HomeMy WebLinkAbout2025-571 - Appeal: Large Scale Development-2024-0038: (151 W. Dickson St./Trinitas Ventures, 484) (6)
Paxton, Kara
From:Kevin Sánchez <razorbckx@gmail.com>
Sent:Tuesday, May 20, 2025 6:15 PM
To:Agenda Item Comment
Subject:APPEAL: LSD-2024-0038: Large Scale Development (151 W. DICKSON ST./ TRINITAS
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I am a citizen of Fayetteville and a licensed Professional Civil Engineer competent in Geometric Design of
Streets and Highways. The traffic Impact Analysis primarily utilizes the ITE Trip Generation Manual to analyze
and predict the impact a proposed land use would have on the surrounding area. I concur that the original TIA
and the Peer Review of the TIA do an adequate job of substantiating the finding that the surrounding street
facilities are capable of handling the modeled traffic. I disagree with some of the assumptions that were made
in the TIA, particularly concerning the discount of the retail space land use trip generation on the bottom floor.
A TIA that properly accounts for this traffic may or may not have significant impact on the overall findings. The
problem with the TIA is that it does not look closely enough into the details of the actual layout, or geometric
design of the facility. I have independently reviewed the site plan for the facility and have grave concerns
regarding the proposed layout for Dickson street. I have not been paid for my services, and I do not live
nearby the proposed LSD.
The current design will create a dangerous traffic condition. I agree with Kit Williams’ 15 May Memo defining a
dangerous traffic condition as a traffic condition in which the risks of accidents involving motor vehicles is
significant. The design is poor and likely deficient. City Staff recommended a six-foot loading lane/furniture
bump out. This six foot loading lane is the problem for several reasons. The first, a six foot loading lane is
wholly insufficient (not wide enough) to accommodate all vehicles that are likely to use the loading zone,
especially large commercial trucks (delivery, moving, etc.). A standard on-street parallel parking stall is 8 ft.
wide and 22 ft. long. Vehicles using this loading lane will overhang into the Dickson street lanes, and drivers
will have to exit into traffic. Second, and most importantly, the location of the loading lane is wholly contained
within the St. Charles Ave and West Dickson St. intersection. The location of this facility creates unnecessary
distractions to drivers and pedestrians, creates additional traffic conflict points, and creates a chaotic and
uncontrolled leg of said intersection. It is my professional engineering opinion that the loading lane will
significantly increase the risk of accidents involving motor vehicles and motor vehicle and pedestrian
collisions. The current location and width of the loading lane are the reason the LSD creates a dangerous
traffic condition. A smart revision to the location and width of the loading lane will enhance the safety of the
proposed LSD. The best location for the loading lane would be along Church Ave. Kit Williams reminded the
City Council of its fiscal responsibility to the citizens of Fayetteville in his memo. I agree. If the City council
approves the LSD appeal as-is, the City of Fayetteville could be held comparatively negligent for damages in a
lawsuit associated with litigation related to a crash at this intersection.
I also think that the proposed parallel parking on Block street between Dickson Street and the Entry / Exit of
the proposed LSD is similarly likely to create a dangerous traffic condition. The basis for my opinion is the
additional generated traffic and the anticipated congestion around this entrance. It would be best for
Fayetteville to eliminate this on-street parking.
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Kevin Sánchez, P.E.
2748 E Mockernut Xing
Fayetteville, AR 72703
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