land use and development designs that remain true to the
unifying principles of the 71B corridor plan.
For each of the four segments, then, this section includes:
• A list of the distinguishing features and relationships that draft
regulations and private and public developers should address.
• Regulatory guidelines that apply to the entire segment.
• A regulating program for each subdistrict within the segment.
RESEARCH CENTER/SOUTH FAYETTEVILLE: Cato Springs to Rock Street
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FACTORS TO CONSIDER
South School
Special
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• Lower in -line traffic counts along 71B than other corridor areas.
Heavy traffic at the Martin Luther King intersection with significant
congestion on the north leg.
• Town Branch Trail intersection with South School.
• Frisco Trail intersection with South School and MLK.
• Relatively high pedestrian use along the corridor, including a
significant population without access to personal vehicles.
• Proximity to 7-Hills Homeless Shelter.
• Well -utilized public transportation area.
• Proximity to Walker Park.
• Redevelopment potential at intersections and along sections of the
corridor, most notably from 15th Street to MILK. Need for a detailed
study in this section.
Archibald Yell
• Rapidly transitioning district in both residential and commercial
markets.
• Institutional and industrial presence, with substantial truck traffic.
• Proximity to Downtown, University and private student housing.
• Redevelopment potential at southern quadrants of School Avenue
and 15th Street Intersection and along sections of the corridor
• Pending major redevelopment of former Co-op site at southwest
quadrant of MLK intersection.
• South Fayetteville reputation for eclectic nature, wooded landscapes,
and housing variety.
GENERAL DISTRICT DEVELOPMENT RECOMMENDATIONS
• Include retail, restaurants, and other types of commercial and
mixed use that support urban nodes. Large projects may include a
requirement for at least a modest amount of non-residential street
level use.
Cl
131
• Encourage civic/Institutional uses such as schools, community
centers, and others to keep new development consistent with the
distinct character of the South Fayetteville District.
• Respect scale and maximize compatibility with existing single-family
development east and west of the corridor in redevelopment and infill
projects.
• Provide local bicycle and pedestrian connections to the existing
regional trail system, concentrating on connections on the eastern
side of the corridor and along and pedestrian access on and across
Archibald Yell.
• Incorporate access management plans into new projects and potential
retrofits.
• Update the Walker Park Neighborhood Plan and incorporate it into
future area planning and implementation.
• In general, make extensive use of small and medium-sized
structures that respect the relatively fine scale of South Fayetteville
neighborhoods. Direct larger scale buildings to the Mill and Coop
areas, where larger, industrial -type structures predominate, or to
areas without an existing smaller -scale residential context.
• Encourage moderate density, family -oriented housing types through
incentives on both the production and finance sides.
• Develop a detailed master plan for redevelopment of the corridor
sector between and including 15th Street and Martin Luther King Blvd,
the area with the most significant major redevelopment opportunities
and needs.
RESEARCH PARK SUBDISTRICT (Cato Springs Road to Town
Branch Creek and Trail)
• Allow mixed use and relatively high -density residential by right.
Consider a requirement for predominately residential projects of more
than three acres in site area to include retail or commercial uses within
a minimum of 20% of their street -level floor area.
• Preserve existing key commercial establishments and encourage new
projects to incorporate existing destination retail businesses.
• Execute the University of Arkansas' Research Park master plan. Work
with the University to maximize an urban building edge along its
South School frontage.
• Require that development in this section include alternative
transportation connectivity consistent with the illustrative plan,
connecting new development areas with the Razorback Greenway
and Town Branch Trail.
• Typically follow a build -to zone of 10 to 25 feet from the back of the
proposed continuous sidewalk, sidepath, or Master Street Plan right-
of-way along South School Avenue.
WALKER PARK SUBDISTRICT (Town Branch Creek to 11th Street)
• Continue implementation of the Walker Park Neighborhood Plan.
Develop an urban intensity node at 15th and South School. On the
southeast corner, provide strong corner definition and compliance
with height, density, and placement regulation for nodes. Southwest
corner should provide an urban place with landscape and street
furniture. Any intensification or redevelopment of this site for another
use should similarly provide a street -defining building.
On northeast corner with surrounding development, provide a
corner place with landscape and street furniture, incorporating
improved circulation and off-street parking for the iconic City Liquor
store. Similar treatment should be applied to the northwest corner
incorporating Nomad's restaurant and music venue.
Move toward transition of existing salvage and industrial uses to
mixed use and moderate- to high -density residential development.
Within proposed residential areas, include high -density, single-family
forms, including small lot detached , single-family attached, and
townhome configurations. In large projects, consider incorporating
a requirement for a minimum percentage of a site to be devoted to
these family -friendly urban housing forms.
• Maintain and enhance locally significant retail and food and drink -
oriented businesses that help define the identity of the subdistrict.
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• Establish requirements for pedestrian connectivity between existing
retail businesses and centers, and between existing commercial and
new mixed use developments.
