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167-25 RESOLUTION
�QKe NS>S 113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 Resolution: 167-25 File Number: 2025-1010 A RESOLUTION TO AUTHORIZE A CONTRACT WITH GARVER, LLC FOR DESIGN PHASE SERVICES FOR THE NORTH COLLEGE AVENUE (SYCAMORE TO TOWNSHIP) SAFE STREETS FOR ALL PROJECT IN THE AMOUNT OF $787,660.00, AND TO APPROVE A BUDGET ADJUSTMENT WHEREAS, the School Avenue and College Avenue Corridors serve as the major north -south route through the central part of the city and are major commercial and retail destinations; and WHEREAS, on December 4, 2024, City Council approved Resolution 301-24 to accept federal aid funding in the amount of $25,000,000.00 from the U.S. Department of Transportation's Federal Highway Administration through the Safe Streets and Roads for All Program to fund improvements to these corridors; and WHEREAS, the scope of services for this phase of the project includes survey, environmental review, design, water and sewer upgrade design, preparation of property acquisition documents, and bidding services for improvements to a segment of College Avenue between Sycamore Street and Township Street. 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 Rawn to sign a professional engineering services agreement with Garver, LLC for design phase services for the North College Avenue (Sycamore to Township) Safe Streets and Roads for All Project in the amount of $787,660.00 pursuant to RFQ 25-01, Selection 8. Section 2: That the City Council of the City of Fayetteville, Arkansas hereby approves a budget adjustment, a copy of which is attached to this Resolution. PASSED and APPROVED on August 5, 2025 Approved: Molly Rawn, Mayor Page 1 Attest: Kara Paxton, City Clerk Treasurer AGREEMENT For PROFESSIONAL ENGINEERING SERVICES Between CITY OF FAYETTEVILLE, ARKANSAS And GARVER,LLC THIS AGREEMENT is made as of August 5 , 2025, by and between City of Fayetteville, Arkansas, acting by and through its Mayor (hereinafter called CITY OF FAYETTEVILLE) and GARVER, LLC (hereinafter called ENGINEER). CITY OF FAYETTEVILLE from time to time requires professional engineering services in connection with the evaluation, design, and/or construction supervision of capital improvement projects. Therefore, CITY OF FAYETTEVILLE and ENGINEER in consideration of their mutual covenants agree as follows: ENGINEER shall serve as CITY OF FAYETTEVILLE's professional engineering consultant in those assignments to which this Agreement applies, and shall give consultation and advice to CITY OF FAYETTEVILLE during the performance of ENGINEER's services. All services shall be performed under the direction of a professional engineer registered in the State of Arkansas and qualified in the particular field. SECTION 1 - AUTHORIZATION OF SERVICES 1.1 Services on any assignment shall be undertaken only upon written Authorization of CITY OF FAYETTEVILLE and agreement of ENGINEER 1.2 Assignments may include services described hereafter as Basic Services or as Additional Services of ENGINEER. 1.3 Changes, modifications or amendments in scope, price or fees to this contract shall not be allowed without a formal contract amendment approved by the Mayor and the City Council in advance of the change in scope, costs, fees, or delivery schedule. SECTION 2 - BASIC SERVICES OF ENGINEER 2.1 Perform professional services in connection with the Project as hereinafter stated. 2.1.1 The Scope of Services to be furnished by ENGINEER during the Project is included in Appendix A attached hereto and made part of this Agreement. 2.2 ENGINEER shall coordinate their activities and services with the CITY OF FAYETTEVILLE. ENGINEER and CITY OF FAYETTEVILLE agree that ENGINEER has full responsibility for the engineering services. SECTION 3 - RESPONSIBILITIES OF CITY OF FAYETTEVILLE 3.1 CITY OF FAYETTEVILLE shall, within a reasonable time, so as not to delay the services of ENGINEER: Garver Contract — Professional Engineering Services 1 6/4/2025 3.1.1 Provide full information as to CITY OF FAYETTEVILLE's requirements for the Proj ect. 3.1.2 Assist ENGINEER by placing at ENGINEER's disposal all available information pertinent to the assignment including previous reports and any other data relative thereto. 3.1.3 Assist ENGINEER in obtaining access to property reasonably necessary for ENGINEER to perform his services under this Agreement. 3.1.4 Examine all studies, reports, sketches, cost opinions, proposals, and other documents presented by ENGINEER and render in writing decisions pertaining thereto. 3.1.5 Provide such professional legal, accounting, financial, and insurance counseling services as may be required for the Project. 3.1.6 The City Engineer is the CITY OF FAYETTEVILLE's project representative with respect to the services to be performed under this Agreement. The City Engineer shall have complete authority to transmit instructions, receive information, interpret and define CITY OF FAYETTEVILLE's policies and decisions with respect to materials, equipment, elements and systems to be used in the Project, and other matters pertinent to the services covered by this Agreement. 3.1.7 CITY OF FAYETTEVILLE and/or its representative will review all documents and provide written comments to ENGINEER in a timely manner. SECTION 4 - PERIOD OF SERVICE 4.1 This Agreement will become effective upon the first written notice by CITY OF FAYETTEVILLE authorizing services hereunder. 4.2 The provisions of this Agreement have been agreed to in anticipation of the orderly progress of the Project through completion of the services stated in the Agreement. ENGINEER will proceed with providing the authorized services immediately upon receipt of written authorization from CITY OF FAYETTEVILLE. Said authorization shall include the scope of the services authorized and the time in which the services are to be completed. The anticipated schedule for this project is included as Appendix A. SECTION 5 - PAYMENTS TO ENGINEER 5.1 The maximum not -to -exceed amount authorized for this Agreement shall be based upon on an Hourly basis as described in Appendix B. 5.2 Statements 5.2.1 Monthly statements for each calendar month shall be submitted to CITY OF FAYETTEVILLE or such parties as CITY OF FAYETTEVILLE may designate for professional services consistent with ENGINEER'S normal billing schedule. Once established, the billing schedule shall be maintained throughout the duration of the Project. Applications for payment shall be made in accordance with a format to be developed by ENGINEER and as approved by CITY OF FAYETTEVILLE. Applications for payment Garver Contract— Professional Engineering Services 2 6/4/2025 shall be accompanied each month by the updated project schedule as the basis for determining the value earned as the work is accomplished. Final payment for professional services shall be made upon CITY OF FAYETTEVILLE's approval and acceptance with the satisfactory completion of the study and report for the Project. 5.3 Payments 5.3.1 All statements are payable upon receipt and due within thirty (30) days. If a portion of ENGINEER's statement is disputed by CITY OF FAYETTEVILLE, the undisputed portion shall be paid by CITY OF FAYETTEVILLE by the due date. CITY OF FAYETTEVILLE shall advise ENGINEER in writing of the basis for any disputed portion of any statement. CITY OF FAYETTEVILLE will make reasonable effort to pay invoices within 30 days of date the invoice is approved, however, payment within 30 days is not guaranteed. 5.4 Final Payment 5.4.1 Upon satisfactory completion of the work performed under this Agreement, as a condition before final payment under this Agreement, or as a termination settlement under this Agreement, ENGINEER shall execute and deliver to CITY OF FAYETTEVILLE a release of all claims against CITY OF FAYETTEVILLE arising under or by virtue of this Agreement, except claims which are specifically exempted by ENGINEER to be set forth therein. Unless otherwise provided in this Agreement or by State law or otherwise expressly agreed to by the parties to this Agreement, final payment under this Agreement or settlement upon termination of this Agreement shall not constitute a waiver of CITY OF FAYETTEVILLE's claims against ENGINEER or his sureties under this Agreement or applicable performance and payment bonds, if any. SECTION 6 - GENERAL CONSIDERATIONS 6.1 Insurance 6.1.1 During the course of performance of these services, ENGINEER will maintain (in United States Dollars) the following minimum insurance coverages: Type of Coverage Workers' Compensation Employers' Liability Commercial General Liability Bodily Injury and Property Damage Automobile Liability: Bodily Injury and Property Damage Professional Liability Insurance Limits of Liability Statutory $500,000 Each Accident $1,000,000 Combined Single Limit $1,000,000 Combined Single Limit $1,000,000 Each Claim ENGINEER will provide to CITY OF FAYETTEVILLE certificates as evidence of the specified insurance within ten days of the date of this Agreement and upon each renewal of coverage. Garver Contract— Professional Engineering Services j 6/4/2025 6.1.2 CITY OF FAYETTEVILLE and ENGINEER waive all rights against each other and their officers, directors, agents, or employees for damage covered by property insurance during and after the completion of ENGINEER'S services. 6.2 Professional Responsibility 6.2.1 ENGINEER will exercise reasonable skill, care, and diligence in the performance of ENGINEER's services and will carry out its responsibilities in accordance with customarily accepted professional engineering practices. CITY OF FAYETTEVILLE will promptly report to ENGINEER any defects or suspected defects in ENGINEER's services of which CITY OF FAYETTEVILLE becomes aware, so that ENGINEER can take measures to minimize the consequences of such a defect. CITY OF FAYETTEVILLE retains all remedies to recover for its damages caused by any negligence of ENGINEER. 6.3 Cost Opinions and Projections 6.3.1 Cost opinions and projections prepared by ENGINEER relating to construction costs and schedules, operation and maintenance costs, equipment characteristics and performance, and operating results are based on ENGINEER's experience, qualifications, and judgment as a design professional. Since ENGINEER has no control over weather, cost and availability of labor, material and equipment, labor productivity, construction Contractors' procedures and methods, unavoidable delays, construction Contractors' methods of determining prices, economic conditions, competitive bidding or market conditions, and other factors affecting such cost opinions or projections, ENGINEER does not guarantee that actual rates, costs, performance, schedules, and related items will not vary from cost opinions and projections prepared by ENGINEER. 6.4 Changes 6.4.1 CITY OF FAYETTEVILLE shall have the right to make changes within the general scope of ENGINEER's services, with an appropriate change in compensation and schedule only after Fayetteville City Council approval of such proposed changes and, upon execution of a mutually acceptable amendment or change order signed by the Mayor of the CITY OF FAYETTEVILLE and the duly authorized officer of ENGINEER. 6.5 Termination 6.5.1 This Agreement may be terminated in whole or in part in writing by either party in the event of substantial failure by the other party to fulfill its obligations under this Agreement through no fault of the terminating party, provided that no termination may be effected unless the other party is given: 6.5.1.1 Not less than ten (10) calendar days written notice (delivered by certified mail, return receipt requested) of intent to terminate, 6.5.1.2 An opportunity for consultation with the terminating party prior to termination. 6.5.2 This Agreement may be terminated in whole or in part in writing by CITY OF FAYETTEVILLE for its convenience, provided that ENGINEER is given: Garver Contract — Professional Engineering Services 4 6/4/2025 6.5.2.1 Not less than ten (10) calendar days written notice (delivered by certified mail, return receipt requested) of intent to terminate, 6.5.2.2 An opportunity for consultation with the terminating party prior to termination. 6.5.3 If termination for default is effected by CITY OF FAYETTEVILLE, an equitable adjustment in the price provided for in this Agreement shall be made, but 6.5.3.1 No amount shall be allowed for anticipated profit on unperformed services or other work, 6.5.3.2 Any payment due to ENGINEER at the time of termination may be adjusted to cover any additional costs to CITY OF FAYETTEVILLE because of ENGINEER's default. 6.5.4 If termination for default is effected by ENGINEER, or if termination for convenience is effected by CITY OF FAYETTEVILLE, the equitable adjustment shall include a reasonable profit for services or other work performed. The equitable adjustment for any termination shall provide for payment to ENGINEER for services rendered and expenses incurred prior to the termination, in addition to termination settlement costs reasonably incurred by ENGINEER relating to commitments which had become firm prior to the termination. 6.5.5 Upon receipt of a termination action under Paragraphs 6.5.1 or 6.5.2 above, ENGINEER shall: 6.5.5.1 Promptly discontinue all affected work (unless the notice directs otherwise), 6.5.5.2 Deliver or otherwise make available to CITY OF FAYETTEVILLE all data, drawings, specifications, reports, estimates, summaries and such other information and materials as may have been accumulated by ENGINEER in performing this Agreement, whether completed or in process. 6.5.6 Upon termination under Paragraphs 6.5.1 or 6.5.2 above CITY OF FAYETTEVILLE may take over the work and may award another party an agreement to complete the work under this Agreement. 6.5.7 If, after termination for failure of ENGINEER to fulfill contractual obligations, it is determined that ENGINEER had not failed to fulfill contractual obligations, the termination shall be deemed to have been for the convenience of CITY OF FAYETTEVILLE. In such event, adjustments of the agreement price shall be made as provided in Paragraph 6.5.4 of this clause. 6.6 Delays 6.6.1 In the event the services of ENGINEER are suspended or delayed by CITY OF FAYETTEVILLE or by other events beyond ENGINEER's reasonable control, ENGINEER shall be entitled to additional compensation and time for reasonable costs incurred by ENGINEER in temporarily closing down or delaying the Project. Garver Contract— Professional Engineering Services 5 6/4/2025 6.7 Rights and Benefits 6.7.1 ENGINEER's services will be performed solely for the benefit of CITY OF FAYETTEVILLE and not for the benefit of any other persons or entities. 6.8 Dispute Resolution 6.8.1 Scope of Paragraph: The procedures of this Paragraph shall apply to any and all disputes between CITY OF FAYETTEVILLE and ENGINEER which arise from, or in any way are related to, this Agreement, including, but not limited to the interpretation of this Agreement, the enforcement of its terms, any acts, errors, or omissions of CITY OF FAYETTEVILLE or ENGINEER in the performance of this Agreement, and disputes concerning payment. 6.8.2 Exhaustion of Remedies Required: No action may be filed unless the parties first negotiate. If timely Notice is given under Paragraph 6.8.3, but an action is initiated prior to exhaustion of these procedures, such action shall be stayed, upon application by either party to a court of proper jurisdiction, until the procedures in Paragraphs 6.8.3 and 6.8.4 have been complied with. 6.8.3 Notice of Dispute 6.8.3.1 For disputes arising prior to the making of final payment promptly after the occurrence of any incident, action, or failure to act upon which a claim is based, the party seeking relief shall serve the other party with a written Notice; 6.8.3.2 For disputes arising within one year after the making of final payment, CITY OF FAYETTEVILLE shall give ENGINEER written Notice at the address listed in Paragraph 6.14 within thirty (30) days after occurrence of any incident, accident, or first observance of defect or damage. In both instances, the Notice shall specify the nature and amount of relief sought, the reason relief should be granted, and the appropriate portions of this Agreement that authorize the relief requested. 6.8.4 Negotiation: Within seven days of receipt of the Notice, the Project Managers for CITY OF FAYETTEVILLE and ENGINEER shall confer in an effort to resolve the dispute. If the dispute cannot be resolved at that level, then, upon written request of either side, the matter shall be referred to the President of ENGINEER and the Mayor of CITY OF FAYETTEVILLE or his designee. These officers shall meet at the Project Site or such other location as is agreed upon within 30 days of the written request to resolve the dispute. 6.9 CITY OF FAYETTEVILLE represents that it has sufficient funds or the means of obtaining funds to remit payment to ENGINEER for services rendered by ENGINEER. 6.10 Publications 6.10.1 Recognizing the importance of professional development on the part of ENGINEER's employees and the importance of ENGINEER's public relations, ENGINEER may prepare publications, such as technical papers, articles for periodicals, and press releases, pertaining to ENGINEER's services for the Project. Such publications will be provided to CITY OF FAYETTEVILLE in draft form for CITY OF FAYETTEVILLE's advance review. CITY OF FAYETTEVILLE shall review such drafts promptly and provide CITY OF FAYETTEVILLE's comments to ENGINEER. CITY OF FAYETTEVILLE Garver Contract— Professional Engineering Services 6 6/4/2025 may require deletion of proprietary data or confidential information from such publications, but otherwise CITY OF FAYETTEVILLE will not unreasonably withhold approval. The cost of ENGINEER's activities pertaining to any such publication shall be for ENGINEER's account. 6.11 Indemnification 6.11.1 CITY OF FAYETTEVILLE agrees that it will require all construction Contractors to indemnify, defend, and hold harmless CITY OF FAYETTEVILLE and ENGINEER from and against any and all loss where loss is caused or incurred or alleged to be caused or incurred in whole or in part as a result of the negligence or other actionable fault of the Contractors, or their employees, agents, Subcontractors, and Suppliers. 6.12 Ownership of Documents 6.12.1 All documents provided by CITY OF FAYETTEVILLE including original drawings, disks of CADD drawings and cross sections, estimates, specification field notes, and data are and remain the property of CITY OF FAYETTEVILLE. ENGINEER may retain reproduced copies of drawings and copies of other documents. 6.12.2 Engineering documents, drawings, and specifications prepared by ENGINEER as part of the Services shall become the property of CITY OF FAYETTEVILLE when ENGINEER has been compensated for all Services rendered, provided, however, that ENGINEER shall have the unrestricted right to their use. ENGINEER shall, however, retain its rights in its standard drawings details, specifications, databases, computer software, and other proprietary property. Rights to intellectual property developed, utilized, or modified in the performance of the Services shall remain the property of ENGINEER. 6.12.3 Any files delivered in electronic medium may not work on systems and software different than those with which they were originally produced. ENGINEER makes no warranty as to the compatibility of these files with any other system or software. Because of the potential degradation of electronic medium over time, in the event of a conflict between the sealed original drawings/hard copies and the electronic files, the sealed drawings/hard copies will govern. 6.13 Notices 6.13.1 Any Notice required under this Agreement will be in writing, addressed to the appropriate party at the following addresses: CITY OF FAYETTEVILLE's address: 125 West Mountain Street Fayetteville, Arkansas 72701 ENGINEER's address: 2049 E. Joyce Blvd, Suite 400 Fayetteville, Arkansas 72703 Garver Contract— Professional Engineering Services % 6/4/2025 6.14 Successor and Assigns 6.14.1 CITY OF FAYETTEVILLE and ENGINEER each binds himself and his successors, executors, administrators, and assigns to the other party of this Agreement and to the successors, executors, administrators, and assigns of such other party, in respect to all covenants of this Agreement; except as above, neither CITY OF FAYETTEVILLE nor ENGINEER shall assign, sublet, or transfer his interest in the Agreement without the written consent of the other. 6.15 Controlling Law 6.15.1 This Agreement shall be subject to, interpreted and enforced according to the laws of the State of Arkansas without regard to any conflicts of law provisions. 6.16 Entire Agreement 6.16.1 This Agreement represents the entire Agreement between ENGINEER and CITY OF FAYETTEVILLE relative to the Scope of Services herein. Since terms contained in purchase orders do not generally apply to professional services, in the event CITY OF FAYETTEVILLE issues to ENGINEER a purchase order, no preprinted terms thereon shall become a part of this Agreement. Said purchase order document, whether or not signed by ENGINEER, shall be considered as a document for CITY OF FAYETTEVILLE's internal management of its operations. SECTION 7 - SPECIAL CONDITIONS 7.1 Additional Responsibilities of ENGINEER 7.1.1 CITY OF FAYETTEVILLE's review, approval, or acceptance of design drawings, specifications, reports and other services furnished hereunder shall not in any way relieve ENGINEER of responsibility for the technical adequacy of the work. Neither CITY OF FAYETTEVILLE's review, approval or acceptance of, nor payment for any of the services shall be construed as a waiver of any rights under this Agreement or of any cause of action arising out of the performance of this Agreement. 7.1.2 ENGINEER shall be and shall remain liable, in accordance with applicable law, for all damages to CITY OF FAYETTEVILLE caused by ENGINEER's negligent performance of any of the services furnished under this Agreement except for errors, omissions or other deficiencies to the extent attributable to CITY OF FAYETTEVILLE or CITY OF FAYETTEVILLE-furnished data. 7.1.3 ENGINEER's obligations under this clause are in addition to ENGINEER's other express or implied assurances under this Agreement or State law and in no way diminish any other rights that CITY OF FAYETTEVILLE may have against ENGINEER for faulty materials, equipment, or work. 7.2 Remedies 7.2.1 Except as may be otherwise provided in this Agreement, all claims, counter -claims, disputes and other matters in question between CITY OF FAYETTEVILLE and ENGINEER arising out of or relating to this Agreement or the breach thereof will be Garver Contract— Professional Engineering Services 8 6/4/2025 decided in a court of competent jurisdiction within Arkansas. 7.3 Audit: Access to Records 7.3.1 ENGINEER shall maintain books, records, documents and other evidence directly pertinent to performance on work under this Agreement in accordance with generally accepted accounting principles and practices consistently applied in effect on the date of execution of this Agreement. ENGINEER shall also maintain the financial information and data used by ENGINEER in the preparation of support of the cost submission required for any negotiated agreement or change order and send to CITY OF FAYETTEVILLE a copy of the cost summary submitted. CITY OF FAYETTEVILLE, the State or any of their authorized representatives shall have access to all such books, records, documents and other evidence for the purpose of inspection, audit and copying during normal business hours. ENGINEER will provide proper facilities for such access and inspection. 7.3.2 Records under Paragraph 7.3.1 above shall be maintained and made available during performance on assisted work under this Agreement and until three years from the date of final payment for the project. In addition, those records which relate to any controversy arising out of such performance, or to costs or items to which an audit exception has been taken, shall be maintained and made available until three years after the date of resolution of such appeal, litigation, claim or exception. 7.3.3 This right of access clause (with respect to financial records) applies to: 7.3.3.1 Negotiated prime agreements: 7.3.3.2 Negotiated change orders or agreement amendments in excess of $10,000 affecting the price of any formally advertised, competitively awarded, fixed price agreement: 7.3.3.3 Agreements or purchase orders under any agreement other than a formally advertised, competitively awarded, fixed price agreement. However, this right of access does not apply to a prime agreement, lower tier subagreement or purchase order awarded after effective price competition, except: 7.3.3.3.1 With respect to record pertaining directly to subagreement performance, excluding any financial records of ENGINEER; 7.3.3.3.2 If there is any indication that fraud, gross abuse or corrupt practices may be involved; 7.3.3.3.3 If the subagreement is terminated for default or for convenience. 7.4 Covenant Against Contingent Fees 7.4.1 ENGINEER warrants that no person or selling agency has been employed or retained to solicit or secure this Agreement upon an agreement of understanding for a commission, percentage, brokerage or continent fee, excepting bona fide employees or bona fide established commercial or selling agencies maintained by ENGINEER for the purpose of securing business. For breach or violation of this warranty, CITY OF FAYETTEVILLE shall have the right to annul this Agreement without liability or at its discretion, to deduct from the contract price or consideration, or otherwise recover, the full amount of such commission, percentage, brokerage, or contingent fee. Garver Contract— Professional Engineering Services 9 6/4/2025 7.5 Gratuities 7.5.1 If CITY OF FAYETTEVILLE finds after a notice and hearing that ENGINEER or any of ENGINEER's agents or representatives, offered or gave gratuities (in the form of entertainment, gifts or otherwise) to any official, employee or agent of CITY OF FAYETTEVILLE, in an attempt to secure an agreement or favorable treatment in awarding, amending or making any determinations related to the performance of this Agreement, CITY OF FAYETTEVILLE may, by written notice to ENGINEER terminate this Agreement. CITY OF FAYETTEVILLE may also pursue other rights and remedies that the law or this Agreement provides. However, the existence of the facts on which CITY OF FAYETTEVILLE bases such finding shall be in issue and may be reviewed in proceedings under the Remedies clause of this Agreement. 7.5.2 In the event this Agreement is terminated as provided in Paragraph 7.5.1, CITY OF FAYETTEVILLE may pursue the same remedies against ENGINEER as it could pursue in the event of a breach of the Agreement by ENGINEER As a penalty, in addition to any other damages to which it may be entitled by law, CITY OF FAYETTEVILLE may pursue exemplary damages in an amount (as determined by CITY OF FAYETTEVILLE) which shall be not less than three nor more than ten times the costs ENGINEER incurs in providing any such gratuities to any such officer or employee. 7.6 Arkansas Freedom of Information Act 7.6.1 City contracts and documents, including internal documents and documents of subcontractors and sub -consultants, prepared while performing City contractual work are subject to the Arkansas Freedom of Information Act (FOIA). If a Freedom of Information Act request is presented to the CITY OF FAYETTEVILLE, ENGINEER will do everything possible to provide the documents in a prompt and timely manner as prescribed in the Arkansas Freedom of Information Act (A.C.A. §25-19-101 et seq.). Only legally authorized photocopying costs pursuant to the FOIA may be assessed for this compliance. IN WITNESS WHEREOF, CITY OF FAYETTEVILLE, ARKANSAS by and through its Mayor, and ENGINEER, by its authorized officer have made and executed this Agreement as of the day and year first above written. CITY OF FAYETTEVILLE, ARKANSAS (� ) Mayor, Molly Rawn ENGINEER By: 3�A fm- - Transportation Team Leader, Zach Moore ATTEST: Rica l '.: -Z �Z- —CL— By: By: City Clerk Treasurer, Kara Paxton Project Engineer, Joe Adams END OF AGREEMENT FOR PROFESSIONAL ENGINEERING SERVICES Garver Contract— Professional Engineering Services 10 6/4/2025 CITY OF FAYETTEVILLE ARKANSAS MEETING OF AUGUST 5, 2025 CITY COUNCIL MEMO TO: Mayor Rawn and City Council THRU: Chris Brown, Public Works Director Keith Macedo, Chief of Staff FROM: Kenneth Patterson, Federal Aid Project Manager SUBJECT: SS4A College Ave — Design Agreement with Garver, LLC RECOMMENDATION: 2025-1010 Staff recommends approval of the agreement with Garver, LLC in the amount of $787,660 for design phase services for the N. College Ave. (Sycamore to Township), a Safe Streets and Roads for All (SS4A) project and approval of a budget adjustment, pursuant to RFQ 25-01, Selection #8. BACKGROUND: The School Avenue and College Avenue corridors serve as the major north -south route through the central part of the City and are major commercial and retail destinations. Maintaining and improving the corridors will allow them to continue to serve mobility needs and to continue to develop/redevelop as commercial corridors. Improvements to these corridors will include striping, widening and/or narrowing of the roadway, utility relocation, sidewalk/trail installation, accommodations for transit systems, elimination or reconfiguration of driveways, additional traffic signals, medians, plazas, art installations, lighting, wayfinding, protected intersections, parking, and other corridor improvements to be identified in the design process. The starting point for this corridor design is the 71 B Corridor Plan that was completed by RDG Planning. The goals and aspirations of the Plan continue to be implemented to the greatest extent possible through the limits of project segments selected for design and construction which include N. College Ave. between North St. and Township St., and S. School Ave. between Martin Luther King Jr. Blvd. and Cato Springs Road. As stated above, this recommendation regards the segment from Sycamore St. to Township St. On July 7, 2020, the City Council approved a contract with Garver, LLC for the programming phase of this project. The programming phase included meetings with stakeholders and City staff to review the plan goals and make decisions about how and where to include project elements identified in the 71 B Corridor Plan. On December 4, 2024, Resolution 301-24 was approved to accept federal -aid funding in the amount of $25,000,000 from the U.S. Department of Transportation's Federal Highway Administration through the Safe Streets and Roads for All (SS4A) Program. This funding supports five construction projects with a focus on safety, and this project is among them. On April 17, 2025, a selection committee composed of City of Fayetteville staff and City Council member Mike Wiederkehr selected Garver, LLC for design phase services for this segment of N. College Ave, pursuant to RFQ 25-01, Selection #8. Mailing address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 DISCUSSION: Generally, the scope of services includes surveying, environmental, design, water and sewer upgrade design, preparation of property acquisition documents, and bidding services for improvements to College Ave. between Sycamore St. and Township St. Improvements will consist primarily of enhancements to pedestrian and bicycle infrastructure, landscaping, signalization, drainage improvements as necessary, utility relocations, and access control improvements for approximately 3,700-ft. of the College Ave. corridor and the portion of Poplar St. from College Ave. to Green Acres Rd. Improvements to the corridor will be consistent with the items identified in the 2021 Programming The Street: S School & College Avenues document. BUDGET/STAFF IMPACT: The City has been awarded federal funding for this project through the Safe Streets and Roads for All (SS4A) Program, as approved by Resolution 301-24. Matching funds for the SS4A grant funds will come from the 2019 Bond Program. Funding for the water and sewer design will be from the Water and Sewer Fund. The funding breakdown for the contract amount is as follows: Account # Project # Amount 2235.900.9221-5860.02 32401.9221 $439,537.34 4702.860.7235-5860.02 46020.7235.9221 $149,442.66 5400.860.5600-5860.02 11011.7235.9221 $198,680.00 TOTAL $787,660.00 ATTACHMENTS: 3. Staff Review Form, 4. Budget Adjustment, 5. Design Services Agreement, 6. Final 71 B Corridor Plan, 7. Programming The Street: S School & College Avenues 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 #: 2025-1010 A RESOLUTION TO AUTHORIZE A CONTRACT WITH GARVER, LLC FOR DESIGN PHASE SERVICES FOR THE NORTH COLLEGE AVENUE (SYCAMORE TO TOWNSHIP) SAFE STREETS FOR ALL PROJECT IN THE AMOUNT OF $787,660.00, AND TO APPROVE A BUDGET ADJUSTMENT WHEREAS, the School Avenue and College Avenue Corridors serve as the major north -south route through the central part of the city and are major commercial and retail destinations; and WHEREAS, on December 4, 2024, City Council approved Resolution 301-24 to accept federal aid funding in the amount of $25,000,000.00 from the U.S. Department of Transportation's Federal Highway Administration through the Safe Streets and Roads for All Program to fund improvements to these corridors; and WHEREAS, the scope of services for this phase of the project includes survey, environmental review, design, water and sewer upgrade design, preparation of property acquisition documents, and bidding services for improvements to a segment of College Avenue between Sycamore Street and Township Street. 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 Rawn to sign a professional engineering services agreement with Garver, LLC for design phase services for the North College Avenue (Sycamore to Township) Safe Streets and Roads for All Project in the amount of $787,660.00 pursuant to RFQ 25-01, Selection 8. Section 2: That the City Council of the City of Fayetteville, Arkansas hereby approves a budget adjustment, a copy of which is attached to this Resolution. Page 1 Kenneth Patterson Submitted By City of Fayetteville Staff Review Form 2025-1010 Item ID 8/5/2025 City Council Meeting Date - Agenda Item Only N/A for Non -Agenda Item 7/15/2025 Submitted Date Action Recommendation: ENGINEERING (621) Division / Department Staff recommends approval of the agreement with Garver,LLC in the amount of $787,660 for design phase services for the N. College Avenue (Sycamore to Township), a Safe Streets and Roads for All project, and approval of a budget adjustment. This will be split between the Safe Streets & Roads Grant ($439,537.34), the Street Bond funds ($149,442.66), and the Water & Sewer fund ($198,680). Budget Impact: 2235.900.9221-5860.02 Safe Streets and Roads Grant 4702.860.7235-5860.02 Streets Projects 2022 Bonds 5400.860.5600-5860.02 Water & Sewer Account Number 32401.9221 46020.7235.9221 11011.7235.9221 Project Number Budgeted Item? Yes Does item have a direct cost? Yes Is a Budget Adjustment attached? Yes Purchase Order Number: Change Order Number: Original Contract Number: Comments: Fund Safe Streets & Roads Grant - College Ave Street Bond Projects - SS4A - College Ave W&S Reloc - Safe Streets & Roads - College Ave Total Amended Budget Expenses (Actual+Encum) Available Budget Item Cost Budget Adjustment Remaining Budget Project Title $ 29,871,920.00 $ 10,053,920.20 19,817,999.80 $ 787, 660.00 19,030,339.80 Previous Ordinance or Resolution # 301-24 Approval Date: V20221130 City of Fayetteville, Arkansas - Budget Adjustment (Agenda) Budget Year Division ENGINEERING (621) Adjustment Number 2025 /Org2 Requestor: Kenneth Patterson BUDGET ADJUSTMENT DESCRIPTION / JUSTIFICATION: Staff recommends approval of the agreement with Garver,LLC in the amount of $787,660 for design phase services for the N. College Avenue (Sycamore to Township) Safe Streets and Roads for All project. This will be split between the Safe Streets & Roads Grant ($439,537.34), the Street Bond funds ($149,442.66), and the Water & Sewer fund ($198,680). COUNCIL DATE: 8/5/2025 ITEM ID#: 2025-1010 RESOLUTION/ORDINANCE Holly Black 711512025 9:26 AM Budget Division TYPE: JOURNAL #: GLDATE: CH KD/POSTED: Date D - (City Council) TOTAL - - v.2025617 Increase / (Decrease) Project.Sub# Account Number Expense Revenue Project Sub.Detl AT Account Name 2235.900.9220-5899.00 (439,538) - 32401 9220 EX Unallocated - Budget 2235.900.9221-5860.02 439,538 - 32401 9221 EX Capital Prof Svcs - Engineering/Architectu 2235.900.9220-4309.00 - (439,538) 32401 9220 RE Federal Grants - Capital 2235.900.9221-4309.00 - 439,538 32401 9221 RE Federal Grants - Capital 4702.860.7999-5899.00 (149,443) - 46020 7999 EX Unallocated - Budget 4702.860.7235-5860.02 149,443 - 46020 7235.9221 EX Capital Prof Svcs - Engineering/Architectu 5400.720.5600-5808.00 (198,680) - 11011 1 EX Improvements - Water Line 5400.860.5600-5860.02 198,680 - 11011 7235.9221 EX Capital Prof Svcs - Engineering/Architectu G:\Divs\Engineering\Engineering Design Services\Projects\Safe Streets & Roads for All Grant\5 Projects\College Ave (SS4A)\Council and Mayor Items\Garver Design Contract\2025-1010 BA SS4A College Ave - Garver design 1 of 1 AGREEMENT For PROFESSIONAL ENGINEERING SERVICES Between CITY OF FAYETTEVILLE, ARKANSAS And GARVER, LLC THIS AGREEMENT is made as of August 5 , 2025, by and between City of Fayetteville, Arkansas, acting by and through its Mayor (hereinafter called CITY OF FAYETTEVILLE) and GARVER, LLC (hereinafter called ENGINEER). CITY OF FAYETTEVILLE from time to time requires professional engineering services in connection with the evaluation, design, and/or construction supervision of capital improvement projects. Therefore, CITY OF FAYETTEVILLE and ENGINEER in consideration of their mutual covenants agree as follows: ENGINEER shall serve as CITY OF FAYETTEVILLE's professional engineering consultant in those assignments to which this Agreement applies, and shall give consultation and advice to CITY OF FAYETTEVILLE during the performance of ENGINEER's services. All services shall be performed under the direction of a professional engineer registered in the State of Arkansas and qualified in the particular field. SECTION 1 - AUTHORIZATION OF SERVICES 1.1 Services on any assignment shall be undertaken only upon written Authorization of CITY OF FAYETTEVILLE and agreement of ENGINEER 1.2 Assignments may include services described hereafter as Basic Services or as Additional Services of ENGINEER. 1.3 Changes, modifications or amendments in scope, price or fees to this contract shall not be allowed without a formal contract amendment approved by the Mayor and the City Council in advance of the change in scope, costs, fees, or delivery schedule. SECTION 2 - BASIC SERVICES OF ENGINEER 2.1 Perform professional services in connection with the Project as hereinafter stated. 2.1.1 The Scope of Services to be furnished by ENGINEER during the Project is included in Appendix A attached hereto and made part of this Agreement. 2.2 ENGINEER shall coordinate their activities and services with the CITY OF FAYETTEVILLE. ENGINEER and CITY OF FAYETTEVILLE agree that ENGINEER has full responsibility for the engineering services. SECTION 3 - RESPONSIBILITIES OF CITY OF FAYETTEVILLE 3.1 CITY OF FAYETTEVILLE shall, within a reasonable time, so as not to delay the services of ENGINEER: Garver Contract — Professional Engineering Services 1 6/4/2025 3.1.1 Provide full information as to CITY OF FAYETTEVILLE's requirements for the Proj ect. 3.1.2 Assist ENGINEER by placing at ENGINEER's disposal all available information pertinent to the assignment including previous reports and any other data relative thereto. 3.1.3 Assist ENGINEER in obtaining access to property reasonably necessary for ENGINEER to perform his services under this Agreement. 3.1.4 Examine all studies, reports, sketches, cost opinions, proposals, and other documents presented by ENGINEER and render in writing decisions pertaining thereto. 3.1.5 Provide such professional legal, accounting, financial, and insurance counseling services as may be required for the Project. 3.1.6 The City Engineer is the CITY OF FAYETTEVILLE's project representative with respect to the services to be performed under this Agreement. The City Engineer shall have complete authority to transmit instructions, receive information, interpret and define CITY OF FAYETTEVILLE's policies and decisions with respect to materials, equipment, elements and systems to be used in the Project, and other matters pertinent to the services covered by this Agreement. 3.1.7 CITY OF FAYETTEVILLE and/or its representative will review all documents and provide written comments to ENGINEER in a timely manner. SECTION 4 - PERIOD OF SERVICE 4.1 This Agreement will become effective upon the first written notice by CITY OF FAYETTEVILLE authorizing services hereunder. 4.2 The provisions of this Agreement have been agreed to in anticipation of the orderly progress of the Project through completion of the services stated in the Agreement. ENGINEER will proceed with providing the authorized services immediately upon receipt of written authorization from CITY OF FAYETTEVILLE. Said authorization shall include the scope of the services authorized and the time in which the services are to be completed. The anticipated schedule for this project is included as Appendix A. SECTION 5 - PAYMENTS TO ENGINEER 5.1 The maximum not -to -exceed amount authorized for this Agreement shall be based upon on an Hourly basis as described in Appendix B. 5.2 Statements 5.2.1 Monthly statements for each calendar month shall be submitted to CITY OF FAYETTEVILLE or such parties as CITY OF FAYETTEVILLE may designate for professional services consistent with ENGINEER'S normal billing schedule. Once established, the billing schedule shall be maintained throughout the duration of the Proj ect. Applications for payment shall be made in accordance with a format to be developed by ENGINEER and as approved by CITY OF FAYETTEVILLE. Applications for payment Garver Contract — Professional Engineering Services 2 6/4/2025 shall be accompanied each month by the updated project schedule as the basis for determining the value earned as the work is accomplished. Final payment for professional services shall be made upon CITY OF FAYETTEVILLE's approval and acceptance with the satisfactory completion of the study and report for the Project. 5.3 Payments 5.3.1 All statements are payable upon receipt and due within thirty (30) days. If a portion of ENGINEER's statement is disputed by CITY OF FAYETTEVILLE, the undisputed portion shall be paid by CITY OF FAYETTEVILLE by the due date. CITY OF FAYETTEVILLE shall advise ENGINEER in writing of the basis for any disputed portion of any statement. CITY OF FAYETTEVILLE will make reasonable effort to pay invoices within 30 days of date the invoice is approved, however, payment within 30 days is not guaranteed. 5.4 Final Payment 5.4.1 Upon satisfactory completion of the work performed under this Agreement, as a condition before final payment under this Agreement, or as a termination settlement under this Agreement, ENGINEER shall execute and deliver to CITY OF FAYETTEVILLE a release of all claims against CITY OF FAYETTEVILLE arising under or by virtue of this Agreement, except claims which are specifically exempted by ENGINEER to be set forth therein. Unless otherwise provided in this Agreement or by State law or otherwise expressly agreed to by the parties to this Agreement, final payment under this Agreement or settlement upon termination of this Agreement shall not constitute a waiver of CITY OF FAYETTEVILLE's claims against ENGINEER or his sureties under this Agreement or applicable performance and payment bonds, if any. SECTION 6 - GENERAL CONSIDERATIONS 6.1 Insurance 6.1.1 During the course of performance of these services, ENGINEER will maintain (in United States Dollars) the following minimum insurance coverages: Tyne of Coverage Workers' Compensation Employers' Liability Commercial General Liability Bodily Injury and Property Damage Automobile Liability: Bodily Injury and Property Damage Professional Liability Insurance Limits of Liability Statutory $500,000 Each Accident $1,000,000 Combined Single Limit $1,000,000 Combined Single Limit $1,000,000 Each Claim ENGINEER will provide to CITY OF FAYETTEVILLE certificates as evidence of the specified insurance within ten days of the date of this Agreement and upon each renewal of coverage. Garver Contract — Professional Engineering Services 6/4/2025 6.1.2 CITY OF FAYETTEVILLE and ENGINEER waive all rights against each other and their officers, directors, agents, or employees for damage covered by property insurance during and after the completion of ENGINEER's services. 6.2 Professional Responsibility 6.2.1 ENGINEER will exercise reasonable skill, care, and diligence in the performance of ENGINEER's services and will carry out its responsibilities in accordance with customarily accepted professional engineering practices. CITY OF FAYETTEVILLE will promptly report to ENGINEER any defects or suspected defects in ENGINEER's services of which CITY OF FAYETTEVILLE becomes aware, so that ENGINEER can take measures to minimize the consequences of such a defect. CITY OF FAYETTEVILLE retains all remedies to recover for its damages caused by any negligence of ENGINEER. 6.3 Cost Opinions and Projections 6.3.1 Cost opinions and projections prepared by ENGINEER relating to construction costs and schedules, operation and maintenance costs, equipment characteristics and performance, and operating results are based on ENGINEER's experience, qualifications, and judgment as a design professional. Since ENGINEER has no control over weather, cost and availability of labor, material and equipment, labor productivity, construction Contractors' procedures and methods, unavoidable delays, construction Contractors' methods of determining prices, economic conditions, competitive bidding or market conditions, and other factors affecting such cost opinions or projections, ENGINEER does not guarantee that actual rates, costs, performance, schedules, and related items will not vary from cost opinions and projections prepared by ENGINEER. 6.4 Changes 6.4.1 CITY OF FAYETTEVILLE shall have the right to make changes within the general scope of ENGINEER's services, with an appropriate change in compensation and schedule only after Fayetteville City Council approval of such proposed changes and, upon execution of a mutually acceptable amendment or change order signed by the Mayor of the CITY OF FAYETTEVILLE and the duly authorized officer of ENGINEER. 6.5 Termination 6.5.1 This Agreement may be terminated in whole or in part in writing by either party in the event of substantial failure by the other party to fulfill its obligations under this Agreement through no fault of the terminating party, provided that no termination may be effected unless the other party is given: 6.5.1.1 Not less than ten (10) calendar days written notice (delivered by certified mail, return receipt requested) of intent to terminate, 6.5.1.2 An opportunity for consultation with the terminating party prior to termination. 6.5.2 This Agreement may be terminated in whole or in part in writing by CITY OF FAYETTEVILLE for its convenience, provided that ENGINEER is given: Garver Contract — Professional Engineering Services 4 6/4/2025 6.5.2.1 Not less than ten (10) calendar days written notice (delivered by certified mail, return receipt requested) of intent to terminate, 6.5.2.2 An opportunity for consultation with the terminating party prior to termination. 6.5.3 If termination for default is effected by CITY OF FAYETTEVILLE, an equitable adjustment in the price provided for in this Agreement shall be made, but 6.5.3.1 No amount shall be allowed for anticipated profit on unperformed services or other work, 6.5.3.2 Any payment due to ENGINEER at the time of termination may be adjusted to cover any additional costs to CITY OF FAYETTEVILLE because of ENGINEER's default. 6.5.4 If termination for default is effected by ENGINEER, or if termination for convenience is effected by CITY OF FAYETTEVILLE, the equitable adjustment shall include a reasonable profit for services or other work performed. The equitable adjustment for any termination shall provide for payment to ENGINEER for services rendered and expenses incurred prior to the termination, in addition to termination settlement costs reasonably incurred by ENGINEER relating to commitments which had become firm prior to the termination. 6.5.5 Upon receipt of a termination action under Paragraphs 6.5.1 or 6.5.2 above, ENGINEER shall: 6.5.5.1 Promptly discontinue all affected work (unless the notice directs otherwise), 6.5.5.2 Deliver or otherwise make available to CITY OF FAYETTEVILLE all data, drawings, specifications, reports, estimates, summaries and such other information and materials as may have been accumulated by ENGINEER in performing this Agreement, whether completed or in process. 6.5.6 Upon termination under Paragraphs 6.5.1 or 6.5.2 above CITY OF FAYETTEVILLE may take over the work and may award another party an agreement to complete the work under this Agreement. 6.5.7 If, after termination for failure of ENGINEER to fulfill contractual obligations, it is determined that ENGINEER had not failed to fulfill contractual obligations, the termination shall be deemed to have been for the convenience of CITY OF FAYETTEVILLE. In such event, adjustments of the agreement price shall be made as provided in Paragraph 6.5.4 of this clause. 6.6 Delays 6.6.1 In the event the services of ENGINEER are suspended or delayed by CITY OF FAYETTEVILLE or by other events beyond ENGINEER's reasonable control, ENGINEER shall be entitled to additional compensation and time for reasonable costs incurred by ENGINEER in temporarily closing down or delaying the Project. Garver Contract — Professional Engineering Services 5 6/4/2025 6.7 Rights and Benefits 6.7.1 ENGINEER's services will be performed solely for the benefit of CITY OF FAYETTEVILLE and not for the benefit of any other persons or entities. 6.8 Dispute Resolution 6.8.1 Scope of Paragraph: The procedures of this Paragraph shall apply to any and all disputes between CITY OF FAYETTEVILLE and ENGINEER which arise from, or in any way are related to, this Agreement, including, but not limited to the interpretation of this Agreement, the enforcement of its terms, any acts, errors, or omissions of CITY OF FAYETTEVILLE or ENGINEER in the performance of this Agreement, and disputes concerning payment. 6.8.2 Exhaustion of Remedies Required: No action may be filed unless the parties first negotiate. If timely Notice is given under Paragraph 6.8.3, but an action is initiated prior to exhaustion of these procedures, such action shall be stayed, upon application by either party to a court of proper jurisdiction, until the procedures in Paragraphs 6.8.3 and 6.8.4 have been complied with. 6.8.3 Notice of Dispute 6.8.3.1 For disputes arising prior to the making of final payment promptly after the occurrence of any incident, action, or failure to act upon which a claim is based, the party seeking relief shall serve the other party with a written Notice; 6.8.3.2 For disputes arising within one year after the making of final payment, CITY OF FAYETTEVILLE shall give ENGINEER written Notice at the address listed in Paragraph 6.14 within thirty (30) days after occurrence of any incident, accident, or first observance of defect or damage. In both instances, the Notice shall specify the nature and amount of relief sought, the reason relief should be granted, and the appropriate portions of this Agreement that authorize the relief requested. 6.8.4 Negotiation: Within seven days of receipt of the Notice, the Project Managers for CITY OF FAYETTEVILLE and ENGINEER shall confer in an effort to resolve the dispute. If the dispute cannot be resolved at that level, then, upon written request of either side, the matter shall be referred to the President of ENGINEER and the Mayor of CITY OF FAYETTEVILLE or his designee. These officers shall meet at the Project Site or such other location as is agreed upon within 30 days of the written request to resolve the dispute. 6.9 CITY OF FAYETTEVILLE represents that it has sufficient funds or the means of obtaining funds to remit payment to ENGINEER for services rendered by ENGINEER. 6.10 Publications 6.10.1 Recognizing the importance of professional development on the part of ENGINEER's employees and the importance of ENGINEER's public relations, ENGINEER may prepare publications, such as technical papers, articles for periodicals, and press releases, pertaining to ENGINEER's services for the Project. Such publications will be provided to CITY OF FAYETTEVILLE in draft form for CITY OF FAYETTEVILLE's advance review. CITY OF FAYETTEVILLE shall review such drafts promptly and provide CITY OF FAYETTEVILLE's comments to ENGINEER. CITY OF FAYETTEVILLE Garver Contract — Professional Engineering Services 6 6/4/2025 may require deletion of proprietary data or confidential information from such publications, but otherwise CITY OF FAYETTEVILLE will not unreasonably withhold approval. The cost of ENGINEER's activities pertaining to any such publication shall be for ENGINEER's account. 