• Eliminate encroachments of private circulation and parking on public
right-of-way. Provide technical and limited financial assistance for site
redesign that complies with these requirements.
• With redevelopment of the east side of the subdistrict, provide at
least one additional connection across Spout Spring Branch to the
existing Walker Park and regional trail system.
• For new buildings, follow a typical build -to zone of 10 to 25 feet from
the back of the proposed continuous sidewalk, sidepath, or Master
Street Plan right-of-way along South School Avenue.
• Establish at least one new high -visibility, signal -protected pedestrian
and bicycle crossing in this subdistrict, located near the 11th Street
intersection.
MILL SUBDISTRICT (11th Street to Prairie)
• Establish an urban intensity urban node at MLK and South School,
permitting mixed uses and higher densities. Redevelopment of the
southwest corner should follow urban node standards with street
defining buildings at appropriate scale with corner place features.
Similar standards should apply to new infill development on the
northwest corner. Urban place intersection standards should apply
to existing commercial on the southeast corner. Existing landscaping
on the northeast corner satisfies one element of an "urban place"
consistent with these guidelines.
• Preserve existing destination -defining, commercial uses with
expansion of commercial buildings with build -to zones that provide
street definition and better pedestrian connection to sidewalks and
sidepaths.
• Razorback Greenway provides a protected crossing of South School.
Require continuous sidewalk and sidepath along the street.
• Require continuous sidewalks and sidepaths along South School with
new development, connecting to the Razorback Greenway and its
protected pedestrian crossing of South School.
• Eliminate encroachments of private circulation and parking on public
right-of-way. Provide technical and limited financial assistance for site
redesign that complies with these requirements.
• With adjacent properties, establish a continuous sidewalk to Prairie,
which continues north along Archibald Yell.
• Reinforce 11th Street as a pedestrian connection to the National
Cemetery. Accomplish this in partnership with adjacent properties
at the 11th Street intersection by providing pedestrian routes and an
improved street section.
• Establish a commercial/residential edge between South School and
adjacent residential uses along Locust. In a regulating plan, define
infill sites along Locust for moderate -density, attainable urban family
housing
t
ARCHIBALD YELL SUBDISTRICT (Prairie to Rock Street)
• Use regulations to encourage small -lot single-family homes, built as
detached, attached, or townhome units on potential redevelopment
sites. Infill should be consistent in scale and density with the
surrounding, largely single-family neighborhood. Density may
increase on properties abutting Archibald Yell.
• Regulating plans should identify two commercial/non-residential or
mixed use clusters on the north side between School to Locust; and
the south side between South and Block. Include shared parking,
vehicular access, and complete pedestrian accessibility within these
clusters. One-story commercial is consistent with the scale and quality
of these existing areas.
• Preserve other destination -defining commercial development,
allowing growth and infill for additional single-family and small multi-
family.
• With modifications to Archibald Yell, require dedicated space for
planned pedestrian or bicycle access, with primary focus on the north
side of the corridor. Dedications may require site modifications to
avoid impact on existing businesses.
• Adjust build -to requirement to topography, but generally remain
within 10 to 25 feet of the edge of roadway (where sidewalks are
missing) or the back of the sidewalk/sidepath to maintain urban
character.
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FACTORS TO CONSIDER
• Transition from a small block grid to mid-century development
patterns with longer blocks and less street continuity. Topography
reinforces this transition and works against connectivity
• Scull Creek Trail (Razorback Greenway) parallels 71B about 3/4 mile
west, but not strongly connected to College Avenue corridor.
• Future destination of proposed Sublett Creek Trail.
• Large institutional presences of UAMS and VA Campuses.
• Evelyn Hills Shopping Center and neighborhood connections. Evelyn
Hills is Fayetteville's original large multi -tenant retail center.
• City owned natural area north of Lake Lucille and future trail
connection.
• Proximity to parks and schools, including Gregory Park. Wilson Parks,
and Woodland Junior High
• Influence of University community and related housing.
• Redevelopment and infill potential along this section of the corridor.
• Drainage and related flood zone on western side of corridor.
r — i Intensity Nodes
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that diverts some local traffic from College. When dedications have
an impact on private businesses, provide technical design and limited
r
financial assistance to modify existing site design.
In cooperation with corridor businesses and coordinated with a 71B
enhancement project, implement an access management program
consistent with this plan and overall regulatory recommendations
presented earlier in this chapter. Use the city's ability to manage
full two-way access to properties to encourage a partnership that
benefits businesses, customers, and the general public.
• Implement zoning modifications with a special district in the current
UDC to establish build -to zones, reduce setback requirements, require
pedestrian access from public corridors, and provide height, scale,
and buffer transitions to lower -density, peripheral development.
GENERAL DISTRICT DEVELOPMENT RECOMMENDATIONS
• Recognize roles of local businesses, restaurants, and key medical/
institutional uses. Provide a regulatory framework that recognizes
their need for identity and access.
• Encourage visual and pedestrian linkages and parking lot cross -access
to help fuse similar uses, such as locally -owned restaurants, into a
unified "district."