6.11 Indemnification 6.11.1 CITY OF FAYETTEVILLE agrees that it will require all construction Contractors to indemnify, defend, and hold harmless CITY OF FAYETTEVILLE and ENGINEER from and against any and all loss where loss is caused or incurred or alleged to be caused or incurred in whole or in part as a result of the negligence or other actionable fault of the Contractors, or their employees, agents, Subcontractors, and Suppliers. 6.12 Ownership of Documents 6.12.1 All documents provided by CITY OF FAYETTEVILLE including original drawings, disks of CADD drawings and cross sections, estimates, specification field notes, and data are and remain the property of CITY OF FAYETTEVILLE. ENGINEER may retain reproduced copies of drawings and copies of other documents. 6.12.2 Engineering documents, drawings, and specifications prepared by ENGINEER as part of the Services shall become the property of CITY OF FAYETTEVILLE when ENGINEER has been compensated for all Services rendered, provided, however, that ENGINEER shall have the unrestricted right to their use. ENGINEER shall, however, retain its rights in its standard drawings details, specifications, databases, computer software, and other proprietary property. Rights to intellectual property developed, utilized, or modified in the performance of the Services shall remain the property of ENGINEER. 6.12.3 Any files delivered in electronic medium may not work on systems and software different than those with which they were originally produced. ENGINEER makes no warranty as to the compatibility of these files with any other system or software. Because of the potential degradation of electronic medium over time, in the event of a conflict between the sealed original drawings/hard copies and the electronic files, the sealed drawings/hard copies will govern. 6.13 Notices 6.13.1 Any Notice required under this Agreement will be in writing, addressed to the appropriate party at the following addresses: CITY OF FAYETTEVILLE's address: 125 West Mountain Street Fayetteville, Arkansas 72701 ENGINEER's address: 2049 E. Joyce Blvd, Suite 400 Fayetteville, Arkansas 72703 Garver Contract — Professional Engineering Services 7 6/4/2025 6.14 Successor and Assigns 6.14.1 CITY OF FAYETTEVILLE and ENGINEER each binds himself and his successors, executors, administrators, and assigns to the other party of this Agreement and to the successors, executors, administrators, and assigns of such other party, in respect to all covenants of this Agreement; except as above, neither CITY OF FAYETTEVILLE nor ENGINEER shall assign, sublet, or transfer his interest in the Agreement without the written consent of the other. 6.15 Controlling Law 6.15.1 This Agreement shall be subject to, interpreted and enforced according to the laws of the State of Arkansas without regard to any conflicts of law provisions. 6.16 Entire Agreement 6.16.1 This Agreement represents the entire Agreement between ENGINEER and CITY OF FAYETTEVILLE relative to the Scope of Services herein. Since terms contained in purchase orders do not generally apply to professional services, in the event CITY OF FAYETTEVILLE issues to ENGINEER a purchase order, no preprinted terms thereon shall become a part of this Agreement. Said purchase order document, whether or not signed by ENGINEER, shall be considered as a document for CITY OF FAYETTEVILLE's internal management of its operations. SECTION 7 - SPECIAL CONDITIONS 7.1 Additional Responsibilities of ENGINEER 7.1.1 CITY OF FAYETTEVILLE's review, approval, or acceptance of design drawings, specifications, reports and other services furnished hereunder shall not in any way relieve ENGINEER of responsibility for the technical adequacy of the work. Neither CITY OF FAYETTEVILLE's review, approval or acceptance of, nor payment for any of the services shall be construed as a waiver of any rights under this Agreement or of any cause of action arising out of the performance of this Agreement. 7.1.2 ENGINEER shall be and shall remain liable, in accordance with applicable law, for all damages to CITY OF FAYETTEVILLE caused by ENGINEER's negligent performance of any of the services furnished under this Agreement except for errors, omissions or other deficiencies to the extent attributable to CITY OF FAYETTEVILLE or CITY OF FAYETTEVILLE-furnished data. 7.1.3 ENGINEER's obligations under this clause are in addition to ENGINEER's other express or implied assurances under this Agreement or State law and in no way diminish any other rights that CITY OF FAYETTEVILLE may have against ENGINEER for faulty materials, equipment, or work. 7.2 Remedies 7.2.1 Except as may be otherwise provided in this Agreement, all claims, counter -claims, disputes and other matters in question between CITY OF FAYETTEVILLE and ENGINEER arising out of or relating to this Agreement or the breach thereof will be Garver Contract — Professional Engineering Services 8 6/4/2025 decided in a court of competent jurisdiction within Arkansas. 7.3 Audit: Access to Records 7.3.1 ENGINEER shall maintain books, records, documents and other evidence directly pertinent to performance on work under this Agreement in accordance with generally accepted accounting principles and practices consistently applied in effect on the date of execution of this Agreement. ENGINEER shall also maintain the financial information and data used by ENGINEER in the preparation of support of the cost submission required for any negotiated agreement or change order and send to CITY OF FAYETTEVILLE a copy of the cost summary submitted. CITY OF FAYETTEVILLE, the State or any of their authorized representatives shall have access to all such books, records, documents and other evidence for the purpose of inspection, audit and copying during normal business hours. ENGINEER will provide proper facilities for such access and inspection. 7.3.2 Records under Paragraph 7.3.1 above shall be maintained and made available during performance on assisted work under this Agreement and until three years from the date of final payment for the project. In addition, those records which relate to any controversy arising out of such performance, or to costs or items to which an audit exception has been taken, shall be maintained and made available until three years after the date of resolution of such appeal, litigation, claim or exception. 7.3.3 This right of access clause (with respect to financial records) applies to: 7.3.3.1 Negotiated prime agreements: 7.3.3.2 Negotiated change orders or agreement amendments in excess of $10,000 affecting the price of any formally advertised, competitively awarded, fixed price agreement: 7.3.3.3 Agreements or purchase orders under any agreement other than a formally advertised, competitively awarded, fixed price agreement. However, this right of access does not apply to a prime agreement, lower tier subagreement or purchase order awarded after effective price competition, except: 7.3.3.3.1 With respect to record pertaining directly to subagreement performance, excluding any financial records of ENGINEER; 7.3.3.3.2 If there is any indication that fraud, gross abuse or corrupt practices may be involved; 7.3.3.3.3 If the subagreement is terminated for default or for convenience. 7.4 Covenant Against Contingent Fees 7.4.1 ENGINEER warrants that no person or selling agency has been employed or retained to solicit or secure this Agreement upon an agreement of understanding for a commission, percentage, brokerage or continent fee, excepting bona fide employees or bona fide established commercial or selling agencies maintained by ENGINEER for the purpose of securing business. For breach or violation of this warranty, CITY OF FAYETTEVILLE shall have the right to annul this Agreement without liability or at its discretion, to deduct from the contract price or consideration, or otherwise recover, the full amount of such commission, percentage, brokerage, or contingent fee. Garver Contract — Professional Engineering Services 9 6/4/2025 7.5 Gratuities 7.5.1 If CITY OF FAYETTEVILLE finds after a notice and hearing that ENGINEER or any of ENGINEER's agents or representatives, offered or gave gratuities (in the form of entertainment, gifts or otherwise) to any official, employee or agent of CITY OF FAYETTEVILLE, in an attempt to secure an agreement or favorable treatment in awarding, amending or making any determinations related to the performance of this Agreement, CITY OF FAYETTEVILLE may, by written notice to ENGINEER terminate this Agreement. CITY OF FAYETTEVILLE may also pursue other rights and remedies that the law or this Agreement provides. However, the existence of the facts on which CITY OF FAYETTEVILLE bases such finding shall be in issue and may be reviewed in proceedings under the Remedies clause of this Agreement. 7.5.2 In the event this Agreement is terminated as provided in Paragraph 7.5.1, CITY OF FAYETTEVILLE may pursue the same remedies against ENGINEER as it could pursue in the event of a breach of the Agreement by ENGINEER As a penalty, in addition to any other damages to which it may be entitled by law, CITY OF FAYETTEVILLE may pursue exemplary damages in an amount (as determined by CITY OF FAYETTEVILLE) which shall be not less than three nor more than ten times the costs ENGINEER incurs in providing any such gratuities to any such officer or employee. 7.6 Arkansas Freedom of Information Act 7.6.1 City contracts and documents, including internal documents and documents of subcontractors and sub -consultants, prepared while performing City contractual work are subject to the Arkansas Freedom of Information Act (FOIA). If a Freedom of Information Act request is presented to the CITY OF FAYETTEVILLE, ENGINEER will do everything possible to provide the documents in a prompt and timely manner as prescribed in the Arkansas Freedom of Information Act (A.C.A. §25-19-101 et seq.). Only legally authorized photocopying costs pursuant to the FOIA may be assessed for this compliance. IN WITNESS WHEREOF, CITY OF FAYETTEVILLE, ARKANSAS by and through its Mayor, and ENGINEER, by its authorized officer have made and executed this Agreement as of the day and year first above written. CITY OF FAYETTEVILLE, ARKANSAS By: Mayor, Molly Rawn ATTEST: By: City Clerk Treasurer, Kara Paxton ENGINEER By: 104&R th%os+w- Transportation Team Leader, Zach Moore By: AOOd4414.L- Project Engineer, Joe Adams END OF AGREEMENT FOR PROFESSIONAL ENGINEERING SERVICES Garver Contract — Professional Engineering Services 10 6/4/2025 COLLEGE AVENUE PHASE 2 APPENDIX A — SCOPE OF SERVICES General Generally, the scope of services includes surveying, environmental, design, water and sewer upgrade design, preparation of property acquisition documents, and bidding services for improvements to College Avenue between Sycamore Street and Township Street. Improvements will consist primarily of enhancements to pedestrian and bicycle infrastructure, landscaping, signalization, drainage improvements as necessary, watershed BMPs, utility relocations, and access control improvements for approximately 3,700-ft. of the College Avenue corridor and the portion of Poplar Street from College Avenue to Green Acres Road. Improvements to the corridor will be consistent with the items identified in the 2021 School & College Avenues Programming document. . Surveys 2.1. Design Surveys Garver will utilize the previously performed LIDAR survey for designing the project. The LIDAR survey included sufficient topography for modeling the existing ground, buildings & other structures, streets, trees, visible utilities, and parking lots. Garver will conduct additional field surveys along the project site as appropriate for locating new improvements built since the original LIDAR survey and underground utilities marked by their owners and/or representatives and any other pertinent drainage infrastructure that may be present at and/or along the project site. Garver will establish control points for use during construction. 2.2. Property Surveys Garver will locate existing monumentation representing right of way and/or easements based on record data which will be provided by an abstractor under a subconsultant agreement with Garver for the portion of the project between Sycamore Street and just South of Township Street. For the remaining portion of the project, Garver will utilize City data and as -built plans to establish the existing right-of- way. 3. Geotechnical Services Geotechnical is not anticipated for the completion of the project and not included in this scope of services. 4. Coordination/Public Involvement/Design Meetings Garver will furnish plans to all known utility owners potentially affected by the project at preliminary & final stages of development. Garver will conduct individual coordination meetings as necessary among all known affected utility owners to enable them to coordinate efforts for any necessary utility relocations including the possibility of placing overhead utilities underground. Garver will include the surveyed locations of the observable and marked utilities in the construction plans. Garver will also include proposed and/or relocated utility information in the construction plans as provided by the utility companies. Garver will furnish both preliminary and final plans to the following agencies depending on the specific project regulatory requirements: ADEQ, COE, USFWS, and Department of Arkansas Heritage for their review and comment Appendix A - Scope of Services 1 of 10 25021052 College Ave. Phase 2 In addition to the coordination meetings with the City and other regulatory agencies, the following public meetings will be prepared for and attended: • Two (2) public involvement meetings o One NEPA required o One non-NEPA Public Meeting • Two (2) Transportation Committee meetings • One (1) Active Transportation Committee meeting • One (1) Arts Council meeting • Support of city staff led individual stakeholder meetings (up to 40 one -hour meetings). 5. Environmental Services 5.1. Environmental Data Collection As required by the National Environmental Policy Act (NEPA), project impacts to the social, economic, and natural environments will be assessed. To do this, Garver will develop an environmental study area and collect preliminary environmental data associated with the proposed project area for the below - listed resources. Environmental data will be assessed for social, economic, and environmental impacts associated with one build alternative: 1. Air Quality 2. Archeological and Historic Sites 3. Civil Rights/Title VI 4. Community 5. Economic 6. Federally Endangered and Threatened Species 7. Floodplains 8. Hazardous Materials, including Underground Storage Tanks 9. Land Use 10. Migratory Birds 11. Recreational Areas 12. Relocations 13. Secondary and Reasonably Foreseeable Impacts 14. Section 4(f) and 6(f) Properties 15. Terrestrial and Aquatic Communities 16. Traffic Noise Levels 17. Visual 18. Water Quality, including Public Drinking Supplies 19. Wetlands and Streams To aid data collection efforts, Garver will prepare and send out initial agency coordination letters and a project location map to the Arkansas Division of Environmental Quality (DEQ) NEPA division, Arkansas Department of Health, and the Arkansas Department of Parks, Heritage and Tourism. As the project is located in an urbanized area, coordination with the Natural Resources Conservation Service regarding the Farmland Protection Policy Act is not included in this scope of services. Coordination with other agencies is detailed below. 5.2. Cultural Resources and Historic Properties Garver will conduct a Phase I Cultural Resources Survey through a subconsultant contract consisting of state records research and an on -site Phase I archeological survey and historic structure survey of Appendix A - Scope of Services 2 of 10 25021052 College Ave. Phase 2 the study area, which is estimated to be approximately 16 acres. A Phase II Cultural Resources Survey and/or site monitoring/testing are beyond this scope of work. A Cultural Resources Survey Report will be prepared and Garver will submit it to the State Historic Preservation Officer (SHPO) requesting concurrence with the findings and Section 106 clearance for the single build alternative. Cultural resources clearance will be required for the final environmental documentation. Garver will provide a cultural resources impact evaluation and comparison for the NEPA document based on results of the Cultural Resources Survey for the single build alternative. Garver will prepare initial tribal coordination letters and an area of potential effect map for Federal Highway Administration (FHWA) review and distribution. Preparation of a Memorandum of Agreement, Programmatic Agreement, and/or Section 4(f) Evaluation is beyond this scope of work. 5.3. Biological Investigations Garver will conduct a wetland and stream delineation to determine the limits of all jurisdictional waters of the United States and potential jurisdictional wetlands within the project limits. The delineation will include one site visit for field evaluation and mapping of jurisdictional waters of the United States, including streams, in accordance with the regulatory guidance in effect on the date of notice to proceed. Each potentially jurisdictional feature will be mapped with a sub -meter GPS, which will be used to create shapefiles for use in determining avoidance and minimization of impacts. The delineation will utilize methodologies outlined in the U.S. Army Corps of Engineers (USACE) Wetland Delineation Manual of 1987 and applicable supplemental guidance published by the USACE for the project location. A letter report detailing the potentially jurisdictional waters and wetlands delineated within the project area will be prepared and submitted to the City for review (one round of comments will be addressed), then submitted to USACE. The submittal will include necessary documentation to obtain a Preliminary Jurisdictional Determination (PJD) and identification of the appropriate Section 404 permit type. Garver will contact the Arkansas Natural Heritage Commission (ANHC) and U.S. Fish and Wildlife (USFWS) to ensure all state and federally listed threatened and endangered species of concern are identified, as well as their habitat areas, to avoid/minimize impacts. This coordination will assist in providing guidelines from these agencies on existence, habitat, and mitigation. If suitable habitat for any listed threatened or endangered species is encountered, it may be necessary to survey for these species. Presence and absence surveys for any listed threatened or endangered species are not included as a part of this scope. Garver will prepare an informal Section 7 Consultation package to be submitted to USFWS. Formal consultation with USFWS is beyond this scope of work and would be considered extra work. 5.4. Hazardous/Regulated Materials Investigations Garver will prepare and send out an initial agency coordination letter to the DEQ regulated storage tank office requesting their review of the project area and comments regarding the proposed project. Garver will conduct a literature and database review of readily available and applicable state and federal regulatory agency databases, which will include at a minimum the following databases: CERCLA, NPL, Resource Conservation and Recovery Act (RCRA), regulated storage tanks, leaking regulated storage tanks, State Superfund, and City Solid Waste Landfills. Leaking storage tanks and RCRA sites are recorded within the project vicinity. Garver will conduct a visual survey to identify potential hazardous/regulated material sites in the vicinity of the proposed project. The results of these efforts will be documented in the Environmental Documentation. Appendix A - Scope of Services 3 of 10 25021052 College Ave. Phase 2 5.5. Public Involvement Garver will: • Prepare public involvement virtual displays for review by the City. • Conduct coordination necessary for a public meeting including: a. Developing the outreach and meeting materials. b. Publish and pay for postcard mailings, a Spanish public service announcement (PSA), and letters c. Provide Spanish translation for a PSA. • Prepare a synopsis of the public meeting; review and respond to public comments as needed; and submit Title VI report. A Location and/or Design Public Hearing is not anticipated and is excluded from the scope of services. It is anticipated that the public involvement meeting will meet all required public involvement criteria for the project. Garver will coordinate one (1) public involvement meeting for NEPA after 60% plans have been developed. In addition to the NEPA meeting, a separate non-NEPA public meeting will be coordinated jointly by the City and Garver. This meeting will be outside the formal environmental process and may be used to provide general project updates or gather community feedback at an earlier or separate stage. Logistics for the public meeting include the City coordinating the meeting date, time, and location. If the cost is tied to renting a meeting location, the City can coordinate completion of the rental agreement, and the City will be responsible for any signature and fee. Garver will provide staff to manage and attend the public involvement meeting. Garver will provide up to four staff members. Garver will develop the following outreach materials for review and approval. Garver will develop postcard mailings (Every Door Direct Mailing), a Spanish PSA, letters and emails to identified public officials and stakeholders, and a news release for the City to post on their website. The City will create and pay for newspaper display ads. The city will create social media posts. Garver will disseminate the postcards (EDDM), Spanish PSA, letters, and emails. The City will disseminate the newspaper display ads, social media posts, news release on the City's website, and announcements on the City's website. No Spanish Translation services for meeting materials are anticipated as needed. Garver will develop public meeting materials for review and approval to include sign -in sheets, map and project summary handouts, exhibit boards, roll plots, and comment forms. After the public involvement meeting and comment period has ended, Garver will provide a public meeting synopsis outlining the outreach plan, meeting materials, and a summary of public comments submitted. 5.6. Environmental Document Garver will prepare a Tier 3 Categorical Exclusion (CE) document that meets FHWA standards in accordance with NEPA for the proposed project. The CE document will summarize the proposed improvements, results of the public involvement meeting, and impacts associated with each of the resources listed in Section 5.1. The CE will only analyze one build alternative. An Environmental Assessment (EA) level document and a Finding of No Significant Impact (FONSI) are not anticipated to be required and are beyond this scope of work. Appendix A - Scope of Services 4 of 10 25021052 College Ave. Phase 2 Garver will submit the draft CE in electronic format for review by the City and FHWA and will perform revisions necessary to respond to comments. Garver anticipates addressing up to one round of comments from the City, and up to two rounds of comments from FHWA,. Garver will then submit the final document to FHWA for submittal to and approval. An electronic copy of the approved CE in PDF format will be provided to the City. Section 4(f) Evaluations (de minimis, Individual, or Programmatic), a conceptual stage relocation statement, a detailed visual impact memo, and/or a noise screening analysis are not included in this scope of services. If Section 4(f) parks would be impacted by the project, Garver assumes these impacts would be exempt from Section 4(f) requirements. 5.7. Environmental Permits and Special Provisions Garver will coordinate and obtain the below described federal and state permits and clearances necessary for environmental clearance to construct the proposed project in compliance with the applicable City, state, and federal regulations. Additionally, Garver will assist with development of contract Special Provisions regarding environmental resources to provide protection for environmentally sensitive areas or features. USACE Section 404 Nationwide Permit (NWP) The area of project impacts to jurisdictional waters, including wetlands and streams, will be determined to permit the project under Section 404 of the Clean Water Act. A USACE Section 404 NWP is anticipated to be required due to the potential presence of Sublett Creek within the study area. Garver will coordinate with the USACE regarding impacts to potentially jurisdictional waters of the United States and will assist in coordinating the issuance of a Section 404 NWP. A Section 404 Individual Permit and any mitigation planning beyond the requirements identified with a NWP are considered extra work. Garver will: A. Assist with USACE coordination for the issuance of the appropriate Section 404 NWP for project impacts within the study area. B. Compile a Section 404 NWP package that will include Form 6082 (NWP), impact determinations (acreage and linear feet) shown on aerial exhibits and/or design plan sheets, and functional value assessment or determining required wetland and/or stream mitigation credits. C. Locate a USACE-approved mitigation bank and coordinate with the City to purchase the USACE-approved number of wetland and/or stream mitigation bank credits (if needed). D. Coordinate issuance of Section 404 NWP. Individual water quality certification from DEQ is beyond the scope of work. Storm Water Pollution Prevention Plan (SWPPP) Garver will prepare a large site construction SWPPP in accordance with DEQ standards in order to obtain a National Pollutant Discharge Elimination System (NPDES) permit for the proposed project. The large site SWPPP will be submitted to DEQ for review and approval to obtain a construction site Notice of Coverage (NOC) for the project. Garver will pay the initial fee for the large site SWPPP ($200). For the SWPPP, Garver will: A. Review, comment on, and refine SWPPP design sheets produced DEQ standard requirements for site plans. B. Work with designers on selection of best management practices sediment control. C. Complete written SWPPP report per DEQ template. Short Term Activity Authorization (STAR) Appendix A - Scope of Services 5 of 10 by the Engineer to meet (BMPs) for erosion and 25021052 College Ave. Phase 2 A STAA is required by DEQ for any project that might cause a violation of Arkansas water quality standards. Garver will complete the STAA request, which includes crossing location(s), point of contact, acreage of disturbance, schedule, and work to be performed. Garver will coordinate the issuance of up to one (1) STAA with DEQ. Garver will pay the initial required fee, which is $150 per stream crossing ($150 total). Special Provisions Garver will prepare special provisions related to environmental commitments and protection. Garver's Environmental Staff will work with the Roadway Designers to ensure all environmental commitments and regulatory requirements are incorporated into project plans and contracts by use of plan sheet notes, general notes and special provisions. Close coordination will be maintained with FHWA to ensure that all aspects of the environmental process meet FHWA approval. This includes approval of deliverables and dates of delivery for each task. 6. Landscape Architecture Garver will subcontract with RDG Planning & Design for Landscape Architecture. The specific scope for these services is included in the attached scope of services provided by RDG Planning & Design. These items shall be made a part of these Appendix A Scope of Services. 