• Apply urban density node requirements and standards to the
Sycamore, Poplar, and Township intersections to the degree permitted
by existing viable uses.
• Provide step-downs in use intensity, scale, and height in transition
areas between the College Avenue corridor and adjacent, largely
single-family development to the east and west.
• Require new development dedications or existing development
retrofits to provide sidewalk continuity along College and the shared
use path network proposed in this plan. Identify and establish right-
of-way for major regional trail connections, notably connecting the
Sublett Creek and Razorback Greenway via Poplar.
• Dedicate right-of-way to establish a fine-grained collector system.
VA/EVELYN HILLS SUBDISTRICT (North Street to Green Acres
Drive)
• Implement a redesign plan for Evelyn Hills through a combination
of a regulatory framework and public/private partnership. Basic
regulatory components informing a redesign (illustrated in Chapter
6) include a protected pedestrian connection from College Avenue
crosswalks, sidewalks, or other paths; division of large surface lots
into defined parking blocks; interior streets with pedestrian access;
and increased capacity for future high -density ,mixed -use peripheral
development.
• Incorporate a range of residential densities generally stepping down
in density toward lower density adjacent development. Include
provisions for semi -attached or townhome type development with
access to common open space within or near the development.
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• Educate and encourage business owners to utilize use unit 45, small-
scale production, which allows non -retail boutique manufacturing and
makerspace within commercial building shells.
• Address topographic barriers to pedestrian connectivity between
developments by preparing and implementing a specific pedestrian
access plan with alternatives to traditional street sidewalks.
Require dedications or easements necessary to execute the active
transportation connections proposed by the 71B plan.
• Establish new build -to zones that establish a maximum setback for
buildings oriented to College Avenue, probably consistent with those
of the UT district.
• Encourage both vertical and horizontal mixed -use in new
development projects. Regulations for development forms and
vertical mixed use should encourage a market -realistic minimum for
street level commercial use. Development forms may allow single -
level commercial components in the build -to zone as part of common
developments, with adjacent or attached multi -story residential
blocks set farther back from the street.
Incorporate shared -use path connections to Woodland Junior High
and Gregory Park in the site plans of projects adjacent to these
facilities.
• Encourage a urban density node at Sycamore intersection.
Contemporary development at three corners should provide corner
places with landscape and streetscape features. Redevelopment
of strip center site on northeast corner should provide strong
corner definition and should comply with node height, density, and
placement regulations.
• Use public right-of-way created by redesigning the Green Acres
intersection to provide a central open space for adjacent residential
and mixed use development. Regulations for developing surrounding
properties should provide orientation and connection to this future
community amenity.
KOS 4. MOS
RESTAURANT/TOWNSHIP SUBDISTRICT (Green Acres Drive to
Township Street)
Modify use regulations to phase out commercial uses with open
displays such as vehicular sales and emphasize restaurants/food
service, office, retail, and residential use.
In this subdistrict, recognize patterns of single -level, free-standing
restaurants in existing buildings. Specific regulations and guidelines
for the subdistrict should:
• Permit setbacks consistent with existing establishments for infill
or replacement development in this segment; and
• Require site plan modifications coordinated with future College
Avenue improvements that provide shared access, parking lot
cross -access using common drives and slip lanes, and pedestrian
connectivity between buildings and to public sidewalks.
• Encourage and assist private site modifications with technical and
limited financial assistance.
• Develop a public realm and branding program using tactical methods
such as graphics, streetscape, and street section amenities such as
landscaped medians and special lighting. Incorporate a protected
midblock pedestrian crossing into a College Avenue improvement
project to unify the subdistrict at a location between Poplar and
Township.
• Require redevelopment between the terminus of the proposed and
Poplar Street to dedicate a route to continue the Sublett Creek Trail to
the Poplar Bikeway.
• Designate the floodplain west of College Avenue for public open
space use. Development on the east side should not place buildings
on the floodplain. Other development such as supporting parking
must be designed to detain any stormwater flows that it generates.
• Develop primary urban intensity nodes at the Poplar and Township
intersections. Develop urban places at Poplar's southeast and
northwest corners with landscape and streetscape features.
• Design buildings with strong corner definition, compliant with node
height, density, and placement regulations. Existing development
at Township is relatively recent, although any future redevelopment
should similarly comply with node regulations. Minor site
modifications may be required to accommodate future corner place
enhancements and station stops for a bus rapid transit.
Divergence of Green Acres and North College. Redesign of this intersection to
provide a 90 degree angle will both improve safety and create an open space
"triangle," a central commons that can serve neighboring residential development.
135
MIDTOWN NORTH: Township to Millsap
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FACTORS TO CONSIDER of today, primarily commercial in use.
• All four corners of Township have recent development with substantial Challenging topography establishes a development edge on east side
opportunity for redevelopment north of the intersection. of the corridor along Rolling Hills.
• Key business environment for local businesses of different scales. Sensitivity of adjacent neighborhoods north of Sunbridge on the west
and Rolling Hills on the east
• Importance of and potential for connections to the Razorback
Proximity to many office and work environments on/near Millsap.
Greenway (Scull Creek Trail) to the west.
• Relative proximity to Gulley Park and near adjacency to The New
School.
• Major possibilities for infill development on vacant ground, marginally
occupied older shopping centers (east side from Harold to Masonic),
or underused large parking lots (Fiesta Square).
• Importance of access management and secondary local circulation
system.
• Overall a transitioning area with high redevelopment potential, but as
GENERAL DISTRICT DEVELOPMENT RECOMMENDATIONS
• Recognize roles of local businesses and provide a regulatory
framework accommodating their need for identity and access.
• Provide step-downs in use intensity, scale, and height in transition
areas between the College Avenue corridor and adjacent, largely
single-family development to the east and west. Use local street
patterns, shared use paths, and greenways to help reinforce
compatibility between large scale new development and low- and
medium -density residential areas
• Establish regulations and potential future actions that improve
compatibility of automobile dealerships and large outdoor displays
with other commercial uses and potential new uses, including
residential and mixed -use development.
• Establish a multi -dimensional local access system that includes a local
access grid, continuous shared use path paralleling but separate from
the main corridor, and continuous sidewalks along College Avenue.
Through regulation and negotiation, ensure dedication of necessary
right-of-way, including possibility of land trades for signal relocation
and alignment of the local grid. Link the system to local streets,
reducing exclusive reliance on College Avenue for access.
• Execute an access management program consistent with this plan and
the overall regulation proposed earlier in this chapter.
• Ensure that ultimate zoning strategy accommodates residential and
mixed -use development, improves street definition and increases
development density by establishing a clear building line zone, and
reduces the visibility and impact of parking and outdoor display areas.
• Apply intensity node requirements and standards to the Township,
Sunbridge, Appleby/Rolling Hills, and Millsap intersections to the
degree permitted by stable use patterns. Consider Longview for this
status, depending on development demand.
6. 1 �
North College Avenue looking north from Harold Street. Management
of open auto display areas while respecting business needs will be an
important challenge for the regulating plan.
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SUNBRIDGE SUBDISTRICT (Township to Appleby)
Modify use regulations to phase out commercial uses with outdoor
displays on small lots such as vehicular sales, instead emphasizing
restaurants/food service, office, retail, and residential use. This can
be accomplished by establishing these as legal, non -conforming
uses, with rights extended only to current owners and prohibiting
expansion; or exploring the possibility of an amortization period
allowing the use to continue for a set number of years (such as ten
years).
• Use regulations and redesign of the Villa Boulevard intersection
to help create a cohesive mixed -density, mixed use neighborhood
between Township and Sunbridge, linking back to the Sunbridge Villas
neighborhood. Establish transitional density residential zoning on the
outside edges of the corridor development area and adjacent to or
influencing the character of surrounding single family neighborhoods.
Primary transitional areas, permitting small lot single-family and
attached housing, are between Township and Sunbridge and
southeast of the Rolling Hills intersection.
• Encourage both vertical and horizontal mixed -use in new
development projects. Regulations for development forms and
vertical mixed use should encourage a market -realistic minimum for
street level commercial use. Development forms may allow single -
level commercial components in the build -to zone as part of common
developments, with adjacent or attached multi -story residential
blocks set farther back from the street.
In new development projects, require dedication of easements or
right-of-way for secondary collector and drive connections that
supplement College Avenue for local access; and for the continuous
shared use off-street path generally as proposed in Chapter Six.
• Incorporate access management, landscaping and public space,
and redesign of parking lots to provide cross access into future
improvements of College Avenue. Establish a regulatory framework
that requires cross access, becoming effective in coordination with
the adjacent street project.
Create regulations for a Drake Street enterprise neighborhood,
maintaining current permitted uses but also permitting workshops,
custom fabrication, and other types of "makerspace" establishments.
Define initial boundaries of the neighborhood as College to residential
property lines along the east side of Sunbridge Villas and the Redbud,
Mimosa, and Evergreen Lane cul-de-sacs, from Sunbridge to Golden
Eagle Drive, Incude a sufficient residential buffer along the western
edge of the enterprise area.
• Establish build -to zones that establish a maximum setback for new
buildings oriented to College Avenue. In addition to defining the
street, this will make some sites on the east side of the street more
developable.
• Establish Sunbridge as an urban intensity node, with mixed use
development and corner places focusing on the southeast and
southwest quadrants of the T-intersection. Encourage higher
residential densities and building scale at this node. Establish a
secondary node around protected mid -block pedestrian crossing at a
point between Sunbridge and Rolling Hills.
FIESTA SQUARE SUBDISTRICT (Appleby to Millsap)
• Establish a Fiesta Square Special District with flexible regulations
developed cooperatively with the property owner to produce a
cohesive multi -building center. Provide flexible height regulations
to provide both minimum scale and greater than normal maximums.