7. Electrical/Lighting Design Garver will provide design services for vehicular and pedestrian lighting within the project area. This includes lighting for College Avenue, the associated sidewalks, and all roadway intersections. The design will be for continuous lighting of the roadway and sidewalk, with spacing matching the previous installations. Photometric analysis will not be provided. A site visit will be performed before design starts to verify all site conditions, including all existing electrical and lighting systems. This visit will also include a meeting with the utility, to verify proposed service points. Lighting will utilize the LED standard light fixtures currently installed along College Avenue to maintain visual consistency. Lighting will be powered from new electrical services, with the locations coordinated during design. Electrical circuits for the proposed lighting will be designed, utilizing one -line diagrams and voltage drop calculations to outline proposed circuitry. Light pole foundations will match depth and dimension for light poles currently along College Avenue. Structural analysis of the foundation will not be performed. Lighting foundations will be utilized from the Phase 1 plans. 8. Conceptual Design The conceptual design phase plan set will include typical sections, street plan & profiles, sidewalk/trail layouts, adjacent parking lot adjustments, intersection improvements, pavement markings, signal pole layouts, and an opinion of probable construction cost. This conceptual submittal will be for the purpose of coordinating the proposed improvements with the City and the utility companies and developing an order of magnitude cost estimate for the project. Garver will incorporate comments from the Owner in the Preliminary Design. Garver will proceed with Preliminary Design after the Conceptual Design is approved by the Owner in writing. 9. Preliminary Design Upon receiving written approval from City on Conceptual Design, Garver will begin Preliminary Design. In addition to the specific items listed in the Conceptual Design, the Preliminary Design phase submittal will include the following: Appendix A - Scope of Services 6 of 10 25021052 College Ave. Phase 2 • Miscellaneous Details • Demolition Plans • Drainage Plan and Profile Sheets • Driveway Profiles • Grading and Layout Plans • Pavement Marking and Signage Plans • Retaining Wall Layout • Cross Sections In addition, an opinion of probable construction cost will be submitted with the Preliminary Phase submittal. The preliminary design phase will represent approximately 60 percent of final construction contract plans. This submittal will not include technical specifications or "front end" contract documents. Garver will incorporate comments from the Owner on the Preliminary Design in the Final Design. Garver will proceed with Final Design after the Preliminary Design is approved by the Owner in writing. 10. Final Design Once Garver receives written approval from Owner on Preliminary Design, Garver will begin Final Design. During the final design phase of the project, Garver will conduct final design to prepare construction plans and specifications including final construction details and quantities, special provisions, and opinion of probable construction cost. In addition to the specific items listed in the Preliminary Design, the Final Design phase submittal will include the following: • Erosion Control Plans • Maintenance of Traffic Plans Garver will also make any needed plan changes as a result of the final field inspection and/or special easement acquisition considerations, and prepare the construction documents as required to advertise for bids. 11. Signalization Design A new traffic signal and pedestrian safety improvements will be designed at the College Avenue at Poplar Street intersection based on recommendations from the traffic study provided by the developer's engineer for the new junior high school. Pedestrian crossings with RRFB will be designed along College Avenue at the relocated Green Acres Road intersection. The Preliminary Design phase submittal will include the following for signalization: • Signal Detail Sheets • Signal Plan Sheets • Wiring Diagram Sheets • Charts Sheet Garver will incorporate comments from the Owner on the Preliminary Design in the Final Design. Appendix A - Scope of Services 7 of 10 25021052 College Ave. Phase 2 12. Property Acquisition Documents Garver will provide mapping as required for preparing Right of Way/Easement acquisition documents for the Owner's use in acquiring the property. Documentation will include individual tract maps with description of temporary and permanent acquisition for each property. The Owner will provide a standard easement acquisition document or "go-by" example for use by Garver. The fee for providing property acquisition documentation is based on permanent right of way and temporary construction easements for no more than 60 properties for College Avenue improvements. Property acquisition document preparation will begin after receiving the Owner's comments from the Preliminary Design review. 13. Water/Sewer Conceptual Design The Conceptual Design phase will include reviews of "as -built" drawings of the existing utilities and develop horizontal layouts of proposed utilities within the College Avenue right-of-way for approximately 5,200 feet, between East Sycamore Street and East Sunbridge Drive. Water line improvements will include abandoning the existing 8-inch cast iron and 6-inch asbestos cement lines and replacing them with a 12-inch PVC or ductile iron water line within College Avenue. Existing private service lines will be reconnected as required with termination at the existing meter locations. Sanitary sewer improvements will include abandoning the existing VCP sewer lines and replacing them with PVC or ductile iron lines sized per current regulations. Additional sewer upsizing evaluations will be completed by others and directed by the Owner. The Conceptual Design phase submittal will include plan views of the proposed improvements and an Opinion of Probable Construction Cost. This conceptual submittal will be for the purpose of coordinating the proposed improvements with the Owner and the utility companies and developing an order of magnitude cost estimate for the project. It will represent approximately 30% of final construction contract plans. 14. Water/Sewer Preliminary Design Once Garver receives written approval from the Owner on Conceptual Design, Garver will begin Preliminary Design. During the Preliminary Design phase, Garver will incorporate the Owner's comments on the horizontal alignments, develop vertical alignments for the public water and sewer lines, and identify service lines to be replaced or reconnected. The Preliminary Design phase submittal will include plan and profile sheets, and an Opinion of Probable Construction Cost. The Preliminary Design phase will represent approximately 60 percent of final construction contract plans. During this phase, initial meetings with Arkansas Department of Health (ADH) will be initiated to gather input. Garver will incorporate comments from the Owner and ADH in the Final Design. 15. Water/Sewer Final Design Once Garver receives written approval from Owner on Preliminary Design, Garver will begin Final Design. During the Final Design phase of the project, Garver will incorporate the Owner's comments and prepare construction plans, for one construction contract, including final construction details and quantities, special provisions, and an Opinion of Probable Construction Cost. Garver will also make any needed plan changes as a result of the final review and/or special easement acquisition considerations and prepare the construction documents as required to advertise for bids. The final design phase will represent approximately 90 percent of the final construction contract plans. During this phase, Garver will submit drawings and cost estimate to ADH for approval. Garver will incorporate comments from the Owner and ADH in the bidding documents. Appendix A - Scope of Services 8 of 10 25021052 College Ave. Phase 2 16. Bidding Services During the bidding phase of the project, Garver will perform the following to be bid under this agreement: A. Prepare and submit Advertisement for Bids for publication as directed by the Owner. Owner will pay advertising costs outside of this contract. B. Support the contract documents by preparing addenda as appropriate. C. Participate in pre -bid meeting if necessary. D. Attend the bid opening. E. Evaluate bids and recommend award. F. Prepare construction contracts. 17. Construction Phase Services Construction Phase services are currently excluded from the scope of services but may be added at a future date by amendment. 18. Project Deliverables The following will be submitted to the Owner, or others as indicated, by Garver: A. Digital copy of the Environmental NEPA Document. B. Public Involvement Exhibits. C. Digital copy of the Conceptual Design plans with opinion of probable construction cost. D. Digital copy of the Preliminary Design plans with opinion of probable construction cost. E. Digital copy of the Preliminary Plans to each potentially affected utility company. F. Digital copy of the Final Design plans with opinion of probable construction cost. G. Three hard copies of the revised Final Design with opinion of probable construction cost. H. Digital copy of the revised Final Plans to each potentially affected utility company. I. Three hard copies of the Final Plans and Specifications to the Contractor. J. Digital copies of the right-of-way and/or easement acquisition documents. K. Electronic files as requested. 19. Extra Work The following items are not included under this agreement but will be considered as extra work: A. Redesign for the Owner's convenience or due to changed conditions after previous alternate direction and/or approval. B. Submittals or deliverables in addition to those listed herein. C. Geotechnical Services including pavement design. D. ARDOT Survey/Drawings. E. Design of a new Sublett Creek Crossing of College Avenue. F. Construction phase services. G. Environmental Handling and Documentation beyond what is specified in the scope of services. H. Development of a HEC-RAS and HEC-HMS models for Sublett Creek. Coordination with FEMA and preparation/submittal of a CLOMR and/or LOMR. I. Location and/or Design Public Hearing. J. Preparation of an Environmental Assessment and Finding of No Significant Impact NEPA document. K. Preparation of a conceptual stage relocation statement. L. Preparation of a detailed visual impact memorandum M. Preparation of a noise screening analysis. N. Preparation of a Biological Assessment per Section 7 of the Endangered Species Act. O. An Individual Section 404 Permit. P. Phase II Cultural Resources Survey or site monitoring/testing. Appendix A - Scope of Services 9 of 10 25021052 College Ave. Phase 2 Q. An Individual, Programmatic, or de minimis Section 4(f) Evaluation. Extra Work will be as directed by the Owner in writing for an addition fee as agreed upon by the Owner and Garver. 20. Schedule Garver shall begin work under this Agreement within ten (10) days of a Notice to Proceed and shall complete the work in accordance with the schedule below: Phase Description Calendar Days Surveys — Topographic and Property 80 days from Notice to Proceed NEPA Documentation 150 days from approval of Preliminary Design Conceptual Design 60 days from completion of Survey Preliminary Design 75 days from approval of Conceptual Design Final Design 60 days from approval of Preliminary Design Property Acquisition Documents 70 days from approval of Preliminary Design Appendix A - Scope of Services 10 of 10 25021052 College Ave. Phase 2 RDg*90 PLANNING • DESIGN Scope of Services College Avenue Streetscape- Sycamore to Township Fayetteville, Arkansas July 8th, 2025 3004.140.03 This scope of services has been developed to assist the City of Fayetteville and Garver Engineering with the College Avenue Streetscape — Sycamore to Township project as outlined below and the attached time task analysis. This scope includes creating separate construction documentation packages based on federal funding. RDG will provide landscape architecture and graphic design services as required. Performance Engineering will be a subconsultant to RDG and provide structural engineering services as required. TASK 1. General Project Meetings 1. Progress Meetings a. RDG will attend progress meetings as deemed necessary by Garver. These meetings will be done virtually. 2. Stakeholder Meetings a. RDG will attend stakeholder meetings via videoconferencing as deemed necessary by Garver. This includes meetings with transit providers. 3. Review Meetings a. RDG will attend review meetings to receive the City's review comments from the submittals. These meetings will be via videoconferencing. RDG has included 3 review meetings in the scope. 4. Transportation and Arts Council committee meetings a. RDG will attend up to two Transportation Committee meetings and one Arts Council Committee meeting via videoconferencing RDG Planning & Design 1302 Howard St. Tel 402.392.0133 Omaha, Nebraska 68102 www.rdgusa.com page 2 TASK 2. Conceptual Design — 30% drawings During this project phase, the RDG team will: 1. Prepare various design alternatives for the recommended improvements resulting from the programming phase and prepare a 30% complete plan set that illustrates the basis of the improvements to be made. 2. Assist the engineer with a 30% OPC. 3. Develop the conceptual landscape plan, and asses the need for green infrastructure along College Avenue from Sycamore to Township. 4. Prepare a 30% preliminary layout plan for all back of curb items including sidewalks, landscape areas, and site amenities. 5. Place streetscape amenities to be included along the street. This includes but is not limited to bus shelters, benches, trash receptacles, planters and placemaking features. An additional placemaking feature outside of the medians will be located at Green Acres Road and College Avenue. 6. Conduct a 30% complete QA/QC of the plan set and OPC. 7. Conduct a 30% complete review meeting and project walk-through with City staff to review the street layout and landscape plan. 8. Revise the 30% conceptual plans based on comments from the review meeting and project walk- through to be used for the stakeholder group meeting. 9. Attend public open house meeting in person. RDG Planning & Design 1302 Howard Street Tel 402.392.0133 Omaha, Nebraska www.rdgusa.com page 3 TASK 3. Preliminary Design Phase- 60% drawings During this project phase, the RDG team will: Objective: Review feedback from the plan -in -hand walk-through, City comments, and group stakeholder meeting comments to prepare a 60% complete plan set that illustrates the basis of the improvements to be made. 1. Assist Garver with the advancement of the street and sidewalk design into preliminary design. 2. Develop the landscape plan based on the selected alternative from the conceptual design. Develop green infrastructure plan if approved from the Concept phase. 3. Prepare a 60% preliminary layout plan for all back of curb items including sidewalks, landscape areas, and site amenities. 4. Coordinate placement of streetscape amenities to be included along the street. This includes but is not limited to bus shelters, benches, trash receptacles, planters and gateway features. An additional placemaking feature outside of the medians will be located at Green Acres Road and College Avenue. 5. Create site details that are critical to understanding and price implications for both landscape and hardscape items. 6. Assist Garver with street light locations. 7. Assist Garver with the development of a grading plan. 8. Prepare an outline of technical specifications. 9. Provide to Garver an OPC of items documented by RDG to be included in a 60% complete engineer's OPC. 10. Conduct a 60% complete QA/QC of plans prepared by RDG. 11. Conduct a 60% complete review meeting with City staff to review the preliminary design documents. 12. Revise the 60% conceptual plans based on comments from the review meeting to be used for the public open house. 13. Attend 60% public open house meeting in Fayetteville. TASK 4. Final Design — 90% and 100% Drawings During this project phase the RDG team will: Objective: During the 90% and 100% complete design process we will incorporate any final comments and details into the project plans and prepare for final production. 1. Revise designs based on 60% complete comments received. 2. Finalize the design for the landscape architectural improvements. 3. Review constructability of improvements and design temporary measures to allow for the construction of the improvements at all project areas while keeping businesses and residences accessible. 4. Prepare a 90% complete OPC. RDG Planning & Design 1302 Howard Street Tel 402.392.0133 Omaha, Nebraska www.rdgusa.com page 4 5. Conduct an internal 90% complete QA/QC review of the plan set and OPC. 6. Attend a 90% complete review meeting with City staff to review the 90% complete plan set and OPC. Objective: The objective during this task is to finalize and sign and seal the plan by a Professional Engineer and specification documents in preparation for bidding and negotiation. 7. Deliverables: Deliverables for this task include three (3) sets of final plans on 11 "x17" paper and electronically in pdf format. The drawing CAD files will be provided in *.dwg format. 8. Receive 90% complete comments and revise plans and specifications. 9. Create construction document set and sign and seal by engineers and landscape architect registered in the State of Arkansas. 10. Submit final drawing files in AutoCAD 2017 format (.dwg) to Garver for use by the City. TASK 5. Bidding Phase Objective: Solicit bidders and assist in obtaining construction bids according to state statutes. After written authorization to proceed with the Bidding phase, the RDG team will: 1. Provide clarifications throughout the bidding period on the back of curb items documents by the RDG team. 2. Attend a pre -bid meeting in Fayetteville if needed. Fee for Services RDG Planning & Design 1302 Howard Street Tel 402.392.0133 Omaha, Nebraska www.rdgusa.com page 5 TASK 1 - Project Meetings — Landscape Architecture TASK 2 — Conceptual Design- 30% Landscape Architecture TASK 3 — Preliminary Design — 60% Landscape Architecture Graphic Design Structural Engineering TASK 4 — Final Design — 90% and 100% Landscape Architecture Graphic Design Structural Engineering TASK 5 — Bidding Landscape Architecture Structural Engineering Estimated Reimbursables $ 5,775 $ 5,775 $13,430 $13, 430 $43,945 $36,785 $ 1,440 $ 5,720 $26,730 $19, 570 $ 1,440 $ 5,720 $ 3,865 $3, 205 $ 660 $ 3,790 Total fee $ 97,535 Project Schedule — As defined by Garver Engineering Scope Exclusions Excluded from this scope of services are the following: 1. Construction contract administration 2. Permitting 3. LEED documentation services 4. Rezoning and/or zoning waivers deemed necessary by the planning department RDG Planning & Design 1302 Howard Street Tel 402.392.0133 Omaha, Nebraska www.rdgusa.com page 6 5. Public utility extensions 6. Construction testing 7. Irrigation design (Performance specification will be provided) 8. Stormwater detention design 9. Arboriculture RDG Planning & Design 1302 Howard Street Tel 402.392.0133 Omaha, Nebraska www.rdgusa.com ;GARVE:R Appendix B City of Fayetteville College Avenue Phase 2 Garver Hourly Rate Schedule: July 2025 - June 2026 Classification Rates Engineers / Architects E-1 $ 141.00 E-2 $ 164.00 E-3 $ 188.00 E-4 $ 220.00 E-5 $ 268.00 E-6 $ 329.00 E-7 $ 457.00 Planners P-1 $ 170.00 P-2 $ 213.00 P-3 $ 265.00 P-4 $ 296.00 P-5 $ 333.00 Designers D-1 $ 128.00 D-2 $ 146.00 D-3 $ 174.00 D-4 $ 208.00 D-5 $ 256.00 Technicians T-1 $ 103.00 T-2 $ 124.00 T-3 $ 151.00 T-4 $ 195.00 Surveyors S-1 $ 63.00 S-2 $ 84.00 S-3 $ 113.00 S-4 $ 161.00 S-5 $ 203.00 S-6 $ 237.00 S-7 $ 280.00 S-8 $ 353.00 2-Man Crew (Survey) $ 244.00 3-Man Crew (Survey) $ 305.00 2-Man Crew (GPS Survey) $ 301.00 3-Man Crew (GPS Survey) $ 374.00 Construction Observation C-1 $ 122.00 C-2 $ 152.00 C-3 $ 186.00 C-4 $ 240.00 C-5 $ 289.00 Agreement for Professional Services College Avenue Phase 2 Classification Rates Resource Specialists RS-1 $ 113.00 RS-2 $ 149.00 RS-3 $ 211.00 RS-4 $ 290.00 RS-5 $ 362.00 RS-6 $ 446.00 RS-7 $ 498.00 Environmental Specialists ES-1 $ 113.00 ES-2 $ 142.00 ES-3 $ 181.00 ES-4 $ 214.00 ES-5 $ 269.00 ES-6 $ 345.00 ES-7 $ 431.00 ES-8 $ 487.00 Project Controls PC-1 $ 115.00 PC-2 $ 152.00 PC-3 $ 194.00 PC-4 $ 248.00 PC-5 $ 303.00 PC-6 $ 392.00 PC-7 $ 491.00 Management / Administration AM-1 $ 82.00 AM-2 $ 104.00 AM-3 $ 145.00 AM-4 $ 186.00 AM-5 $ 227.00 AM-6 $ 295.00 AM-7 $ 378.00 M-1 $ 552.00 Garver Project No. 2501052 Appendix B City of Fayetteville College Avenue Phase 2 FEE SUMMARY Tifla I Sarvina - rnllana Ava - Svramnra Sf fn Tnwnchin Sf FsfimntPrl FPPc Surveying - College Ave. Subtotal $ 122,920.00 Project Management $ 4,739.00 Topographic Survey $ 22,778.00 Property Survey $ 71,300.00 Expenses $ 1,403.00 Utility Locates (ARKUPS) $ 4,700.00 Property Title WACO 18 000.00 Environmental Services Subtotal $ 66,400.00 NEPA Permitting (Garver) $ 53,257.00 Expenses $ 3,993.00 Cultural Resources Flat Earth Archeology, LLC 9,150.00 Public Involvement/Design Meetings Subtotal $ 40,500.00 Garver $ 34,725.00 RDG 5,775.00 Conceptual Design Subtotal $ 32,930.00 Civil Engineering (Garver) $ 19,500.00 Landscape Architecture RDG 13 430.00 Preliminary Design Subtotal $ 103,645.00 Civil Engineering (Garver) $ 59,700.00 Landscape Architecture Structural for Placemakin Features RDG 43 945.00 Final Design Subtotal $ 91,020.00 Civil Engineering (Garver) $ 60,500.00 Landscape Architecture Structural for Placemakin Features RDG 3052000 Si nalization Desi n uo a 38 700.00 Electrical/Lighting Design Subtotal $ 35,300.00 Conceptual Design $ 7,341.00 Preliminary Design $ 19,335.00 Final Design $ 8,556.00 Expenses 68.00 Prooertv Ac uisition Subtotal $ 48 000.00 Bidding Services Subtotal $ 9,565.00 Garver $ 5,700.00 RDG 3,865.00 buDtotal Tor L;oiiege Ave. - Jycamore ,t. to I ownsnlp bt. b otsts,utfUAu Title I Service - Water and Sewer Desi n Estimated Fees Project Management 13,045.00 Conceptual Design $ 42,772.00 Preliminary Design $ 66,902.00 Final Design $ 39,638.00 Bidding $ 6,164.00 Topographic Survey $ - Property Survey $ - Property Acquisition $ 23,752.00 Property Title (WACO) $ - Permitting $ 6,108.00 Ex enses 299.00 Subtotal for Water and Sewer Design $ 198,680.00 Total for Title I Services $ 787,660.00 L:\2025\T21-2501052 - College Ave Phase 2\Contracts\Client\Draft\2025-07-10 Exhibit B - Garver Fee Spreadsheet - Lump Sum or Hourly Appendix B City of Fayetteville College Avenue Phase 2 SURVEYS WORK TASK DESCRIPTION S-5 S-4 S-3 2-Man Crew (Survey) $203.00 $161.00 $113.00 $244.00 hr hr hr hr 1. Project Management Administration and Coordination 16 Quality Control Review 8 Submittals to Client 1 Subtotal - Project Management 17 8 0 0 2. Topographic Survey Establish Horizontal and Vertical Control Points 2 8 Utility Locates (New Utilities not in MCE Survey) 30 Topographic Surveys 20 Data Processing/Preparation 30 30 Subtotal -Topographic Survey 2 30 30 58 3. Property Surveys Dilligence and Research 8 Establish Existing Right of way 4 20 Property Surveys (60 Max) 20 160 Data Processing/Preparation 20 100 40 Subtotal - Property Surveys 24 128 60 160 Hours 43 166 90 218 Salary Costs $8,729.00 $26,726.00 $10,170.00 $53,192.00 SUBTOTAL - SALARIES: DIRECT NON -LABOR EXPENSES Travel Costs $1,403.00 $98,817.00 SUBTOTAL - DIRECT NON -LABOR EXPENSES: $1,403.00 SUBTOTAL: $100,220.00 SUBCONSULTANTS FEE (Waco Title Research): $18,000.00 SUBCONSULTANTS FEE (ARKUPS): $4,700.00 TOTAL FEE: $122,920.00 Appendix B City of Fayetteville College Avenue Phase 2 ENVIRONMENTAL SERVICES WORK TASK DESCRIPTION ES-3 ES-1 ES-4 ES-2 ES-4 ES-1 E-2 ES-6 $181.00 $113.00 $214.00 $142.00 $214.00 $113.00 $164.00 $345.00 hr hr hr hr hr hr hr hr 1. Environmental Data Collection 1. Air Quality 1 2. Archeological and Historic Sites 2 3. Civil Rights/Title VI 1 4. Community 1 5. Economic 1 6. Federally Endangered/Threatened Spp 1 7. Floodplains 2 1 8. HazMat and USTs 2 2 1 9. Land Use 1 10. Migratory Birds 2 11. Recreational Areas 1 12. Relocations 2 13. Secondary and Reasonably Foreseeable 2 14. Section 4(f) and 6(f) Properties 1 2 15. Terrestrial and Aquatic Communities 2 16. Traffic Noise Levels 1 17. Visual 1 18. Water Quality and Drinking Supplies 1 19. Wetlands and Streams 1 1 Coordination Letters to 3 Agencies (DEQ NEPA, Park 1 4 Project Map for Agency Coordination 4 1 Subtotal - Environmental Data Collection 8 31 1 3 0 0 0 0 2. Cultural Resources and Historic Properties Subconsultant coordination and contracting 4 Phase I Arch. Report QC 1 Historic Structures Report QC 2 FHWA Coordination & Sec 106 Clearance 4 Initial Tribal Coordination Letters & Map 1 8 1 4 Properties 12 8 1 4 0 0 0 0 3 Biological Investigations Wetland and Stream Delineation Fieldwork 2 6 Delineation epo an , maps, s, pies, weather) 1 29 Delineation Report QC & Revisions 2 4 2 PJD Request 1 2 ANHC Data Coordination 1 2 USFWS IPaC List 1 Section 7 Consultation Pkg (bd, Keys, & QC) 2 8 Subtotal - Biological Investigations 9 52 2 0 0 0 0 0 4. Hazardous Materials Investigations RST Coordination Letter and Follow Up 6 2 Database Review and Field Check 2 6 Subtotal - Hazardous Materials Investigations 8 8 0 0 0 0 0 0 S. Public Involvement Coordination with PI Team 4 4 24 Prepare meeting materials 2 26 Coordination for NEPA Public Meeting 2 40 NEPA Public Meeting 3 9 Synopsis 2 8 QA/QC 4 8 Subtotal - Public Involvement 7 0 0 0 14 106 9 0 6. Environmental Document Draft Tier 3 CE and Attachments 20 2 1 Internal QC 1 2 Preparation of Environmental Checklist 1 2 Preparation of Roadway Design Form 1 3 2 Addressing FHWA Comments (2 rounds) 6 2 1 Subtotal - Environmental Document 29 9 0 0 1 0 0 2 1 4 Appendix B City of Fayetteville College Avenue Phase 