Fashion the actual regulating framework around an adopted master
plan.
• Include dedication of right-of-way that to connect Appleby with
Plainview and a continuation of Rolling Hills through the site.
• Design new streets with a safe, protected path for bicycles,
electric scooters, and other low -impact mobility devices.
Integrate transit, including future bus rapid transit.
• Develop urban streetscapes and sidewalk width along new
streets.
• Provide front entrance exposures to both College Avenue and
the new Appleby/Plainview connection for new buildings with
dual frontages. Develop urban corner places at the Rolling Hills
entrance with build -to zones at or near property lines.
• Require a minimum percentage of street level commercial use;
and an adjustment of typical parking requirements.
137
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• Establish street -defining build -to zones for new development with
height limits up to four levels over parking along College and on major
east -west connector streets, specifically an extended Harold Street
from College to Parkview and Longview between a Lee/Hemlock east -
side connection and Plainview. (see diagram above)
Regulations for development forms and vertical mixed use should
encourage a market -realistic minimum for street level commercial use.
Development forms may allow single -level commercial components
in the build -to zone as part of common developments, with adjacent
or attached multi -story residential blocks set farther back from the
street.
• Require a step-down of building scale adjacent to existing single-
family neighborhoods. Typical intensity in such areas would be single-
family attached or townhome configurations at minimum gross
densities capable of supporting transit, typically in the range of 12 to
15 units per acre.
• In cooperation with existing auto dealerships, develop new standards
and initiatives that increase their compatibility with the concepts of
corridor urbanism. These include improving the visual character of
street frontage consistent with the need to display products outdoors;
improving circulation and customer access; encouraging low -impact
expansions that create contiguous sites and avoid using public right-
of-way for internal circulation; and promoting possible right-of-
way trades to improve site function and implement transportation
recommendations in this plan.
• Require dedication of easements or right-of-way for secondary
collector and drive connections that supplement College Avenue
for local access; and for the continuous shared use off-street path
Pilot cycle track in Fiesta Square parking lot. A pedestrian and bicycle
link along a new Plainview -Appleby connector is a critical part of the
transportation network.
Sidewalk in the Fiesta Square subdistrict. More recent commercial
development has included College Avenue walkways.
generally as proposed in Chapter Six.
• Incorporate access management, landscaping and public space,
and redesign of parking lots to provide cross access into future
improvements of College Avenue. Establish a regulatory framework
that requires cross access, becoming effective in coordination with
the adjacent street project.
• Encourage higher residential densities and building scale at the
Longview node with a protected pedestrian crossing (such as a refuge
median with HAWK signal) of College at a point between Longview
and Harold. Establish corner places and a potential transit station
stop at Millsap if required.
Auto dealerships. Dealerships are an important part of the 71B local
economy. New regulations should improve compatibility with other
commercial uses and nearby mixed -use development.
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Mixed use regulations. A flexible regulatory plan can encourage
redevelopment of the "Liquor World" shopping center and integrate the
site into the surrounding neighborhood.
1
136
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MALL/UPTOWN: Millsap to City Limits
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FACTORS TO CONSIDER
• Dramatic changes in scale, speed, and access of the 71B environment,
with urban corridor transitioning to the Fulbright Expressway
interchange and ultimately to a six -lane, controlled access suburban
arterial.
• Extensive use of parallel frontage and circulator streets for both local
and limited pedestrian/bicycle access.
• Interchange breaks north -south local street continuity north of
Millsap, to be improved on east side by proposed Sain-Vantage
connection.
• Major point of regional trail access with grade -separated crossings of
Mud Creek and Clear Creek Trails and nearby Scull Creek segment of
the Razorback Greenway to the west.
• Direct trail spur from Razorback Greenway to Northwest Arkansas
Mall.
• Proximity to the Washington Regional Medical Center Campus and
University of Arkansas Uptown Campus, with major medical and
general offices along Millsap/Futrall and Joyce Boulevard corridors.
• Large -format retail boxes and centers on the west side of corridor
from Mud Creek to and including Joyce, with new multifamily
View toward Mall and 71B from the north.
residential developments along the west side of Steele Boulevard.
• Northwest Arkansas Mall is in transition, with relatively high vacancy
and excessive parking, experiencing the market forces similar to those
affecting other older regional malls.
• Surrounding single-family suburban residential in Fayetteville,
Johnson, and Springdale.
• Major regional recreation resource at Lake Fayetteville, with excellent
trail access, but relatively poor access and visibility from the main
corridor.
GENERAL DISTRICT DEVELOPMENT RECOMMENDATIONS
• Adapt zoning categories to changes in the retail economy,
encouraging uses that previously were not common in major
commercial areas.
• Attune public policy to the realities of city finances. Because
Fayetteville is highly dependent on sales tax revenues and faces
substantial competition from other regional retail centers, guidelines
that enhance the retail environment are important for economic
sustainability.
• Implement major public (federal, state, and local) investments
in transportation to improve access, safety, and the consumer
experience in this area.
I JY
• Establish new regulatory and design guides to incorporate some of
the features of newer "life-style" centers into this built environment
including street definition; redesigned and upgraded parking with
enhancements such as internal streets, parking blocks, and shade; and
articulation and detail of buildings to provide human scale,
• Encourage integration of multifamily development and mixed use
development.
• If an interchange redesign is implemented and opens redevelopment
possibilities on former right-of-way, encourage high-rise development
with appropriate regulations where projects can provide visual
landmarks and high development yield with minimal impact on
existing residential areas.
• Maintain existing access limitations on the main line and increase
north -south collector connections on both the east and west sides
north of Millsap. Provide for necessary dedications of right-of-way
to accomplish connectivity, while avoiding negative impact on
properties.
• Apply either a new zoning category such as the UT-1 concept
described above or expanding more flexible C-3 zoning within this
district.
• Improve the active transportation environment along the corridor,
with special additional emphasis on the east side of 71B.
• Envision the Mall site as a mixed use environment, departing from
its current configuration as a massive central commercial building
surrounded by large quantities of surface parking. With property
owners, develop a regulating regime that right -sizes parking, reworks
circulation, and recognizes the value of both the eastern and western
edges of the property.
• Upgrade access, visibility and land use Lake Fayetteville's frontage
along College Avenue.
UPTOWN/MALL SUBDISTRICT (Millsap to Zion Road)
• Create a Northwest Arkansas Mall Special District with flexible
regulations developed cooperatively with the property owner to
produce a cohesive mixed -use, multi -building project that may
incorporate mid- and high -density residential and new commercial
entertainment, food services, hospitality, and retail uses. Special
district regulations may include:
• Dedication of peripheral right-of-way to serve development
around the edges of the Mall site;
• Street design that provides a safe, protected path for bicycles,
electric scooters, and similar modes;
• Integration of transit, including future bus rapid transit;
• Guidelines for street facades and commercial street level use
along new streets;
• Flexible height regulations to provide both minimum scale and
greater than normal maximums, typically up to six to eight
stories;
• Urban streetscape and sidewalk width along new streets;
• Parking lot redesign and landscaping;
• A minimum percentage target of street level commercial use;
• An adjustment of Mall surface parking requirements.
The actual regulating framework should be fashioned around an
adopted master plan. However, a logical land use plan includes
mixed use retail and residential on the west side of the district and a
"restaurant row" permitting free-standing buildings on the southeast.
• Establish regulations to permit high-rise, mixed use development
on land opened to private development by a future redesign of the
Fulbright interchange, with permitted heights of up to ten stories with
a minimum separation of 1,000 feet from any single-family zoned
area. Maintain flexibility to accommodate a greater height limit with
exceptional design.
• With substantial new development, require connections to adjacent
trails, sidepaths, and sidewalks.
• Apply proposed regulations for large parking lot design that create
distinct parking blocks of a maximum size (potentially no more than
25% of the total number of stalls provided in the lot) separated by
interior streets or continuous landscaping.
• Establish an urban place at Zion Road. Because this environment does
not have adjacent building entrances and is not scaled to pedestrians,
its design will include elements different from other more urban
intersections along 71B.
• If a transit stop or station is established at Zion Road, require adjacent
properties to partner with the City to provide a direct and safe
pedestrian connection from the stop to commercial buildings.
LAKE SUBDISTRICT (Zion Road to City Limits)
• In coordination with developing an upgraded entrance from
College Avenue to the lake, modify use and setback regulations
along Lakeview between Main Drive and Lake Fayetteville Road
to encourage uses consistent with outdoor recreation and the
lake environment. Mobile and temporary uses such as food trucks
and vendors are consistent with this concept, subject to permit
requirements.
Vacant Sears store at the Mall. Large vacancies like this both reflect the
changing retail environment and open possibilities for introducing new
uses, as identified in Chapter Four.
140
TOMORROW'S CORRIDOR: RETHINKING 71B
141
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IMPLEMENTING THE PLAN
The 71B corridor will inevitably change substantially during the next
twenty years and Tomorrow's Corridor is designed to help provide unity
and order to the large and small decisions that will accomplish that
change. Most of those decisions will be private. But initiatives taken by city
and state government, public agencies, existing and proposed community
organizations, and the citizens of Fayetteville can both address important
corridor issues and catalyze desirable private development.
During the year of this planning process, several important events and
initiatives have taken place. In March, 2019, the citizens of Fayetteville
approved a major public improvement bond issue that includes significant
funding for the College Avenue corridor. During the summer, 2019, the
City of Fayetteville and the Arkansas Department of Transportation
successfully negotiated a transfer of jurisdiction of the existing 71B
corridor between the north and south Fulbright Expressway interchanges.
This provides the City with the complete authority to modify the affected
South School, Archibald Yell, and College segments of the corridor. Finally,
development in the Mill District around MLK and South School took a major
leap forward with announcement of redevelopment of the Co-op site on
the southwest corner as a mixed use residential/commercial project. These
are all important steps toward realizing the Tomorrow's Corridor concepts.