2 ENVIRONMENTAL SERVICES WORK TASK DESCRIPTION ES-3 ES-1 ES-4 ES-2 ES-4 ES-1 E-2 ES-6 $181.00 $113.00 $214.00 $142.00 $214.00 $113.00 $164.00 $345.00 hr hr hr hr hr hr hr hr 7. Environmental Permits and Special Provisions USACE Section 404 NWP 2 16 1 Storm Water Pollution Prevention Plan (SWPPP) 1 16 2 Short Term Activity Authorizations (STAAs) 1 8 Special Provisions 5 5 1 2 Provisions 9 45 2 0 0 0 0 2 Hours 82 153 6 7 14 106 11 6 Salary Costs $14,842.00 $17,289.00 $1,284.00 $994.00 $2,996.00 $11,978.00 $1,804.00 $2,070.00 SUBTOTAL - SALARIES: $53,257.00 DIRECT NON -LABOR EXPENSES Meeting exhibit boards $500.00 Printing (8 1/2 x 11 B&W) $194.00 Postcards direct mailing/EDDM (2 mi. radius) $2,000.00 Mailings $25.00 PSA (La Zeta 95.7 FM) $200.00 Roll Plot $500.00 SWPPP Fee ($200 each) $200.00 GPS Equipment $80.00 STAA Fee (1 max at $150 each) $150.00 ANHC Data Request Fee $50.00 Bio. Field Supplies (water, meal, bug spray; 2 people) $66.00 Bio. Travel Costs (40 miles roundtrip) $28.00 SUBTOTAL - DIRECT NON -LABOR EXPENSES: $3,993.00 SUBTOTAL: $57,250.00 SUBCONSULTANTS FEE (FEA Cultural Resources Survey): $9,150.00 TOTAL FEE: $66,400.00 Appendix B City of Fayetteville College Avenue Phase 2 PUBLIC INVOLVEMENT/DESIGN MEETINGS WORK TASK DESCRIPTION E-4 E-2 E-1 T-2 P-2 ES-4 ES-1 $220.00 $164.00 $141.00 $124.00 $213.00 $214.00 $113.00 hr hr hr hr hr hr hr 1. Design Meetings Kick -Off Meeting 1 1 1 Progress Meetings 4 4 Stakeholder Meetings (N College 41 property owner contacts) 8 40 40 Review Meetings 4 4 Transportation Committee Meetings (2 each) 2 2 Arts Council Meetings (1 each) 2 1 2 Active Transportation Committee Meeting (1 each) 2 1 Subtotal - Design Meetings 23 4 49 0 43 0 0 2. Public Involvement Coordination with PI Team 1 2 12 Prepare Exhibits 8 8 12 Synopsis 2 16 QA/QC 2 8 Public Involvement Meeting (1 Non-NEPA) 3 3 3 3 Subtotal - Public Involvement 6 3 15 8 3 8 40 Hours 29 7 64 8 46 8 40 Salary Costs $6,380.00 S1.148.00 $9,024.00 $992.00 $9,798.00 $1,712.00 $4,520.00 SUBTOTAL - SALARIES: $33,574.00 DIRECT NON -LABOR EXPENSES Meeting exhibit boards $500.00 Printing (8 1/2 x 11 B&W) $60.00 Roll Plot $489.00 Hand -delivered flyers = 300 mi at a 0.70 rate $0.00 Travel Costs $102.00 SUBTOTAL - DIRECT NON -LABOR EXPENSES: $1,151.00 SUBTOTAL: $34,725.00 SUBCONSULTANTS FEE: $0.00 TOTAL FEE: $34,725.00 Appendix B City of Fayetteville College Avenue Phase 2 CONCEPTUAL DESIGN WORK TASK DESCRIPTION E-4 E-2 E-1 T-2 $220.00 $164.00 $141.00 $124.00 hr hr hr hr 1. Project Management Administration and Coordination 2 Quality Control Review 6 Submittals to Client 1 Subtotal - Project Management 9 0 0 0 2. Civil Engineering Cover Sheet 1 1 General Notes, Index, and Legend 1 1 Typical Sections 8 4 General Site Layout and Survey Control 2 6 Plan & Profile Sheets 4 30 24 Intersection Improvements 4 8 4 Driveway/Parking Lot Improvements 8 8 Utility Coordination 2 Quantities 1 6 Opinion of Probable Construction Cost 1 4 Subtotal - Civil Engineering 0 1 10 1 70 1 48 Hours 10 70 48 Salary Costs $1,980.00 $1,640.00 $9,870.00 $5,952.00 SUBTOTAL - SALARIES: $19,442.00 DIRECT NON -LABOR EXPENSES Travel Costs $58.00 SUBTOTAL - DIRECT NON -LABOR EXPENSES: $58.00 i•Y11:1 CN /_1 Ri SUBCONSULTANTSFEE: $19,500.00 $0.00 TOTAL FEE: $19,500.00 Appendix B City of Fayetteville College Avenue Phase 2 PRELIMINARY DESIGN WORK TASK DESCRIPTION E-4 E-2 E-1 T-2 $220.00 $164.00 $141.00 $124.00 hr hr hr hr 1. Project Management Administration and Coordination 4 Quality Control Review 12 Submittals to Client 2 Subtotal - Project Management 18 0 0 0 2. Civil Engineering Cover Sheet 1 1 General Notes, Index, and Legend 1 1 Typical Sections 4 4 General Site Layout and Survey Control 2 2 Miscellaneous Details 1 4 12 12 Demolition Plans 8 4 College Ave. Plan & Profile Sheets 12 40 40 Green Acres Rd. Plan & Profile Sheets 2 8 4 Poplar St. Plan & Profile Sheets 4 4 4 Drainage Plan & Profile Sheets 4 24 16 Driveway Profiles 2 8 4 Grading and Layout Plans 4 40 16 Pavement Marking and Signage Plans 2 8 8 Cross Sections 2 24 16 Coordination with Utility Companies 4 4 Coordination and Meetings with Owner 4 4 4 Quantities 2 8 Opinion of Probable Construction Cost 2 4 Subtotal - Civil Engineering 5 48 204 132 3. Structural Engineering Retaining Wall Layout 4 4 Subtotal - Structural Engineering 4 0 4 0 Hours 27 48 208 132 Salary Costs $5,940.00 $7,872.00 $29,328.00 $16,368.00 SUBTOTAL - SALARIES: $59,508.00 DIRECT NON -LABOR EXPENSES Travel Costs $192.00 SUBTOTAL - DIRECT NON -LABOR EXPENSES: $192.00 SUBTOTAL: SUBCONSULTANTSFEE: $59,700.00 $0.00 TOTAL FEE: $59,700.00 Appendix B City of Fayetteville College Avenue Phase 2 FINAL DESIGN WORK TASK DESCRIPTION E-4 E-2 E-1 T-2 $220.00 $164.00 $141.00 $124.00 hr hr hr hr 1. Project Management Administration and Coordination 4 Quality Control Review 8 Submittals to Client 1 Subtotal - Project Management 13 0 0 0 2. Civil Engineering Cover Sheet 1 General Notes, Index, and Legend 2 Typical Sections 4 4 General Site Layout and Survey Control 1 1 Micellaneous Details 8 8 Erosion Control Plans 6 4 Maintenance of Traffic Plans 1 2 24 16 Demolition Plan 8 4 College Ave. Plan & Profile Sheets 8 40 40 Green Acres Rd. Plan & Profile Sheets 2 8 4 Poplar St. Plan & Profile Sheets 4 8 8 Drainage Plan & Profile Sheets 8 24 12 Driveway Profiles 4 4 Grading and Layout Plans 4 24 12 Pavement Marking and Signage Plans 2 4 4 Cross Sections 2 12 8 Coordination with Utility Companies 4 4 Coordination and Meetings with Owner 4 4 Quantities 2 8 Opinion of Probable Construction Cost 1 2 4 Specifications/Contract Documents 12 8 Subtotal - Civil Engineering 6 56 199 132 3. Structural Engineering Retaining Wall Layout/Elevations 4 8 4 Subtotal - Structural Engineering 4 0 8 4 Hours 23 56 207 136 Salary Costs $5,060.00 $9,184.00 $29,187.00 $16,864.00 SUBTOTAL - SALARIES: DIRECT NON -LABOR EXPENSES Document Printing/Reproduction/Assembly $105.00 Travel Costs $100.00 $60,295.00 SUBTOTAL - DIRECT NON -LABOR EXPENSES: $205.00 SUBTOTAL: SUBCONSULTANTSFEE: $60,500.00 $0.00 TOTAL FEE: $60,500.00 Appendix B City of Fayetteville College Avenue Phase 2 ELECTRICAL/LIGHTING DESIGN WORK TASK DESCRIPTION E-6 E-5 E4 E-3 E-1 T-2 AM-3 $329.00 $268.00 $220.00 $188.00 $141.00 $124.00 $145.00 hr hr hr hr hr hr hr 1. Conceptual Coordinate Lighting Standards 2 2 2 Electrical Infrastructure Design 1 2 Lighting Layout Plans (4 Sheets) 1 2 4 8 Quantity Calculations 1 2 Engineer's Estimate of Probable Cost 2 2 Internal Meetings 1 1 1 External Meetings 1 1 1 QA/QC 1 1 2 4 Subtotal -Conceptual 1 1 1 11 0 16 12 4 2. Preliminary Site Visit 3 3 Utility Coordination 2 4 Electrical Infrastructure Design 2 4 Voltage Drop Calculations 1 4 Lighting Legend Sheet (1 Sheet) 1 2 4 Lighting Installation Plans (4 Sheets) 1 2 8 12 Lighting Details (4 Sheets) 1 2 8 Lighting One -Line Diagrams (1 Sheet) 1 4 2 Conflict Coordination 2 2 Quantity Calculation Updates 1 4 Engineer's Estimate of Probable Cost Updates 2 2 Internal Meetings 1 2 2 2 External Meetings 2 2 2 Special Provision/Specifications 1 4 QA/QC 2 2 4 8 2 Subtotal - Preliminary 2 3 1 28 0 47 34 6 3. Final Utility Coordination 1 2 Electrical Infrastructure Design 1 2 Voltage Drop Calculations 2 Lighting Legend Sheet (1 Sheet) 1 2 Lighting Installation Plans (4 Sheets) 1 1 4 8 Lighting Details (4 Sheets) 1 4 Lighting One -Line Diagrams (1 Sheet) 1 2 Conflict Coordination 1 1 Quantity Calculation Updates 2 Engineer's Estimate of Probable Cost Updates 2 Internal Meetings 1 1 Special Provision/Specifications Updates 2 QA/QC 2 1 2 4 Subtotal - Final 12 1 1 1 13 1 0 1 18 1 18 1 0 Hours 5 5 52 0 81 64 10 Salary Costs $1,645.00 $1,340.00 $11,440.00 $0.00 $11,421.00 $7,936.00 $1,450.00 SUBTOTAL - SALARIES: $35,232.00 Document Printing/Reproduction/Assembly $18.00 Postage/Freight/Courier Travel Costs $50.00 SUBTOTAL - DIRECT NON -LABOR EXPENSES: $68.00 SUBTOTAL: $35,300.00 SUBCONSULTANTS FEE: $0.00 TOTAL FEE: $35,300.00 Appendix B City of Fayetteville College Avenue Phase 2 SIGNALIZATION DESIGN WORK TASK DESCRIPTION E-6 E-5 E-3 E-1 $329.00 $268.00 $188.00 $141.00 hr hr hr hr 1. Preliminary (1 Signal, 1 RRFB) Site Visit 4 Traffic Signal Notes 0.5 1 1 Signal Detail Sheets 0.5 1 4 Signal Plan Sheets 2 4 60 Wiring Diagram Sheet 1 2 4 Charts Sheet 1 2 4 Summary of Quantities 1 2 6 Opinion of Probable Construction Cost 1 2 2 RRFB Design 4 8 12 Evaluation of Traffic Study 1 8 8 QA/QC 8 Subtotal - Preliminary (1 Signal, 1 RRFB) 9 11 34 101 2. Final (1 Signal, 1 RRFB) Signal Plan Updates 0.5 4 36 RRFB Updates 0.5 4 8 Quantity Updates 0.5 2 4 Standards and Specifications 1 2 4 Update OPCC 0.5 1 1 QA/QC 4 Subtotal - Final (1 Signal, 1 RRFB) 4 3 13 53 Hours 13 14 47 154 Salary Costs $4,277.00 $3,752.00 $8,836.00 $21,714.00 SUBTOTAL - SALARIES: $38,579.00 DIRECT NON -LABOR EXPENSES Travel Costs $121.00 SUBTOTAL - DIRECT NON -LABOR EXPENSES: $121.00 SUBTOTAL: 411 K97 4&1110f_1.1&2a4 A $38,700.00 $0.00 TOTAL FEE: $38,700.00 Appendix B City of Fayetteville College Avenue Phase 2 BIDDING SERVICES WORK TASK DESCRIPTION E-4 E-2 E-1 T-2 $220.00 $164.00 $141.00 $124.00 hr hr hr hr 2. Civil Engineering Coordinate with City Purchasing Division 4 Addendums/Inquiries 8 2 4 Pre -Bid Meeting 2 2 2 Bid Opening 1 Prepare bid tabulation - Not Applicable Evaluate bids and recommend award 2 Prepare construction contracts 2 Notice to Proceed 1 Subtotal - Civil Engineering 2 20 4 4 Hours 20 4 Salary Costs $440.00 $3,280.00 $564.00 $496.00 SUBTOTAL - SALARIES: $4,780.00 DIRECT NON -LABOR EXPENSES Document Printing/Reproduction/Assembly $850.00 Travel Costs $70.00 SUBTOTAL - DIRECT NON -LABOR EXPENSES: $920.00 SUBTOTAL: $5,700.00 SUBCONSULTANTS FEE: $0.00 TOTAL FEE: $5,700.00 Appendix B City of Fayetteville College Avenue Phase WATER AND SEWER DESIGN WORK TASK DESCRIPTION E-5 E-4 E-1 S-5 S-4 S-3 2-Man Crew (Survey) D-1 $268.00 $220.00 $141.00 $203.00 $161.00 $113.00 $244.00 $128.00 1. Project Management Kickoff Meeting 3 4 1 0 Client Coordination (emails, non -progress meetings) 8 24 16 0 Site Visit 2 2 4 0 Subtotal - Project Management 13 30 21 0 2. Conceptual Design General Sheets 0 1 4 8 Water Line Layout 0 8 32 60 Sewer Line Layout 0 8 32 60 Details 0 0 0 0 OPCC Class III 1 2 8 4 Record Drawing Research 2 16 24 0 Quality Control Review 8 8 0 Subtotal - Conceptual Design 11 35 108 132 3. Preliminary Design General Sheets 0 2 1 4 8 Water P&P 2 12 60 120 Sewer P&P 2 12 60 120 Specifications 0 0 0 0 Details 0 1 2 4 OPCC Class II 1 2 8 4 Quality Control Review 12 16 16 Subtotal - Preliminary Design 17 29 150 272 4. Final Design General Sheets 0 1 8 12 Water P&P 0 2 40 60 Sewer P&P 0 2 16 40 Specifications 1 4 8 0 Details 1 1 2 2 OPCC Class 1 1 2 8 4 ADH & ArDOT Coordination 0 4 8 16 Quality Control Review 12 16 0 Subtotal - Final Design 15 16 106 134 5. Bidding Addenda/Inquiries 1 6 1 6 4 Pre -Bid Meeting 0 4 4 0 Bid Opening 0 2 2 0 Bid Tabulation and Recommendations 1 1 4 0 Subtotal - Bidding 2 13 16 4 6. Topographic Survey - N/A Establish Horizontal and Vertical Control Points Utility Locates (New Utilities not in MCE Survey) Topographic Surveys Data Processing/Preparation Subtotal - Topographic Survey - N/A 0 0 0 1 0 1 0 0 0 0 Appendix B City of Fayetteville College Avenue Phase 2 WATER AND SEWER DESIGN WORK TASK DESCRIPTION E-5 E-4 E-1 S-5 S-4 S-3 2-Man Crew (Survey) D-1 $268.00 $220.00 $141.00 $203.00 $161.00 $113.00 $244.00 $128.00 7. Property Survey - NIA Dilligence and Research Establish Existing Right of way Property Surveys Data Processing/Preparation Subtotal - Property Survey - N/A 0 0 1 0 0 0 0 1 0 0 8. Property Acquistion Survey Project Management 30 Permanent Right -of -Way Acquisition Documents 25 25 Temporary Construction Easements 20 20 Staking for owner and agents 4 20 Subtotal - Property Acquistion 0 0 0 1 30 1 45 49 20 0 9. Permitting Arkansas Dept of Health 8 8 12 4 Subtotal - Permitting 8 8 12 0 0 0 0 4 Hours 66 131 413 30 45 49 20 546 Salary Costs $17,688.00 $28,820.00 $58,233.00 $6,090.00 $7,245.00 $5,537.00 $4,880.00 $69,888.00 SUBTOTAL - SALARIES: $198,381.00 DIRECT NON -LABOR EXPENSES Document Printing/Reproduction/Assembly $103.00 Travel Costs $196.00 SUBTOTAL - DIRECT NON -LABOR EXPENSES: $299.00 SUBTOTAL: $198,680.00 SUBCONSULTANTS FEE (Waco Title Research): $0.00 TOTAL FEE: $198,680.00 Appendix B City of Fayetteville College Avenue Phase 2 PROPERTY ACQUISITION DOCUMENTS WORK TASK DESCRIPTION S-5 S-4 S-3 2-Man Crew (Survey) $203.00 $161.00 $113.00 $244.00 hr hr hr hr 1. Project Management Administration and Coordination 13 Quality Control Review 44 Submittals to Client 8 Subtotal - Project Management 57 0 8 0 2. Acquisition Documents College (40 Max) Permanent Right -of -Way Acquisition Documents 50 50 Temporary Construction Easements 40 40 Staking for owner and agents 6 40 Subtotal - Acquisition Documents College (40 Max) 0 90 96 40 Hours Costs SUBTOTAL - SALARIES: 57 90 104 40 $11,571.00 $14,490.00 $11,752.00 $9,760.00 $47,573.00 DIRECT NON -LABOR EXPENSES Document Printing/Reproduction/Assembly $200.00 Postage/Freight/Courier $0.00 Office Supplies/Equipment $0.00 Communications $0.00 Survey Supplies $100.00 Aerial Photography $0.00 GPS Equipment $0.00 Computer Modeling/Software Use $0.00 Traffic Counting Equipment $0.00 Locator/Tracer/Thermal Imager Equipment $0.00 Travel Costs $127.00 SUBTOTAL - DIRECT NON -LABOR EXPENSES: $427.00 SUBTOTAL: SUBCONSULTANTSFEE: TOTAL FEE: $48,000.00 $0.00 $48,000.00 TOMORROW S..O-----C -mk\wf 06- 1- j sr ZVIJ ` • v� 7� Imo_ _ __ I -� �►4 1 I bill 41 _ r'�' _"�� � � • � 'ram �y i'�' '-� +•�"Y � �� �._ �� u 1 _ - - A%W — _ awl c 0 N T N T Ab �1� � � - • - •ter _ � - - � _ - l �j�r�w- �. 1- - 1 -• - '�1 k� A Kriet H istory r MIMI i F.14"s i:r • Iarkets for 71E orridor Urban'i he Frameworl 7� f1 8 onditia ner�en 0 j/impieme A Concludi 7� am 1/A BRIEF HISTORY -OF - ` � ��y --- -"___- ��i�1C ��+aa ="'ate �_ � •- ��}� 711111 61 �[��__� `�.x�� �.!{ ��l •ter � �.+e� - � - :`�� �� _� am j�. Arkansas College is founded by Rev, Robert Graham of First Christian Church in 1852. First buildings were destroyed during the Civil War. College Avenue is named for this college rather than the University of Arkansas. One of the routes of the Trails of Tears, over which Native Americans were forced to travel from ancestral homelands to Oklahoma Fayetteville's portion of th, trail would be known as part of the Old Wire Road between St Louis and Fort Smith Part of the Butterfield Overland Mail route, first stopping in Arkansas in 1858 Road north of Downtown is known as Fayetteville and Springfield Road and south as Fayetteville and West Fork Road. Both ends brought people to resorts in town. ` r - Fayetteville Veterans Administration Hospital is r developed at its College Avenue site in 1934. In 1949, it sold a part of the site for the construction of a new county hospital, which became the Washington Regiona Health Center. Walter and Myrtle Miller buid a house on South School in 1919. *"A �_ �- The house is now occupied by Farmer's Table Cafe. Jefferson Highway built between Winnipeg and New Orleans but bypasses Arkansas, probably because of difficulty in roadbuilding through the Ozarks Municipal Airport, renamed Dral Field in 1947, is built during the 1930s. Commercial air service begins in 1940, ending with the opening of Northwest Arkansas Regional Airport in 1999. Jefferson Highway Association reroutes highway designation through Fayetteville, helping to increase area tourism. North part of the road is now called North College Avenue and south part is Greenland Road and School Avenue. US 71 established in 1926 after passage of the Federal Highway Act identified highways by numbers US 71 routed through the Square on a sometimes shifting route, using School Avenue and Mountain, Motel Row begins to develop along North College in the late 1940s and 1950s Lake Fayetteville is developed, built initially as a drinking water reservoir,1948-1950 eim 71 Drive -In Theater, now the site of Fiesta Square shopping center, opens in 1949 Northwest Arkansas First building at Mall opens in 1972. University of Arkansas Research Park opens Nelson's Crossing . _ in 1986 1, .�_. �, shopping center is Evelyn Hills Shopping _ _ _ _ _' developed, 2006, Center, city's first aLim® - one of the largest large center outside of multi -tenant retail Downtown, opens in _ e� New sign ordinance �� w__�J "�" developments in the 1960 passed, placing tighter -• .��^ ---a�� - -- Mall District restrictions on neon and other types of Fiesta Square develops on - ^ P • large signs,1972 former drive-in theater site, 1981-85 First leg of Fulbright Highway 71 widening * . Expressway built projects executed, } u between Skelton and producing current road Archibald YellAll Millsap in 1971 section,1970s. Blvd built to Traffic growth causes Redevelopment of the former bypass the Southgate Shopping Planning Commission Campbell's Soup Mill, built in Downtown Center is developed Chair Alguire to suggest a 1957, begins in 1999, creating Square in 1952 at 15th and South flyover to solve congestion the Mill District. School,1965. Wal-Mart problems on North College is one of the original[- 99AAF - n�► u occupants Iconic Gator Golf Mud Creek Trail L i Land acquired miniature golf course and development Highway 71 widening opens,1988 opens, begins for Fulbright projects executed, 2002 City Liquor, one Expressway and producing current road of the oldest College interchange section,1970s. continuous retailers on 71B, opens, 1967 130,00 120, 110, ( m / 70,000 2010 • 50-0;�OWF4 i i i i A MIM 2030 2040 1930 1940 1950 2/.AN -ATL-A.5 OF EXISTING CONDITIONS-.. nr - CURRENT LAND USE: Cato Springs to Rock Street Current Land Use Residential Shopping, Business Industrial/Manufacturing/Waste Travel or Movement Leisure/Social/institutional Open Space/Other - Tax-exempt public and institutional uses, most notably the University of Arkansas Research Park, Walker Park, the National Cemetery, and the Public Library are dominant land uses in the southern part of the study area. - Most of the immediate South School Avenue frontage is assessed as commercial land, although significant parts of it are in industrial, salvage, or other non -retail uses. Some of these include long-standing Fayetteville businesses. Others provide significant redevelopment opportunities. - Residential uses are beginning to be introduced to the South School area, with Mill District redevelopment and university -oriented multifamily development. The Co- op redevelopment project at MILK and School will include a substantial residential component. - Land use along Archibald Yell is primarily residential, with some commercial and multi -family uses along the path of this 1952-vintage bypass. IL �i�i ' ' �]�i►I[•�iL� ' ' �Z�I:i�:���:11�1:�1�CeID:3 CURRENT LAND USE: North to Township Current Land Use Residential _ Shopping, Business - Industrial/Manufacturing/Waste - Travel or Movement - Leisure/Social/institutional Open Space/Other - A strip commercial use pattern dominates the College Avenue corridor from North Street to Township Road. On the east side, commercial sites are relatively shallow, with the exception of the historic Evelyn Hills site. Commercial coverage extends farther off the main corridor west side, along Green Acres Road and into the Colt Square/Township cluster of commercial and office development. Topography limits the depth of commercial sites between Sycamore and Township. - Major public and institutional uses include the VA Medical/NAMS complex between North and Sycamore, Gregory Park, Lake Lucille, and Woodland School. - Residential uses predominate on the eastern side of the corridor. While somewhat separated from the the strip by topography, these neighborhoods will be sensitive to the nature of future development to the west. New small lot single-family has been developed immediately east of Evelyn Hills. 15 CURRENT LAND USE: Township to Millsap Current Land Use Residential Shopping, Business Industrial/Manufacturing/Waste Travel or Movement Leisure/Social/institutional Open Space/Other - As with other parts of the study area, most the frontage along 71B is located within and assessed as commercial use. The east side of the commercial strip is limited by topography between Township and Rolling Hills. The area and depth of commercial use off the main corridor increase to the north with multi -tenant centers like Fiesta Square, new care dealerships, and other space intensive commercial. - Topography limits commercial depth on the east side of the corridor between Sunbridge and Rolling Hills, and effectively buffers commercial from residential uses. - South of Rolling Hills, neighborhoods to the east of the corridor are largely low -density single-family, while higher single-family density, notably Sunbridge Villas, prevails to the west. - Office uses dominate the Millsap corridor to the west toward Washington Regional Medical Center. Im �i�i ' ' �]�i►I[•�iL� ' ' �Z�I:i�:���:11�1:�1�CeID:3 CURRENT LAND USE: Millsap to City Limits Current Land Use Residential nb� Shopping, Business Industrial/Manufacturing/Waste Travel or Movement Leisure/Social/institutional Open Space/Other - Large format commercial dominates land use in this segment, Most retail uses are west of the 71B corridor. Office development is concentrated along Joyce Boulevard east of the corridor. - A substantial amount of land is in floodplains and will remain as permanent open space. This includes the Mud Creek and Scull Creek greenways, both of which are served by regional trails. - Parking lots in this area are so large that they emerge as a dominant land use in themselves. - Significant public and institutional uses include University of Arkansas holdings and Lake Fayetteville. IJ BUILDING USE AND COVERAGE: Cato Springs to Rock Budding Use Residential Shopping, Business Industrial/Manufacturing/Waste Travel or Movement Leisure/Social/institutional Open Space/Other COVERAGELAND Coverage Area (A) % Buildings 18.76 8.51 Parking 29.46 13.36 Roads 21.37 9.69 Open 150.87 68.43 Total 220.45 100.00 - City edge character with low building coverage and extensive open space (including Town Branch Creek flood plain, Walker Park, and wooded slopes) as well as low -coverage industrial uses such as salvage). - Planned development of Co-op site and continued growth of Mill District and future build -out of the University of Arkansas Research Park will increase development density. 16 BUILDING USE AND COVERAGE: North to Township Budding Use Residential Shopping, Business Industrial/Manufacturing/Waste Travel or Movement Leisure/SocialAnstitutional Open Space/Other COVERAGELAND Coverage Area (A) % Buildings 22.43 16.08 Parking 44.34 31.79 Roads 13.94 9.99 Open 58.77 42.13 Total 139.49 100.00 - Highest building coverage of the four study segments, although still a relatively low density strip pattern. With the exception of the Evelyn Hills shopping center and a few larger footprint commercial buildings, small free-standing structures predominate. - Parking is the largest developed use, occupying twice as much area as buildings. BUILDING USE AND COVERAGE: Township to Millsap Budding Use Residential Shopping, Business Industrial/Manufacturing/Waste Travel or Movement Leisure/Social/institutional Open Space/Other LAND COVERAGE Coverage Area (A) % Buildings 34.78 16.05 Parking 90.53 41.77 Roads 18.91 8.72 Open 72.51 33.46 Total 216.73 1 100.00 - Pattern of free-standing commercial buildings continues north of Township, with footprints increasing to the north. Commercial building use dominates. - Parking is by far the largest consumer of land in this segment, accounting for over 70% of developed private land. The largest single paved area is Fiesta Square's parking lot, but smaller commercial boxes and strip centers also have large parking lots. ■i a� B,°1111a_��.� _ � a a yy Will $ g® ' . r Hemlr_k-A BUILDING USE AND COVERAGE: Millsap to City Limits ® W PW AV*— t1a 1> .11 � %41 a a stems it Building Use Residential [ Shopping, Business Industrial/Manufacturing/Waste Travel or Movement Leisure/Social/institutional Open Space/Other COVERAGELAND Coverage Area (A) % Buildings 26.08 10.38 Parking 66.29 26.37 Roads 55.13 21.93 Open 103.89 41.33 Total 251.38 100.00 �•" Very large footprint commercial Oda buildings, including big boxes, the Northwest Arkansas Mall, and multi - tenant strips and power centers, dominate this segment's built environment. - Consistent with the Township to Millsap segment, parking occupies about 70% of developed private land. The percentage of parking occupancy appears less in this segment than others because of the large area used for transportation, specifically the Fulbright Expressway interchange. Flood plains also boost the amount of open land. REGIONAL FUNCTIONAL STREET CLASSIFICATION - The 71B system (highlighted with the thicker line) remains the only continuous north -south transportation corridor between 1-49 and Crossover Road. Gregg Avenue to the west and Old Wire/ Missouri to the east provide parallel minor arterial routes through parts of the corridor, but do not serve local destinations along 71B. - Continuous east -west links to 1-49 occur at three places: Fulbright Expressway, Wedington Road/North Street, and Martin Luther King Boulevard. - East -west collectors crossing 71B are scarce between the study areas of Cato Springs and Rock Street and North Street to the north city limits. This,combined with the lack of close, parallel north -south routes forces both traffic headed for local destinations and through traffic to use 71B. - In 2019, the State and City executed an agreement to take the 71B route from the north and south Fulbright Expressway interchanges off the state network and transfer jurisdiction to the City. This provides great flexibility to the City on street design. 1U REGIONAL ACTIVE TRANSPORTATION L FA WE A 0—:64 !Lff M, "0W TOMORROW'S CORRIDOR: RETHINKING 71B - Existing trails and potential connections are important development assets along the 71B corridor. The Razorback Greenway parallels the corridor and crosses Trails L� it near Lake Fayetteville on the ° a `) Shared Use Paved Trail north and MILK Boulevard on the oNatural Surface Trail south. In addition, the Mud Creek \Ir_ _ ( shared Roadway — and Town Branch Trails connect .0-Rd S '� the Greenway to 71B and the N it C o r - ` i11:l►va - tt�l 7 `C ee�nrrrit,onq�avv r.Holtoy,Aa - — irk - CL( " 1 + Soul ce:Gt, of rk ettOPle. 9z31. Regional T.ans4, N n 0 - Bike Lane Cato Springs and Tsa-La-Gi Trails — Protected Bike Lane also lead to the corridor. On - Transit Lines street bikeway connections from --HWVS12 Route the Razorback Greenway include On Demand Route Sycamore, Poplar, and Appleby. - `- ' - A parallel bikeway system is s developing east of College Avenue along Old Missouri Road and Old Wire Road. Currently, this connects s --� rg.