Looking ahead, the public and community implementation program
of initiatives for 71B resolves into six specific categories: Street
Transportation, Trails and Pathways, Regulating Environment,
Development Focuses, Attainable Housing, and Organizational
Infrastructure. The following program divides these elements into Short -
Term (0-5 years), Medium -Term (5-10 years), and Long -Term components.
This breakdown is advisory only and should be viewed as flexible and
able to accommodate and substitute other opportunities as they arise,
including private development projects.
SHORT-TERM (0-5 YEARS)
STREET TRANSPORTATION
• Design and construction of the Phase 1 improvement program
for 71B. Phase 1 is primarily funded by proceeds of the 2019 bond
issue and funds from the negotiated transfer of the corridor to city
responsibility. Specific priorities recommended by this plan include
The College Avenue segment from North Street to Township Street,
including the proposed street channel, sidewalks, the upgraded
Township intersection node, the Memorial Drive pedestrian
crossing, new lighting and streetscape features,and redesign of the
Green Acres intersection with the Green Acres common on vacated
right-of-way. This project will demonstrate the quality of the street
design and set the stage for future phases.
Redesign of South School Street to three lanes with cycle/mobility
track and continuous sidewalk/sidepath between Cato Springs and
the Mill District. This should be accomplished within the existing
street section. This project should also include an upgraded
pedestrian crossing with pedestrian refuge median at or near 11th
Street.
• Reconfiguration of Archibald Yell with better pedestrian
accommodation and a signal at the South Street intersection.
Redesign of the Archibald Yell/South College/Rock Street
intersection.
• Completion of the Appleby -Plainview collector between Fiesta Square
and Millsap.
• Completion of the Vantage-Sain connection between North Front
Street and Joyce Boulevard.
• Negotiation with SWEPCO on alternatives and responsibilities
for distribution system upgrades, coordinated with the corridor
improvement project. Options include burial of distribution lines;
relocation of overhead lines off the main corridor, possibly using
the route of the future shared use path or adjacent streets; or pole
replacement and other aesthetic improvements to the existing
overhead system in place.
• Execute a comprehensive transit planning effort as described in
Exhibit "A" of the Fayetteville City Council's 71B resolution.
• Complete detailed feasibility study, project design, and funding for
bus rapid transit (BRT) along the 71B corridor.
TRAILS AND PATHWAYS
• Upgrade of the on -street Poplar Street Bikeway between College
Avenue and the Razorback Greenway.
• Sidepath, probably on the east side of South School, between Cato
Springs Road and MLK Boulevard.
• Greenway and trail connection, including a new creek crossing, to link
the South School corridor directly to Walker Park and the Greenway.
• Reservation of right-of-way for parallel off-street paths with
development along College Avenue between North and Millsap.
REGULATING ENVIRONMENT
• Implement the recommendations of the Regulating Plan in Chapter 7,
including converting to ordinance language as appropriate.
DEVELOPMENT FOCUSES
Work with owners of Evelyn Hills, Fiesta Square, and Northwest
Arkansas Mall to implement parking lot improvements, street
dedications where required, land use entitlements, and other actions
necessary to increase utilization of these properties.
• Incorporate shared access, design assistance, and streetscape
improvements into the College Avenue improvement project to
support emergence of the Restaurant District between Sycamore and
Township.
• Assist owner with redevelopment of the Southgate site at 15th and
South School.
ATTAINABLE HOUSING
• Partner with the Fayetteville Housing Authority (FHA) to increase
capacity with staff and capitalization to build both ownership and
rental housing designed for affordability to households with incomes
in the 60% to 100% of median household income range. Ensure that
the FHA also has the ability to partner with developers to incorporate
affordable housing into mixed income developments.
• Explore methods to implement NWA Housing Report Action Item #4,
permitting the use of publicly owned land for housing production.
• Assist with the acquisition and reuse of the "farm" north of the Evelyn
Hills shopping center as a residential development geared toward
moderate income urban families. Development may be an initial
project for the proposed CDC.
• Work with FHA to develop the first phase of a residential "village"
143
Family -oriented townhomes in Richmond, CA
east of 7hills Homeless Center, targeted toward households who
are temporarily homeless and/or people and households in need of
permanent supported housing . Such a project may adapt the "tiny
house" model utilized by Food and Shelter, Inc. in Norman, Oklahoma
and similar projects. This project would serve a constituency different
from Serve NWA's New Beginnings project, which broke ground in
April, 2019 and is designed for unsheltered people.
Develop an incentive structure to encourage private development of
mixed income developments that could include financial incentives
like TIF, assistance with site acquisition and development, density
bonuses, and accelerated processing.
ORGANIZATIONAL INFRASTRUCTURE
Form a 71B business organization funded by a business improvement
district that forms policy, executes marketing programs, and
maintains public realm improvements.