�n3t�Wdkc.»n Rd to College with Rolling Hills Drive's a w protected bike lane pilot project. St • ,a ntun Rtl A future trail along Sublett Creek will run from Mission and North to College and Poplar. - Ozark Regional Transit operates local bus service along much of the _ study area corridor, and upgraded — - I that service in 2019 with more frequent headways. The Northwest Arkansas region is contemplating ! Bus Rapid Transit (BRT) between o�aMs,,,,,•R ,_� Fayetteville and Bentonville, and it is likely that such a line, if - $ implemented, would follow 71B. 21 REGIONAL AVERAGE ANNUAL DAILY TRAFFIC - Average daily traffic (ADT) on 71B increases from south to north. South of MILK, the ADT ranges from 12,000 to 15,000 vehicles per day (vpd), generally within the capacity of a three -lane section. The Archibald Yell section is in the 18,000-19,000 vpd range, still serviceable for three lanes, but gradually increases to the north from the middle 20,000's through Downtown and peaking at about 37,000 at Joyce Boulevard. 22 TOMORROW'S CORRIDOR: RETHINKING 71B 23 CRASH FREQUENCY, 2015-17 - Unsurprisingly, crashes on the South School and Archibald Yell segments clustered around (but not always at) intersections. An unexpected group of incidents occurred at the unsignalized 11th Street intersection. - Between North and Township with relatively frequent curb cuts, crashes were distributed throughout the segment. However, the most severe incidents clustered at intersections, especially Sycamore and Township. Crashes 2015-17 Severity • 1- Most Severe • 2 • 3 0 4 0 5 - Least Severe Cato Springs to Rock North to Township 214 IC�l1•L� ' ' �]�i►I[•�iL� ' ' �Z�I:isl:���:11�1:�1�CeIIIy JAr" Av. Try" or P way T�,I ri Crashes 2015-17 Severity • 1 - Most seti • 2 • 3 Township to Millsap IC O st I Millsap to City Limits Aye-t>_ - Between Township and Millsap, a five -lane section with many curb cuts, crashes again string out with more serious incidents at intersections. However, the greatest density of crashes occurs between Longview and Millsap, - Access control north of Millsap causes crashes to cluster at principal intersections, with the largest number taking place at the very busy Joyce Boulevard crossing. The crash cluster at the eastbound to southbound ramp from the Fulbright Expressway is probably the result of the abrupt merge and short stopping distance of traffic transitioning from the expressway to local city traffic environment. LJ CURB CUTS: Cato Springs to Rock Curb Cuts Driveway Roadway - Curb cuts are abundant and relatively uncontrolled in the five lane sections of the street, and generally correlate to crash incidents. - The four -lane Archibald Yell section has relatively few curb cuts because of land use and topography. Once again, the clustering of access points at intersections tends to correlate to crashes. - Access north of Millsap on the divided section of 71B is mostly limited to intersections. W, TOMORROW'S CORRIDOR: RETHINKING 71B CURB CUTS: North to Township Curb Cuts • Driveway 0 Roadway 27 CURB CUTS: Township to Millsap Curb Cuts Driveway Roadway TOMORROW'S CORRIDOR: RETHINKING 71B CURB CUTS: Millsap to City Limits Curb Cuts 0 Driveway 0 Roadway 29 Sidewalk Condition Existing, Passable � Existing, Needs Repair Gap (No Sidewalk) Driveway Despite the relatively rural or city edge character of the of the south stretches of the 71B study area, sidewalk continuity is fairly good if not entirely comfortable for users on the ground. Major gaps or issues include: - Condition issues between Research Center Blvd. and 15th Street. - Periodic condition issues on the east side between 15th and 13th Streets. - A major gap on the west side south of 11th Street, adjacent to a busy commercial strip center. This segment also has a significant number of crashes. JU �i�i ' ' �]�i►I[•�iL� ' ' �Z�I:i�:���:11�1:�1�CeID:3 SIDEWALKS: North to Township Sidewalk Condition Existing, Passable Existing, Needs Repair Gap (No Sidewalk) Driveway The North to Township segment lacks sidewalk servicxe in most places. Existing sidewalks generally are adjacent to sites with relatively recent commercial development, or along the VA frontage between North and Memorial Drive. 31 SIDEWALKS: Township to Millsap Sidewalk Condition Existing, Passable � Existing, Needs Repair Gap (No Sidewalk) Driveway This segment resembles the pattern along the North to Township segment - sidewalks only along relatively recent development, specifically near Township, adjacent to Fiesta Square, and immediately south of Millsap. 32 �i�i ' ' �]�i►I[•�iL� ' ' �Z�I:i�:���:11�1:�1�CeID:3 SIDEWALKS: Millsap to City Limits Sidewalk Condition Existing, Passable � Existing, Needs Repair Gap (No Sidewalk) Driveway In this higher speed, six -lane divided environment, sidewalks are rarely provided along the main line or even frontage roads. Exceptions are developed sites along Shiloh Drive, the west side service road and short segments adjacent to a relatively new strip center on the east side. 33 jjjl''II'1111111111111�1�1 I., 3/COMMUNITY EN GAG EM ENTJIIIIIIIIIII PIP I -oft W&.:, PUBLIC ENGAGEMENT The recommendations of this plan capitalized on the wide community interest in the 71B Corridor. The knowledge and insight of people who shop, work, do business and live on or near the corridor help produce a plan that creates a realistic vision of the the future for this major functional and economic part of Fayetteville. The public engagement process began in July, 2018 and concluded in Summer, 2019, and was designed to maximize continued community engagement The process provided a variety of on -site and on-line opportunities to participate in the planning process. Central to this process were four multi -day collaborative planning workshops, focusing on a specific part of the corridor study area. This approach recognized the individual character of each part of this long corridor. The first step of the process established an education and outreach program with a kickoff event that discussed the history of the 71B corridor and the merits and state of the art in corridor planning in America. This initial program also set up the the project's on-line presence, with tools that could be accessed from home, office, or elsewhere. The city managed the on-line public engagement portal, SpeakUp Fayetteville. The site hosted regular updates of the process including notifications, questionnaire, and potential concepts. Summary of Public Engagement Activities > Steering Committee > Technical Committee > Online Survey and Website. Results are shown following event description > Focus Groups > Farmers Market > Kick-off Meeting and Seminar > Planning Workshops > Open House > Approval 2018 PUBLIC ENGAGEMENT EVENTS July Committee Kick-off August Farmers Market Event and Survey Launch September Kick-off Event October Focus Group Discussions November Planning Workshop #1: Overall Vision December Planning Workshop #2: Subarea January Planning Workshop #3: Subarea February Planning Workshop #4: Subarea March -April Initial Draft Preparation May Public Open House, Planning Commission, and City Council Transportation Committee Presentation June -August Revisions/Regulating Plan Draft October South School Focus Area Design Workshop 2019 t i� 1W Steering Committee Meetings. The steering committee met regularly to discuss ideas for the corridor's future, provide feedback on emerging concepts, and direct the project's recommendations. Technical Committee Meetings. Throughout the planning process, the consultant team met with the technical committee bi-weekly by video conference and while on -site. Discussions ranged from sharing background information of the corridor, next steps, and emerging new information. Focus Groups. In September 2018, the project team conducted a multi - day program of stakeholder group discussions to address the project area, its dynamics, potential, and future directions. The team met with developers, investors, residents, business owners/operators, healthcare, city departments, Planning Commission, and other various stakeholders. F i 0 ■ h...W~Or.►MMMrNI 6w rrs i ��10'�Ov Farmers Market Booth. In August 2018, the City hosted a booth at the Farmers Market. The event brought awareness to the launch of the project and online survey. Participants received sticky dots to vote on their preferred images for the corridor. These images were also used in the online visual listening survey. Kick-off Meeting and Seminar. In September 2018, the project began with a public kick-off meeting to share background information about the corridor, the process for preparing the plan, and best practices in corridor planning in the country. Separate events were scheduled and located north and south of the downtown area. ❑c y.- Planning Workshops 1-4. Four onsite planning workshops, located throughout the stretch of the corridor, occurred in November, December, January, and February. The first three workshops lasted for four days and included multiple open hours for the public to share input, ideas, and even illustrate their own concepts. Planning Workshops 1-4. Each planning workshop built on the previous over the months, starting with an overall system -wide concept and moving towards the details of each segment of the corridor. Quick results and high energy were features of these workshops. i y Open House. In May, 2019, the City held an Open House to present the plan's recommendations. The open house gave participants an opportunity to identify their opinions of various actions and proposals, and their relative priority. 39 Speak Up Fayetteville Portal Activity TYPE OF RESPONDENTS 140 129 While much of the real work on developing a new, attainable vision for the 71B corridor was done on -site, the Speak Up Fayetteville portal 1N reached the largest number of people of all engagement elements and helped define both community perspectives and priorities for the detailed process. Some of the key results of the on-line survey and other features are displayed on these pages. 100 a AWARE PARTICIPANTS 1,190 a ENGAGED PARTICIPANTS 229 INFORMED PARTICIPANTS C71 AGE OF RESPONDENTS 1 (0,4%1 2 (0.*%) 10 (4.4%1 12 fs.2%) 2f1127w1 81 cu a+ t1 a.l" k4l !3 (27 4%) Ouetshon options Downloaded the Input Opportunities Flyer 26 40 • Under 18 9 18-24 • 25-34 • 3&44 • 45-54 • 55-1.4 • 6;r74 • 75 or atlas a Visited the Key Dates page 91 Under 18 Visited multiple project pages 455 40 a a 18-24 Contributed to a tool (engaged) 229 25-34 LOCATION OF RESPONDENT'S RESIDENCE 45-54 M"" _ __ ■ 55-64 mccnw Question options _ O 1 � 23 �0 • 1 own a house in the area around the study area I rent a house or apartment around the study area 65-74 s1�MORr I own property in or around the study area other than my own home I own or operate a business in the study area 75 and over Noa10CRY uru • I work in the study area • I live or work outside of the study area but have an economic interest or investment in it O2 € • 1 am a student at the University of Arkansas • 1 am a faculty or staff member of the University of Arkansas 23% • None of the above. i(229 responses. 0 skipped) > 1{+aT::iaY. Iq �i�i ' ' �]�i►I[•�iL� ' ' �Z�I:i�:���::11�1:�1�CeID:3 ASSESSMENT: NORTH OF NORTH STREET Physical Environment 225 200 175 150 125 100 75 50 25 Economic Environment 74 95 75 — — W _� 7 F� Feel and character theAdequacy of street "Curb appeal" of =Experience of ^Condition of ESafety and Health of Business New Availability Opportunities Job creation of the street '"'lighting 'the street and its 'traveling along surrounding security businesses variety and investment of goods and for new business businesses College Ave neighborhoods quality and trends services that I and development need Strongly negative 0 Somewhat negative Neither negative nor positive Somewhat positive 0 Strongly positive 41 ASSESSMENT: NORTH OF NORTH STREET Transportation Environment Ease of access Traffic flow to businesses Pedestrian Public Bicycle Traffic Safety environment, transportation accommodation walkability, and service access Strongly negative V Somewhat negative Aesthetic/Visual Environment Overall image of N. Property Quality between Quality between Parking lot Signs and College Ave maintenance North Street and Fulbright Expwy to appearance landscape and upkeep Fulbright Expwy city limits Neither negative nor positive • Somewhat positive • Strongly positive 42 �i�i ' ' �]�i►I[•�iL� ' ' �Z�I:i�:���:11�1:�1�CeID:3 ASSESSMENT: SOUTH OF NORTH STREET Physical Environment Feel and character of the street 32 43 34 30 3 2 6_ Adequacy of street "Curb appeal' of Experience of Condition of lighting the street and its traveling along surrounding businesses College Ave neighborhoods • Strongly negative Safety and security Somewhat negative Economic Environment ■ Health of Business New businesses variety and investment quality and trends Neither negative nor positive 0 Somewhat positive Availability Opportunities Job creation of goods and for new business services that I and development need Strongly positive -r., ASSESSMENT: SOUTH OF NORTH STREET Transportation Environment Ease of access to businesses Traffic flow Pedestrian Public environment, transportation walkability, and service access Bicycle Traffic Safety accommodation 10 Strongly negative iw Somewhat negative Aesthetic/Visual Environment ;42" Safety and security Property Overall quality upkeep of Archibald Yell Blvd. -f;- Overall Overall quality of quality south Mill District of MLK Jr. Blvd Neither negative nor positive 0 Somewhat positive 0 Strongly positive TOMORROW'S CORRIDOR: RETHINKING 71B FREQUENCY OF BUSINESS VISITS North of North Street 3( 20 (8.7% 71 (31.0%) South of Rock Street 1 (0.4%) 30 (13.1%) 42 (18.3%) 132 (57.6%) 3 (25.3%) 43 (18.8%) 55 (24.0%) _ 3 or more/week F-1 Aboutl/month 1-2/week M Occasional < 1/month About 2/month F-1 Never PURPOSES OF VISITS TO 71B STUDY AREA 216 225 200 177 175 150 125 100 75 50 25 120 118 118 Question options 93 58 48 - 128 107 Be • Grocery shopping Pharmacy shopping and medications ® Hardware and home improvements General merchandise. clothes. etc. • Eating and drinking establishments Auto services and auto -related purchases Personal services like barber/beauty shops • Visits to offices like insurance, attorneys. real estate • Entertainment Work • Home Other 45 MOST IMPORTANT ASSETS FOR BUILDING 71B FUTURE 180 168 160 140 120 100 80 71 54 60 40 20 130 130 70 71 71 ■ ■ ■ ■ ■ i ■ ■ ■ ■ MEMO IMPROVEMENTS FOR A BETTER 71B Image and Services 300 200 100 � 4 1 01 173 69 go 16 67 43 30 Redevelopment Better linkage to Lake of vacant and Fayetteville deteriorating buildings Very important Somewhat unimportant The VA Hospital and UAMS campus Business variety, including locally owned restaurants and small businesses Shopping centers like Fiesta Square and the Northwest Arkansas Mall Access to trails and the Razorback Greenway Proximity to Downtown and University of Arkansas Transportation access and convenience t1 History and public interest in the corridor Recent commercial and mixed -use development Lake Fayetteville and recreation opportunities South Fayetteville features like the Mill District and University Technology campus • Underused land for development Surrounding neighborhoods Demand for housing and neighborhood services Other 79 85 ® � 47 Relocation or burial of Reconstruction or overhead utilities improvement of infrastructure Somewhat important 0 Very unimportant Neutral IC�l1•L� ' ' �]�i►I[•�iL� ' ' �Z�I:i�:���:11�1:�1�CeID:3 IMPROVEMENTS FOR A BETTER 71B Development and Land Use 250 225 57. J7' 200 175 150 � - - 71 82 125 69 100 36 67 ■ Very important 75 ■Somewhat important 33 50 ■ Neutral ® Somewhat 25 IF2 ® ■ unimportant 0 ® ® ■ Very unimportant More new Reuse or New Major More walkable Reuse of Redevelopment housing on development neighborhood redevelopment development underused of Northwest and around of large commercial of obsolete uses with gradual property for Arkansas Mall the corridor parking lots development and buildings change away new mixed along 71B from auto- uses oriented patterns 47 Street Environment Green space/ Comfortable, Better roadway Better lighting Better street Relocation of landscape continuous lighting at pedestrian appearance parking away buffers/trees sidewalks level from the streets along the street IMPROVEMENTS FOR A BETTER 71B Traffic 60 85 92 84 44 59 65 99 0 34 58 54 70 Transportation Choice 225 200 175 150 125 84 83 . 74 100 100 51 32 ■ Very important 75 48 1 49, Elimportantimportant 50 ;21 29 � � 26 � 3S E:1 Neutral so ■ 23 Somewhat 17 18 L —45 22 unimportant 25 � 27 no 12 13 13'8 19 Very unimportant Modify travel Modify travel Major revision to Reducing Redesign of More traffic Increasing lanes through lanes south of traffic patterns, traffic intersections signals to through traffic Midtown and Downtown to including a new speeds like Rolling allow for capacity Uptown to accomodate all street network to Hills, Sycamore, additional accommodate all users serve the study and Fulbright pedestrian users area Expressway to crossing function better and vehicle for all users access 73': 124 74 70 69 18 � 17 13 JIIIIIIIIIIIIIIIIIIIIIA 1 10 Continuous, Better bicycle Better Better pedestrian Bus rapid transit More comfortable access connections connections frequent pedestrian including to the trail from the street bus service access, including specific space system to business improved for bikes on or entrances pedestrian off the street crossings 0 I111GRA � ' ' e]�i►/[•�iLe ' ' eZel i 02IM11LI1:14101CeID:3 Housing 225 200 175 150 125 100 75 50 25 More apartment More owner -occupied Housing Housing New housing development along housing along or development that development that accommodations for and adjacent to the adjacent to the meets the needs of meets the needs of homeless people corridor corridor (attached seniors and empty young families homes, townhomes, nesters condominum settings) VISUAL PREFERENCE SURVEY The Visual Preference section of the survey presented a series of photographs of good design and corridor planning practices from around the country and asked respondents to rate them for their relevance to the 71B corridor. ■ Very important ❑Somewhat important ❑ Neutral ■Somewhat unimportant ■Very unimportant 71(51.0%) 69 {30.11:) -. - 61 This idea does not apply to 71B I find this interesting by I'm not sure. This idea might have some merit. This could be a very good idea for parts of 71B. 40 (17.596) Aalp 69 (30.1°0) 56 (24.5%) 64 (27.9°0) 34 (14.89 57 (24.9°0) 15 (6.6%) 40 f, This idea does not apply to I find this interesting This idea might 71B but I'm not sure. have some merit. 33 (14.4%) 123 (53.7% This could be a very good idea for parts of 71B. 45(19. 121 (52.8% 50 ' *s'm.r.. This idea does not apply to | find this interesting This idea might This could be very 71B but I'm not sure. have some good idea for parts merit. of 71B. TDk4DRRDVV'SCORRIDOR: RETHINKING 71B doe low m(4.*s} oo(1/AI-} 51 10(4-4'r) 16 (7.0%) 38 (16.6%) 35 15.3% 165 (72.140) 34 (14.8°.) 79 (34.5%' ) I MMEN-Ok.. 81 (35.4°2 'i This idea does not apply to I find this interesting This idea might 71B but I'm not sure. have some merit. S 34 (14.8%) This could be a very good idea for parts of 71B. 58 (25.316) 22 (9.6%) 115 (50.2%) 52 TOMORROW'S CORRIDOR: RETHINKING 71B 13 (5.7°0) 26 (11 57 (24.90%) - 41 (17.9%) 133 (58.1°U) MEW7I 106 (46.3%) 44 (19.2'.) This idea does not apply to I find this interesting This idea might This could be a very 71B but I'm not sure. have some good idea for parts merit. of 71B. 19 (8.3%) 1 �JI.Vrop 95 (41.5%) 53 15 (6.6" o) 38 (16.6 52 (22.7`;) 51 (223'X.) - — 124 (54.1%) 52 (22.7%) This idea does not apply to I find this interesting This idea might 71B but I'm not sure. have some merit. 94 (41.0%) 37 (16.2%) This could be a very good idea for parts of 71 B. 56 (26. %) - 89 (36.9%) 54 TOMORROW'S CORRIDOR: RETHINKING 71B 70 (30.6% 54 (23.6%) 10 1 42 (18.3%) 54 (23.6%) k Ai 64 (27.9%) 51 (22.3%) 73 (31.9%) 42 (18.3".) 64 (27.9°a) 50 (21.8%) This idea does not apply to I find this interesting This idea might This could be a very 7113 but I'm not sure. have some good idea for parts merit. of 71B. 50 (21.8%) 73 (31.9`:.) 55 F _4 MARKETS FUR .11 B_'. -_ , r�OlY ` A successful corridor concept must take markets into account and propose changes and concepts that are consistent with economic potential and reality.We are in a period where economics, consumer preferences, and behaviors are producing dramatic changes in retail markets and demand for space. Transportation changes also have a significant impact in project design, parking requirements, and community access. Chapter Four summarizes a market analysis completed to inform the design, transportation, and policy recommendations of this _ plan for the 71B corridor. The full report is included in an Appendix to the plan. The analysis - addresses the entire corridor, but places special emphasis on the future of Northwest Arkansas- _ ! Mall. This comes in a period when regional malls are experiencing uncertain futures. Many-. . - - traditional malls are experiencing declining sales and occupaP4Q.y.-9n the other -hand, others are finding other productive uses to fill vacated space and some indications ex. st that young(?' _ shoppers are again finding malls to be attractive for_so+cial 'interaction. ` 4 V MARKETS AND STRATEGIES FOR THE 71 B CORRIDOR This chapter summarizes the assessment that Gruen Gruen + Associates ("GG+A") conducted of the market for retail uses on the College Avenue/71B corridor and the Northwest Arkansas Mall. It includes both the south section of the study area, South School Avenue and Archibald Yell Boulevard from Cato Springs Road to Rock Street, and the north section, College Avenue from North Street to the city limits. The center section covers Downtown Fayetteville, which is not technically part of the physical study area but has an impact on overall demand. In addition to evaluating potential market demands for retail uses and identifying potential additional market opportunities that could be captured within the corridor, this chapter also identifies strategic actions and policy recommendations that will advance the economic vitality and enhancement of the College Avenue/71B corridor and Northwest Arkansas Mall. WORK ELEMENTS AND METHODOLOGY To accomplish the study objectives, GG+A analyzed a variety of data sources and conducted primary research and: 2. Inspected the College Avenue/7113 corridor and Pinnacle Hills Promenade activity center in Rogers and conducted interviews with property owners, developers, and real estate brokers including representatives of CBRE, Inc., Colliers, High Street Real Estate Development, Mark Zweig, Inc., Mathias Properties, Newmark Moses Tucker Partners, Sage Partners, and Specialized Real Estate Group as well as staff with the City of Fayetteville and University of Arkansas Technology Development Foundation. GG+A also obtained information from the General Manager of the Pinnacle Hills Promenade; Analyzed land use, real estate market, and population, sales tax, and employment data. Local sources consulted included the Center for Business and Economic Research of the University of Arkansas, Northwest Arkansas Regional Planning Commission, and Washington County Assessor's Office; 3. Analyzed demographic and income characteristics of households, and prepared purchasing power estimates for retail goods and services for two primary market areas: the "South 7113" corridor and the "North 7113" corridor; 4. Converted estimates of purchasing power or retail demand into estimates of the supportable amount of on -the -ground retail space for the two primary market areas; 5. Obtained estimates of the supply of retail space and identified the relationship between estimated retail space demand and supply for the two primary market areas; and 6. Synthesized the results of the primary and secondary research and analysis and field inspections in order to reach conclusions about the potential opportunities and constraints affecting demand for retail space and to identify strategic action recommendations for subsequent planning, marketing, and enhancement implementation. FINDINGS Retail • From the opening in 1972, through its initial expansion in 1978, its second expansion in 1986, and its final expansion over 1997-99 and until 2006, the Northwest Arkansas Mall was the only mall in Northwest Arkansas f _ fzo- region. In 2006, the Mall was sold. In the same year Pinnacle Hills Promenade opened (slightly less than 12 miles northwest, in Rogers) creating the first regional -serving competition to the Mall. Situated on 152-acres, this 934,000-square-foot open-air center is now anchored by a Dillard's, JCPenney, and a 12-screen Malco Pinnacle Theatre and high -volume Fresh Market. According to the General Manager of the Pinnacle Hills Promenade, Fresh Market replaced Border Books. Pinnacle Hills Promenade had the same three anchor tenants when it opened as did the older Mall (Sears has closed at both properties). Pinnacle Hills Promenade, however, has a more contemporary format and better mix of retailers currently including Williams -Sonoma, Banana Republic, Lululemon, Pottery Barn, and restaurants such as P.F. Chang's China Bistro. The Promenade is also the location of the first Cabela's World's Foremost Outfitter /Bass Pro in Arkansas, and a "green" Target store. Adjacent to the Pinnacle Hills Promenade is a big -box power center including Bed Bath & Beyond, Old Navy, Ulta, PetSmart, and DSW. The trade area served by the Pinnacle Hills Promenade retail agglomeration is reported to include Fayetteville and a great deal of the metropolitan area and extends to southern Missouri. • The retail agglomeration in Rogers provides a relatively complete supply of regional-, community- and value -oriented retail shopping alternatives. The development of the Pinnacle Hills Promenade retail agglomeration has caused a decline in the trade area served by the Northwest Arkansas 5Z5 I11GRA � ' ' e]�i►/[•�iLe ' ' eZel inil:1111111:11LI1:14101 [elm :3 Mall and a decline in the sales spillover the Mall generates for nearby retail uses. As a consequence of supply additions in Benton County and along Interstate 49 in locations with visibility and even better accessibility to freeways and shifts in the geographic distribution of population and employment bases, the strength and magnetism of the Northwest Arkansas Mall and retail agglomeration in the corridor has declined. In addition, the Pinnacle Hills Promenade tends to be the preferred location for out -of -region retailers to enter the market (Whole Foods, which selected a location in the northern portion of the corridor is a notable exception to this site location tendency). The area around the Pinnacle Hills Promenade has experienced significant office, hotel, and residential development, which has reinforced the location as the regional hub. According to real