MEDIUM -TERM (5-10 YEARS)
STREET TRANSPORTATION
• Design and construction of the Phase 2 improvement program for 71B,
with funding provided by proceeds of a new bond issue or allocation
of other capital funds. Specific priorities recommended by this plan
include:
• The College Avenue segment from Township Street to Millsap
Street, including the proposed street channel, sidewalks, the
upgraded intersection nodes, and new lighting and streetscape
features.
• Possible incorporation of on -street parking as required by adjacent
redevelopment along the South School corridor.
• If required, permanent reconfiguration of Archibald Yell Boulevard,
assuming that the initial redesign was constructed as a pilot project
Construction of east -west connections between College Avenue and
parallel collectors. These potentially include Longview, Harold, and
Masonic. This includes possible land exchanges with North College
auto dealerships to provide contiguous sites for the businesses and
better cross street connectivity.
• Construction of additional east -west connections between College
and Green Acres Drive, including Colt and Colt Square.
Execution of a detailed transportation study and conceptual redesign
of the north Fulbright interchange in cooperation with ArDOT and
development of a conceptual design for funding in future phases.
Initial studies are underway in 2019. A detailed study should evaluate
performance of redesign alternatives with a full secondary circulation
network in place, and should consider factors in addition to Level of
Service in the analysis.
• Funding and construction document completion for redesign of the
north Fulbright/College access system.
• Consolidate North College roadway on the west side of the current
corridor north of the Scull Creek Bridge
• Place a bus rapid transit (BRT) service in operation along the 71B
corridor.
TRAILS AND PATHWAYS
• Completion of the first phase of the path system between North and
Township.
• Continued reservation of right-of-way for parallel off-street paths with
development along College Avenue between North and Millsap.
• Completion of Sublett Creek Trail to Poplar Street.
DEVELOPMENT FOCUSES
• Work with owners of City Lumber, Vaughn Recycling, and Ozark Steel
on site redesign to improve compatibility with redeveloping adjacent
uses.
• Incorporate shared access, design assistance, and streetscape
improvements into the College Avenue improvement project between
Township and Millsap.
Complete full development of the University of Arkansas research
campus to South School and multi -family, campus related housing on
the Cato Springs site on the east side of the corridor.
ATTAINABLE HOUSING
Continued development activities by the 71B Development
Corporation, with possible focuses on the "Sunbridge" site north of
Township Street on the east side of College and proposed medium -
density residential sites in the South School corridor.
• Encourage eligible nonprofits to apply for state and federal grants to
increase supportive housing assistance.
• Implement recommendations of the NWA Housing Report, including
creating a local finance program for new homes, enacting anti -
displacement and housing preservation policies, and developing
housing partnerships with major employers and key institutions to
promote affordable development.
LONG-TERM (OVER 10 YEARS)
• Redesign and funding for the Fulbright interchange and surroundig
area.
• Evaluate the results of this plan and update it for what is inevitably a
new development and transportation environment.
• Complete other aspects of the transportation and trail development
programs.
144
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IMPLEMENTATION SUMMARY
TRANSPORTATION
AND STREET
ENVIRONMENT
TRAILS/PATHS
REGULATORY
DEVELOPMENT
FOCUSES
ATTAINABLE
HOUSING
College Ave redesign, North to
Township
South School reconfiguration
Pilot Archibald Yell reconfiguration
College and Rock intersection
Appleby -Plainview collector
Vantage-Sain connection
Resolution of overhead
relocation/burial options and timing
Execute a comprehensive transit
planning effortas described in Exhibit
"A" to the 71 B Resolution
• Poplar Bikeway upgrade
• South School sidepath
• South School to Walker Park
connection
• Discuss recommendations/convertto
ordinance language
Major retail centers first stage
modifications
Restaurant District
Southgate redevelopment
Fayetteville Housing Authorityas major
development entity
Moderate -income family housing on
"farm" site
Transitional village to the eastof Seven
Hills Homeless Center
Incentive structure for"missing middle"
housing
• College Ave redesign, Township to
Millsap
• Continued South Scholl upgradewith
redevelopment
• Permanent Archibald Yell reconfiguration
• East -west grid on North College
• Fulbright interchange alternatives study
• North College lane consolidation and
greenway near Lake
• Operational BRT
• Phase one of North to Township
connecting paths
• ROW reservations with development,
Townshipto Millsap
• Sublett Creek Trail
• Evaluate and modify
• Site upgrades to major South School
businessesand industries
• Research Center area
• Continued major centers development
• Sun bridge development area
• Continued transitional development
• Complete Fulbright interchange and
regional access plan, with connection
to Mall Avenue.
• Complete other aspects of
transportation program.
• Considerfuture transitneeds and
options in view of higher density
development.
• Redesign and fundingfor Fulbright
interchange area
• Complete shared use system of
parallel connecting paths along
College Avenue
• Evaluate and modify land use and
development concepts relative to
changing context and conditions.
• Continue and improve development
programs and make necessary
adjustments
OW
I •+J