estate brokers, the Great Recession and growing competitive impact of etailing caused some retailers to retrench and reduce store counts. Some retailers which had stores in both the Pinnacle Hills Promenade and Northwest Arkansas Mall areas chose to close the Northwest Arkansas Mall locations. • The northern portions of the College Avenue/71B corridor, however, are surrounded by desirable residential neighborhoods, are situated on or near roadways connecting to Interstate 49 and a large employment base and are near Springdale which has experienced population growth but does not have a compete supply of retail uses. The southern part of the College Avenue/71B corridor is characterized by proximity to the campus of the University of Arkansas, the Arkansas Research and Technology Park, and student housing. Household incomes are lower, on average, in southern parts of Fayetteville and nearby communities such as Elkins and West Fork. • The Fayetteville area contains approximately 3.6 million square feet of shopping center space according to Costar. Current availability rates (percent of space currently available for lease) exceed 11 percent for community, neighborhood, and strip centers. The total inventory of retail space in Fayetteville, including "general" freestanding retail uses such as restaurants, service, and automotive -related, is reported by Costar to encompass more than 9.0 million square feet of rentable space. • The College Avenue/7113 corridor is estimated to contain approximately 2.9 million square feet of shopping center space and major freestanding stores. Almost all the existing retail space in the corridor study area is located north of the Downtown, but for the freestanding Walgreen's and Walmart Neighborhood Market stores located at the intersection of School Avenue and Martin Luther King Jr. Boulevard just south of Downtown. Based on a synthesis of interviews and a review of competing supply locations, and consideration of advantages and disadvantages and geographic and transportation access factors that apply to the corridor, the primary trade area from which the northern portion of the corridor attracts or could attract shoppers includes most of Washington County. Retail brokers and developers uniformly indicate that U.S. Highway 412, just north of Fayetteville's border, represents a dividing line within the regional retailing market. Households located north of Highway 412 do not tend to shop within the northern portions of the corridor. The primary trade area from which the southern portion of the corridor attracts or could attract shoppers includes southeast Fayetteville and nearby communities to the south and east of Fayetteville. The primary trade area extends approximately 15 minutes south and east along US-71 and Highway 16, to the smaller communities of Greenland, West Fork, and Elkins. The primary trade area generally includes the University of Arkansas campus, but does not extend north past Archibald Yell Boulevard into the Downtown area. Interstate 49 to the west represents a physical and psychological barrier limiting the primary trade area to the west. Households and workers within the primary trade area for the northern portion of the corridor currently generate approximately 3.9 million square feet of retail space demand. Due to projected growth in the household base within the primary trade area, demand is estimated to increase to about 4.2 million square feet in 2023. These findings are based on a total combined expenditure potential of local market area households, non-resident workers and on -campus students of nearly $1.3 billion in 2018 and nearly $1.4 billion in 2023 and an estimate that high quality retail space must generate at least $325 per square foot in order to be viable. The existing retail supply within the primary trade area is estimated to total approximately 4.9 million square feet. Most of this space, about 2.9 million square feet, is located within the 71B corridor. Thus, an existing supply "surplus" of at least 808,000 square feet of retail space is estimated to exist. Future household growth over the next five years is estimated to reduce the retail supply surplus, although existing supply will still exceed estimated potential demand by M an estimated 490,000 square feet of retail space by 2023 • The total combined expenditure potential of local market area households, non-resident workers and on -campus students within the southern portion of the corridor is estimated at approximately $111 million. Based on an annual sales per -square -foot threshold requirement of $375 per square foot for necessity- and convenience -oriented neighborhood retail space, the expenditure potential can support approximately 300,000 square feet of retail space. Due to projected growth in the household base within the primary trade area, demand is estimated to increase to about 320,000 square feet in 2023. The existing retail supply within the primary trade area served by southern portions of the corridor is estimated to total at least 272,000 square feet. Almost all of this space is comprised by freestanding grocery and drug stores and restaurants. The comparison between estimated demand and supply results in a small amount of "unmet" demand at 25,000 square feet of neighborhood -serving retail space, which could grow to approximately 50,000 square feet of space by 2023. While the mathematical model of supply and demand is not a precise tool, the results of the quantitative analysis are consistent with interview findings. Based on our interviews with multiple real estate brokers and local owners or leasing agents, the retail markets are highly competitive. The larger centers and concentrated nodes of retail uses are better positioned to siphon off sales from strip centers and smaller buildings along the College Avenue/7113 corridor which lack the size and tenant mix to effectively compete for users and sales from shoppers. • The Northwest Arkansas Regional Planning Commission forecasts that about 50,200 households will be added within the regional trade area (northern portion of the corridor) by 2040, and that nearly 6,700 households will be added within the smaller primary trade area identified for the southern portion of the corridor by 2040. In the longer -run, demand may support additional commercial space in the corridor. Occupancy rates, rental rates and household and employment growth and supply additions within the trade areas should be monitored. Such monitoring will facilitate evaluating retail development and redevelopment proposals and opportunities. CONCLUSIONS AND RECOMMENDATIONS Retail Planning Policy Strategy Those merchants and retail centers unable to adapt to the constantly changing retail environment and unable to respond to contemporary consumer preferences will lose sales. This is part of the natural evolution and inherent creative destruction and reinvention of the retailing and retail real estate sectors. The primary strategic retail use implication is that the City should encourage the reduction in the amount of smaller, older, obsolete centers, especially those without strong grocery and drug store anchors that by their very nature serve limited trade areas, do not encourage multi -purpose trips, do not generate significant sales spillover for adjoining tenancies, and are not positioned to create dynamic shopping and dining environments through size, tenant mix, and physical improvements. Retail Planning Policy Strategy should be directed to encouraging smaller obsolete retail centers to either be combined with adjoining property to create larger and stronger retail developments and/or converted to higher density residential and office uses. Residential and office uses will augment demand for retail goods and services. The interviews suggest that apartment uses would replace some obsolete commercial uses if the regulatory uncertainty about obtaining development approvals is reduced. Relatively higher density apartment uses would support higher land values and investment returns than thrift shops, churches, tattoo parlors, and other users only able to pay low rents for older, relatively obsolete retail spaces and which do not tend to generate positive sales spillover for other businesses. Gen-Yers, who tend to marry later and have fewer children, households moving to the area forjobs, or educational or healthcare service opportunities, and empty -nester household are primary sources of demand for apartment units. Two apartment projects - the 308-unit Uptown Fayetteville Apartments+Shops and 306-unit Watermark at Steele Crossing -, each completed in 2017, leased up quickly at above market rents. The interviews suggest demand attributable to job growth, shortage of housing for University of Arkansas graduate students, and presence of major medical facilities, will support continued multi -family development, which in turn, would help support local restaurants, services, and retailers. Vacant big -box retail space in older centers may have more potential to be reused for office space. According to the University of Arkansas Skyline Report, office space vacancy rates in Fayetteville have declined from 6.7 percent in the second half of 2016 to 3.9 percent in the first half of 2018. CoStar estimates the office vacancy rate in Fayetteville is currently below three percent, down from about 15 percent vacancy as recently as 2012. The interviews and review of tenanting trends suggest continued demand from m =1i office space users in the 10,000- to 30,000-square-foot range seeking lower cost space than available in Class A office buildings in Benton County and which do not need to be very close to Wal-Mart's headquarters. These call center, administrative processing, and other support users benefit from the labor produced by the University and proximity to a diverse housing stock and transportation accessibility. The users can pay more than retail users for the vacant big -box retail space. The cost of remodeling such buildings is typically lower than new office space construction and the space can be moved into sooner. The proximity to retail services and amenities and plentiful parking are advantages to office space users offering convenience and efficient use of time for their workers and visitors. Development of locations within the corridor as destinations for ethnic and other unique, authentic restaurants and restaurant/entertainment rows should be encouraged. The accessibility of the College Avenue corridor to not only local households and students and faculty associated with the University of Arkansas but also to residents living in other parts of the region and to nonresident employees is an advantage. Low building space costs also provide advantages to unique ethnic and other restaurants. Bocca Italian Eatery and Pizzeria replaced at the end of 2015 Backyard Hamburgers, a Nashville -based chain that closed the midtown College Fayetteville location but kept open a unit in Rogers. Conway -based Tacos 4 Life opened its restaurant at the Eveyln Hills shopping center in Fall 2015. The restaurant remodeled a space formerly occupied by a USA Drug store. One strategy to explore is a restaurant row, which needs to be placed in a highly -visible location such as along frontage of the Mall property with landscaping and signage techniques that serve to attract residents and workers as well as travelers through the College Avenue/71B corridor. We use the term restaurant row because one restaurant by itself cannot serve to attract a significant number of patrons from an extended area. A cluster of restaurants, however, can typically penetrate a deeper area because consumers have the added confidence that if they cannot get into one restaurant, other options will be available. A cluster of restaurants can also engage in greater promotional activity. The food preferences of Generation Ys are changing the culinary landscape — stimulating the proliferation of ethnic restaurants, food trucks, and farmers markets. Perhaps Generation Y's fascination with food is one of the defining characteristics of this eat -and -tweet generation. As part of making the Mail property relevant and to take advantage of the ample parking availability, expansion of the Farmer's Market and regular food truck gatherings to the Mall property should be planned, organized, and implemented. This will help create the type of social environment and amenity package appealing to Generation Yers looking for authenticity and a place to congregate as well as appeal to area employees and family households. A consumer shopping pattern shift from the purchase of goods to the purchase of services and experiences has occurred. Food and service - related uses, including medical services, are driving demand growth for neighborhood and community shopping center space. The optimal tenant mix for the College Avenue/71B corridor will continue to evolve in favor of retailers, restaurants, and service providers that do not directly compete with the Internet. Consistent with this consumer shopping pattern shift, the interviews suggest that an LA Fitness may be searching for sites in the broader market. LA Fitness has chosen second generation, vacant big - box stores and junior anchor locations in regional mall sites that are close to residential neighborhoods and employment centers. Fitness One has located in a 41,000-square-foot facility near Interstate 49 and Wedington Drive, west of the corridor, and is reported to be performing much better than anticipated. This suggests potential support for an additional fitness facility that if located at the Mall property would help generate daily traffic to the site. In 2016, the owner of JJ's Grill opened a restaurant, beer garden, and concert venue in Uptown near Target and Kohl's and a new apartment development. The 12,000-square-foot facility located at the corner of Van Asche Drive and Steele Boulevard includes a brewery, and the corporate offices of JJ's Grill. It is reported to be performing well and is an example of an entertainment, experiential use that cannot be duplicated by the Internet and has an extensive draw. The interviews suggest that other food/bar entertainment -oriented concepts (e.g., Walk-On's Bistreaux & Bar, which locates in "college towns") not yet in the Northwest Arkansas region are considering entering the market and while the interviews also suggest the first units are likely to be located in the Pinnacle Mall Promenade submarket, Fayetteville would be the next logical location for expansion. This finding suggests it would be beneficial to pro- actively position and market sites on the Mall property or in or near the older Evelyn Hills or Fiesta Square centers with ample parking as location for these kind of destination venues that could help rebrand and enhance the quality and appeal of these centers to space users and patrons. In places where the demographics and local real estate market conditions are supportive, mall owners and asset managers are sometimes able to replace closed department stores by transforming the tenant mix to other retail, including non-traditional mall anchors. Dick's Sporting Goods, which has located in other regional malls, has a store in Fort Smith but not yet in either Benton County or Fayetteville, could be a candidate for the Mall property if it expands into the regional market. Off -price retailing is still growing and a leading operator in this sector, Burlington, would also be new to the market. Its store prototype consists of 40,000 to 50,000 square feet. The demographics of the northern 71B corridor primary market area would fit with the site selection criteria of Burlington.' Closed or poorly performing mall retailers will need to be replaced with off - price retailers like Burlington or experiential tenants including sports related such as Dick's Sporting Goods- those that cannot readily be replaced by the internet. Entertainment, food and beverage, and services will be potential replacement solutions. For example, tenants providing organic takeout meals, high-grade services like health spas, and facilities for pets such as dog hotels illustrate retailers not easily replaced online, and which benefit from (and contribute to) mall or corridor traffic. As a local example last year, Hounds Lounge Pet Resort & Spa replaced a resale shop as the occupant of the former Big 8 Tire building of 8,868 square feet at the intersection of Lem �#r College and East Township Road. The purchaser of the building also operates a pet resort in Little Rock. The site was chosen because the location has high traffic volume and adjoins the east -west commuter gateway to 1-49 near residential neighborhoods and was available for a relatively low price. The key is both to provide the type of experience and convenience that a shopper cannot get from sitting at home, and to eliminate the sameness that fails to differentiate from the competition. To become and stay relevant, malls and commercial corridors will become much more mixed and not just a place for retail consumption. Instead, the relevant mall, for example, will be where people go for dining, entertainment and education (concerts, art shows, plays, movies, farmer markets, and classes), health, fitness, and beauty, and stay overnight at a hotel - or to work and/or live. By this standard, the current Northwest Arkansas Mall is not relevant. RECOMMENDATIONS FOR POLICY ACTIONS Reduce the amount of retail zoning along the College Avenue/7113 corridor. Like many communities, Fayetteville has designated most of the land along its College Avenue arterial/71B corridor for commercial uses. By reducing the amount of property zoned for retail uses or permitting multi -family and office uses on currently retail zoned property, the City will stimulate stronger performance within its focused, designated retail areas. Focus the highest intensity of uses at key intersections and nodes. Residential development is crucial to corridor revitalization and enhancement in two fundamental ways. First, it is the basic component that will reduce the amount of property available for commercial uses. Second, more housing will provide a larger local market to support the commercial and entertainment uses that remain or are added. Therefore, rezone obsolete uses, including smaller, older, currently less successful retail centers and commercial buildings for relatively higher density residential uses. Zoning changes accompanied by appropriate design and other regulatory revisions to encourage assemblage of older obsolete retail or other property into multi -family housing will bring in more residents who will provide both the employment base for offices, healthcare, and research and development activities in the corridor as well as patrons for stores and restaurants. Provide for Fewer but Larger Retailing -Mixed Use Nodes Retail agglomerations succeed because they contain a variety of proximate shopping opportunities whose synergy attracts more customers. It would be advantageous if the corridor has fewer, but larger, well -integrated and linked shopping nodes than numerous smaller strip centers and free- standing buildings with excessive numbers of curb cuts that siphon off relatively small sales dollars so as to make more difficult the development of larger projects with greater trade areas and more frequent visitation, or higher per visit expenditures. Identify opportunities to make new amenities and services available along College Avenue such as parks and recreational offerings, including bicycle and jogging paths that link with nodes of denser development. Ideally, implementation of such opportunities should be in conjunction with the removal of obsolete building space and assembly of smaller parcels into larger cohesive redevelopment sites. Assist with Development and Implementation of Business Plans The City should encourage property owners and managers to develop business plans for the revitalization or adaptive reuse of commercial properties such as the Northwest Arkansas Mall characterized as functionally (competitively), but not locationally obsolete. The challenge will be to identify feasible physical, tenanting and marketing enhancements and implementation procedures to reposition and strengthen their performance. The City can assist in this process by, for example: • Streamline and make more predictable the development process; and Provide information on the goals and objectives for development/ redevelopment, and how the City may assist owners and developers seeking to implement development/redevelopment consistent with City priorities (such as municipal policy action or facilitation of the entitlement process or where appropriate with financial assistance to bridge feasibility gaps). Area or property specific feasibility studies should be conducted or required before any specific re -zoning, changes in design parameters or other land use regulations, capital budget authorizations, or public programs to implement the business plan or economic action should be approved. Municipal assistance should be directed toward retaining and expanding uses or attracting new businesses that can reasonably be expected to serve to expand the trade area from which customers are attracted and serve to induce more frequent visitation from households and workers within the existing trade area. In some cases, for example, rather than accept a standard development that meets planning and other regulations, it may be more beneficial to encourage through municipal assistance enhanced design or added services or uses to facilitate the long -run competitiveness and tax -generating ability of a development. As another example, the City should provide for flexibility in its land use regulations to allow for the orderly transition of former retail uses to alternative uses. Northwest Arkansas Mall Vision: The place where people go for more than shopping; for dining, entertainment and education (concerts, art shows, plays, movies, farmer markets, and classes), health, fitness, and beauty, and stay overnight at a hotel or to work and/or live. Course of Public Action: Encourage Northwest Arkansas Mall to develop business plan to reuse and enhance property. Market and feasibility studies should be conducted or required before any specific re -zoning, changes in design parameters or other land use regulations, capital budget authorizations, or public programs to implement the business plan or Lem rlCi]�Li ' ' �]�i►I[•�iL� ' ' �Z�I:i�:��1i:11�1:�1�CeID:3 economic action should be approved. The City can assist accomplishing the reuse and enhancement of the property by the following: • Streamline and make more predictable the development process; and • Provide information on the goals and objectives for development/ redevelopment, and how the City may assist with the implementation of the business plan consistent with City priorities. Adapting land use regulations to various markets associated with different parts of the site. For example, logical uses for the part of the site immediately adjacent to College Avenue (such as free-standing restaurants) will be different from those appropriate for the west edge of the site, where residential and mixed use urban development can take advantage of Greenway access and scenic qualities. StrategicFIGURE 4.1: .- Potential Use Opportunity Public Policy/Property Benefits Needed Actions Multi -family development Contributes support for local restaurants, services, and restaurants; helps Market/survey research to identify scale and type of preferred product; local employers attract and retain talent financial feasibility analysis; site planning and due diligence; implement needed zoning/regulatory process and approvals; developer solicitation, evaluation, and selection Reuse vacant anchor/big-box buildings for office space Contributes support for local restaurants, services, and retailers; provide Implementation needed zoning/regulatory process and approvals, market job and income opportunities; contributes to demand for multi -family space for office use; be prepared to respond to incentive requests- to do so, development; and occupies vacant space evaluate economic and fiscal impacts and feasibility gap Restaurant row in a highly -visible location such as long frontage of the Mall Generates day- and evening- traffic for Mall occupants; appeals to and Site planning, due diligence, marketing/user solicitation, evaluation, property with landscaping and signage supports office workers and multi -family households (and visitors) negotiation, selection; implement needed zoning/regulatory process and approvals Expand Farmer's Market and food truck gatherings on excess parking area Generates day- and evening- traffic for Mall occupants; appeals to and Plan/research, organize, and implement; identify if public funding may be supports office workers and multi -family households (and visitors) needed to facilitate feasible launch and ramp up Proactively position and market sites on the Mall property for destination Generates day- and evening- traffic for Mall occupants; appeals to and Site planning, due diligence, marketing/user solicitation, evaluation, entertainment venues supports office workers and multi -family households (and visitors); rebrand negotiation, selection; implement needed zoning/regulatory process and and enhance the quality and appeal of the Mall to space users and patrons approvals Fitness Facility Generates day- and evening- traffic for Mall occupants; appeals to and Identify options for re -tenanting existing space and new development; supports office workers and multi -family households (and visit marketing/user solicitation, evaluation, negotiation, selection; implement needed zoning/regulatory process and approvals Replace closed and closing retailers with off -price retailers like Burlington or Improve competitive strength and market responsiveness, reinforce other Marketing/user solicitation, evaluation, negotiation, selection; implement experiential tenants including sports related such as Dick's Sporting Goods- businesses and uses; replace some of the sales -tax lost from competitive needed zoning/regulatory process and approvals; be prepared to respond those that cannot readily be replaced by the internet. Entertainment, food obsolescence to incentive requests- to do so, evaluate economic and fiscal impacts and and beverage, and services will also be potential replacement solutions (see feasibility gap pages 6/7) Educational and cultural programming and uses and healthcare uses (see Generates day- and evening- traffic for Mall occupants; appeals to and Confer with institutional stakeholders; Plan/research, organize, and page 7) supports office workers and multi -family households (and visitors) as well as implement; identify if public funding may be needed to facilitate feasible community as a whole launch and ramp up Hotel Use (see page 7) Supports and reinforces office, retail, restaurant, and entertainment uses; Market research, feasibility analysis; site planning, due diligence, marketing/ generates tax revenue user solicitation, evaluation, negotiation, selection; implementation needed zoning/regulatory process and approvals; likely to be residual use, later in sequence of redevelopment and reuse 63 Ir Olk 7ZI- I mob. -WI 5/CORRIDOR URBANISM AND,__7 PI 5s • _ ,':-..'�'�. �`:Y `'p�i•� ���� _ _-.ter- - K : _ ���-�s :.-�� _� -_ w -� ram• . K� ' - •:.�j` � � _ ._ � ;' _-• � • � `r. �, - ..,fir Lam' -�� .�tw. lam M ate, 3 •�, �' : 4 _ 71i UM TOWARD CORRIDOR URBANISM Various philosophies of urban development have emerged during the last 150 years to guide the nature and growth of American Cities. Most of these grew out of reform movements, designed to change the natural or technological directions that cities had moved in. For example, the City Beautiful movement of the nineteenth century sought to bring a sense of order and aesthetic beauty to the clutter of the industrial city of that era. The Garden City movement of the same era and extending into the 1920s, combined the priorities of social and public health reformers with landscape architecture to create an ideal suburban alternative to the conditions of big cities struggling to accommodate both industrialization and waves of immigration. The concept of Euclidean or single -use zoning, also grew out of these same reform movements, designed to remedy the health and safety threats presented by locating industrial and residential uses in the same areas and inadequate light, sanitation, and ventilation. In our own era, different philosophies of community design have also grown in an attempt to redirect a prevailing pattern of urban development. New Urbanism developed "to offer alternatives to the sprawling, single - use, low -density patterns typical of post -World War II development, which have been shown to inflict negative economic, health, and environmental impacts on communities." A competing philosophy, "Landscape Urbanism," was presented as a response to New Urbanism's largely architectural approach by emphasizing landscape and open space as the desirable central organizing elements of cities and towns. Debates between these two philosophies have largely focused on density: New Urbanists contending that high density is critical to urban interaction and Landscape Urbanists making something of the same claim for open space. These urban philosophies and others have been very influential, even when not fully implemented. For example, contemporary "life style centers" like the Pinnacle Hills Promenade in Rogers draw from New Urbanist principles, replacing the traditional regional mall with a crossroads of pedestrian - oriented, open-air "main streets." But the primary forces that shape urban form still tend to be transportation, technology, and markets. The dense forms of the traditional cities and towns were generated by walking and public transportation as primary modes of travel. In metropolitan areas, commuter railroads and rail rapid transit made the suburbs that became the antecedents of "traditional neighborhood development" possible. New Urbanism. From top: Bethesda Crescent, Bethesda, MD; The Boulevard, Saint Louis, 10; New Urbanism is a planning and development approach based on the principles of how cities and towns had been built for the last several centuries: walkable blocks and streets, housing and shopping in close proximity, and accessible public spaces. In other words: New Urbanism focuses on human -scaled urban design. - Congress for the New Urbanism Landscape Chicag Urbanism, New k,NewY York top:606 Landscape urbanism involves "an Trail, Chicago; Central Park, New York City And ultimately, the technology and enormous market success of the automobile created the low -density development patterns and commercial corridors that New Urbanism sought to replace. The Promenade is a walkable regional shopping center, but it is still a shopping center surrounded by large amounts of surface parking - the same model as Northwest Arkansas Mall. Ultimately, many physical philosophies of urbanism tend to be utopian. When properly executed, they provide environments that are a delight and demonstrate principles of good design. Places like Riverside, Illinois and Radburn, New Jersey demonstrate the beauty of the garden cities and landscape urbanism philosophies (even when they preceded the theory); Seaside and Celebration, as well as numerous other developments across the country, illustrate the effectiveness of New Urbanism in creating great places. But low -density development and the commercial strip remain dominant, and these forms and their establishments generate other uses and service requirements that our current ideas of urbanism fail to address. The strip continues to challenge - specifically, how can we apply the compelling principles of contemporary if sometimes conflicting urban design and land use philosophies to these ubiquitous cityscapes in general and to the 71B corridor in particular. understanding the fluid or changing nature of any environment and the processes that affect change over time. A respect for natural processes (Ecology) - the idea that our lives intertwine with the environment around us, and we should therefore respect this when creating an urban environment. Landscape Urbanism is concerned with a working surface over time - a type of urbanism that anticipates change, open endedness and negotiation. - James Corner U/ We find considerable insight in the iconic 1972 volume Learning from Las Vegas by Robert Venturi, Denise Scott Brown, and Steven Izenour: The commercial strip challenges the architect to take a positive, non chip -on -the -shoulder view. Architects are out of the habit of looking non -judgmentally at the environment because orthodox Modern Architecture is progressive, if not revolutionary, utopian and puristic; it is dissatisfied with existing conditions. Modern architecture has been anything but permissive. Architects have preferred to change the existing environment rather than enhance what is there. Venturi (1925-2018) developed the idea of post-modern architecture, incorporating cultural allusion, symbol, and humor into buildings. In Learning from Las Vegas, the authors take on the Las Vegas strip and other commercial corridors on their own terms, as environments that are "almost all right" rather than impositions on the environment that should be either transformed or rejected. This leads to an integrative approach when applied to 71B - the challenge to respect the corridor and its history, often rich in memory and very much a part of Fayetteville, and "enhance what is there" rather than trying to make it something else. We call this approach Corridor Urbanism. THE STRIP AS AN OPPORTUNITY Corridor Urbanism considers some of the intrinsic characteristics of the strip as the keys to making it a successful and sustainable environment. The 71B study area, like most other long commercial corridors, uses land inefficiently, and the amount of its total area that is actually in its intended primary use (that is housing human enterprise and activity rather than the movement and storage of cars) is actually very small. On the other hand, the environmental footprint of the corridor is very high. Its current single - use zoning and transportation access are completely dependent on motor vehicles. Some of the operational aspects of the corridor, such as traffic delays at intersections and a lack of landmarks that often causes even local users to miss their destinations and double back through parking lots at slow speeds, also place cars in their least efficient mode. And large paved areas increase the volume and speed of urban runoff and increase impacts on the flow and water quality of the creeks and greenways that cross and parallel the corridor. Yet the corridor's features and even some of its problems can also help evolve it into an urban environment with greater vitality and lower impact. Specifically: • Business and destination mix. Even if they are dispersed and separated from one another, the eating and drinking places, shops, churches, schools, service businesses, medical facilities, and offices are precisely the destinations that people want to live near. • Underused land. The unnecessarily large parking lots, unused spaces between free-standing buildings, obsolete structures, vacant land, and underutilzed sites, grouped together, present major opportunities for new and different development and connections. • Integral open space. Flood -prone areas that cross the corridor and the major greenways, parks, and trails around it provide create unique possibilities for using large and small urban open spaces to catalyze new, higher -density growth. • Street width and area. The wide street right-of-ways and space - intensive intersections and interchanges that now tend to separate parts of the corridor from each other can be re -imagined as bridges rather than barriers. CORRIDOR URBANISM AS AN APPROACH The idea of Corridor Urbanism synthesizes different points of view and alternative futures that were expressed during the 71B planning process to take advantage of these opportunities. At one end of a continuum were ideas related to the visionary 2030 Transit City Scenario by the University of Arkansas Community Design Center. This scenario was based on accommodating up to 80% of Fayetteville's projected growth along and immediately adjacent to the 71B corridor, served by a light rail rapid transit line. At the other were people, including existing businesses, who saw the future role of the street as a continuation of its current role as a regional arterial and commercial corridor. These groups were largely interested in functional improvements at intersections, a better visual environment for motorists and customers, more reliable infrastructure, and possible burial of power lines. Other stakeholders advocated intermediate types of change: residential development, more efficient use of land, right -sizing of Two poles of addressing the 71B environment. Top: Incremental improvements with sidewalks, landscaping, and monument signage along North College Avenue. Above: Transit City Scenario, 2030, University of Arkansas Community Design Center. Both solutions have individual merits. Corridor Urbanism is designed to synthesize the realism of the former with the vision of the latter. r ww. The 71B corridor will 1%pmw@�, always be a regional Ago- liVIOAAr highway and that is "' _ its main function. Development along it will be oriented to automobile travel. Improvements along th corridor should reduce or eliminate congestion, increase safety, and improve the motorist experience. CORRIDOR URBANISM A pragmatic synthesis large, marginally used parking lots to provide redevelopment possibilities, access management to reduce the number of curb cuts, continuous sidewalks, better connections to the city's bikeway and trail system, improved streetscape, and incorporation of bus rapid transit. Corridor Urbanism applied to the 71B corridor synthesizes these points The 71B corridor should be a high density, high - 'se, primarily mixed use velopment, designed marily for movement active modes: walking, king, transit. It should e totally re -imagined as a high -density urban environment served by a web of local streets, absorbing a substantial percentage of the city's projected growth. economy. Corridor Urbanism then constructs a model of principles, born from and guiding the more detailed elements of the plan for Fayetteville, but also exportable to other cities and towns. Five broad categories of guiding principles include: of view. It should ultimately incorporate the mixed use, connectivity, Reality and Respect street quality, density, and civic life components of New Urbanism; the Resident Population structuring green space and greenway elements of Landscape Urbanism o Opportunities and its progenitors; and the Venturi/Scott Brown concept idea of o Transportation Function and Choice understanding and planning/building within a community context and o Urban Environment REALITY AND RESPECT Respect existing businesses and build on the historic character of the corridor The 71B corridor is a strong economic entity and preserving that economic life is a primary project objective. The corridor has provided further ground for new enterprises and has retained a high degree of dynamism. A good example of that is the recycling of restaurants originally built by or for fast-food chains that have now recycled for use by locally -owned restaurants, many of which have an international character. We also know that 71B has deep historical memories for many people and those memories are very important. Few corridors warrant a document like Tony Wappel's On the Avenue, and few such books would sell out as quickly. View change as evolutionary and generally market driven. Cities and corridors are long- term processes. 71B is made up of hundreds of owners and businesses, all making individual decisions. Thus, the term "master plan," which implies a controlling presence, does not apply well to such a diverse urban district. In such an environment, a plan that wills things to be done in the face of economic and market drivers rarely succeeds. Change when it comes is and should be incremental and occurs over a long period of time. Use this plan as a tool to guide that evolution. 71B, like other corridors, is not a site under unified ownership and actual change will take place through individual decisions responding to markets, trends, and goals at the time. A plan provides a unifying framework for these individual decisions. Its concepts on private property illustrate general site and use guidelines; possibilities rather than specific redevelopment proposals; and proposed relationships between buildings and sites. The plan becomes somewhat more specific when it addresses public realm investments and the interface between the public and private environment. But this and other corridor plans should be viewed as organic and flexible, rather than static and "designed." Lim RESIDENT POPULATION Gradually increase the number of people living in and immediately around the corridor. Residential development has been fundamental to downtown redevelopment and has the same relevance to commercial corridors. The easy availability of retail assets, eating and drinking places, and transportation support housing of various densities, and housing adds neighborhood character generally lacking in single -use commercial strips. Further, when demand for brick and mortar commercial is declining, residential growth provides a great potential for reuse of surplus commercial sites. Finally, commercial corridors avoid the neighborhood opposition often faced by projects with higher residential densities. In Fayetteville, planning initiatives like the Transit City 2030 concept clearly recognize the role of residential development in the future of the 71B corridor. Work toward an environment where a growing population can comfortably walk, bike, or use other active modes to travel to corridor destinations While commercial corridors lack the intimacy of "traditional" business districts, mixing residential, commercial, office, and employment uses can create highly walkable and bikeable environments with supporting infrastructure such as good quality and comfortable walking and shared use paths. The corridor's character can generate a large number of potential trips under one mile, making low-cost alternative modes feasible. We often think of corridors in terms of long-distance linear modes: traffic arterials and rapid transit. But the short local trip is also a significant component and diverting more of these trips to active modes creates real benefits. Include a variety of housing types attainable by a range of people. The concept of "attainable" housing, a principal goal of Fayetteville's comprehensive plan, requires diverse housing types that meet the needs of different people and household types. Housing in and around the 71B corridor should not be a housing "monoculture." It should have the capacity to accommodate households with people of all ages, including the emerging market of families with young children. OPPORTUNITY AND ORIENTATION Take advantage of opportunities such as underused parking lots, vacant sites, obsolete buildings, and marginal uses. Evolutionary change should occur naturally through voluntary action rather than disruption. But opportunity sites along 71B are abundant and can be used in ways that reinforce the existing commercial structure. For example, parking lots at large shopping centers responded to zoning or tenant demands based on a few peak days that are no longer reached. In addition to their unproductive use of land, these sites also maximize environmental impact. More efficient site design and shared access can open other development possibilities, and some uses are economically viable because of low land costs or rents. When buildings account for less than 15% of land coverage, a significant amount of land existing for increasing the use density of the corridor. Develop new projects that fill gaps. Low building coverage, oversized parking lots, lack of relationships between buildings, and lack of connectedness create gaps in the continuity of a corridor. These disconnected destinations fail to reinforce each other, But gaps also create opportunities, where new commercial, office, or residential development can connect otherwise separated businesses. This helps create the sense of a mutually reinforcing district where one stop can serve multiple destinations. Increase the number of intersections and decrease the length of undifferentiated stretches of road and land use. Corridors like 71B are disorienting. Intersections relatively few and hard to read unless they are signalized. These corridors often lack landmarks or nodes of different densities. Even local residents report that they often miss their destinations or don't know exactly where they are. Increasing street connections to the primary strip reduces frequency on individual curb cuts, improves wayfinding, and provides opportunities for landmarks and higher -density development nodes. TRANSPORTATION FUNCTION AND CHOICE Fix functional transportation problems, addressing capacity, access, and parking needs that exist today. Most people travel to and through 71B and similar corridors by car, and are likely to do so in the future, despite plans for alternatives. Conflicts between local and through traffic, disorientation, lack of alternative links, intersection delays, and issues at the Fulbright/ College half -interchange can reduce safety, increase frustration, and ultimately hurt business. Addressing these issues creatively and continuing to provide an adequate supply of convenient and easy -to -use parking are critical, even as other modes of travel are introduced. In addition, this also means maintaining or "right -sizing" street capacity to actual and probable future traffic volume. Therefore, where traffic volume demands a multi -lane section, as on North College, it will be important to preserve capacity. On the other hand, where volumes are low or declining, as on South School, an effective strategy will change street design to maintain smooth traffic flow at desirable speeds. Create a web of streets and alternative routes. One consistent problem with commercial corridors (and 71B is certainly no exception) is a lack of local street connectivity and alternative routes. The result is a mix of local and through movements, frequent and sometime eccentric turning movements, and motorists traveling at a variety of speeds for a variety of purposes. The topography of Fayetteville creates special challenges, as 71B becomes the only direct through route from north to south and through the center of the city. A lack of local connectivity also separates the corridor from other neighborhoods and prevents development of adjacent development, like medium -density residential, that may not be appropriate along the strip but benefits from adjacency. A web of local streets that includes parallel circulators and cross - connections dramatically helps function and safety along the mainline by minimizing conflicts between through and local traffic streams, and provide routes to major locations that avoid the main /U corridor entirely. As important, it helps provide adjacent development possibilities that can reduce the need for auto travel and increase use of active modes. Provide sidewalk and off -road, shared use path continuity to link present and future residents with each other and corridor stores, restaurants, workplaces, schools, and public space. An important benefit of corridor urbanism is the ability to use alternative means (walking, biking, or "scootering") to travel from living places to other destinations within the corridor, or from other parts of the city to corridor destinations. Most of these internal trips will be less than two miles. This requires a robust, and barrier- and stress - free path network. Clearly sidewalk continuity along the corridor is a minimum requirement, but a continuous off-street or protected element that provides direct access to destinations is critical. This is especially true in Fayetteville, with shared use paths are fundamental parts of the transportation system. In Fayetteville's trail system, east - west connections to the corridor network from surrounding neighborhoods, using facilities like the Razorback Greenway and the future Sublett Creek Trail or on - street bikeways like the Rolling Hills protected bike lanes, will also be very important. Active transportation access to the corridor is as much a priority as along the corridor. Integrate public transportation into the corridor when appropriate. Transit should be considered as an important component of mixed use planning of long urban corridors. Trip categories for transit and active modes are analogous. They include relatively short trips between origin points and destinations within the corridor and trips to corridor destinations from outside. However, regional public transportation adds another potential trip type - the commuter trip originating from residents on or near the corridor to outside destinations such as workplaces or other regional centers. In a transit world, this market builds mixed use density potential around stations: a rapid transit model. In Fayetteville, the 2030 Transit City scenario was based on building density along a fixed rail transit line. On a long corridor that generates high -density mixed use development, this can serve both an internal market, connecting nodes or destinations several miles apart within the corridor, and an external market, connecting the corridor to destinations in the broader city or region. Implementing a new rail start on a corridor like 71B would require a very large capital investment and, equally challenging, a major change in street sections, vehicular capacity, and overall behavior patterns and preferences by the general public. As a result, major rail projects in auto -oriented corridors, when proposed, have been extremely controversial and, as in the case of Columbia Pike in Arlington, Virginia, discontinued in the planning stages. Bus rapid transit (BRT), with lower cost and disruptions to existing travel patterns and land uses, has emerged as a more acceptable option and should be designed into the 71B concept. Ultimately, though, integration of public transportation into a corridor should address three types of trips: - Internal travel between points along the corridor. - Inbound trips from outside to destinations within the corridor - Outbound trips from points within the corridor to destinations (including employment centers) outside. L URBAN ENVIRONMENT Build a quality environment that is rewarding to people traveling at different speeds, from 3 to 50 mph. People experience urban corridors at different speeds and our visual perception of the physical environment changes with those speeds. Most corridors (and 71B is no exception) are scaled to motorist speeds, which lack the detail and quality necessary to engage pedestrians. Even an unattractive streetscape can be tolerable to drivers who have a relatively narrow cone of vision and will not be spending much time in any one location. The street environment then should be engaging at three basic speed levels: pedestrians (3 mph), scooters and bicycles (12 mph), and motorists. However, people at all speeds require nodes and visual rhythm that provide both interest and orientation along the street. Be certain that the environment responds to the needs of both rIM010111101 The residential/commercial interface. These homes, in Bloomington, Indiana, face a trail and shire service access (including garages) with a shopping center drive aisle on their rear elevation. PF - IF aw A commercial corridor that engages. Ventura Boulevard in Los Angeles with its iconic palm tress. 71 residents and businesses, and establishes a fabric based on connectedness. Clearly, introduction of residential uses into what once was a commercial environment is essential to the concept of corridor urbanism. Residential use fills in the gaps in commercial strips, provides interest and continuity, and furnishes a customer base for businesses. Yet, business and residents have individual requirements that are sometimes in conflict. Businesses need parking, exposure, identification signs, lighting, and service areas, while residents need urban fabric, calmer streets, landscape, walkways, and, for many, a reasonable level of peace. These conflicting needs lead to the physical separation and buffering of uses that are typical of single - use zoning districts. And this physical separation can defeat the idea of corridor urbanism. Careful site planning and a sensitive regulating plan can address these different needs and avoid both extremes of injecting apartment buildings unceremoniously into parking lots and separating adjacent uses by walls and buffers. These techniques and regulations should provide connectedness without conflict through such techniques as: - Using public environments like public open space, interior streets or drive aisles with a residential street character, and trail and greenway corridors to separate residential and commercial uses. - Creating neighborhoods that cluster buildings that relate to surrounding commercial development but provide enough critical mass and common space to form an interior residential refuge. - Orienting commercial and residential service areas toward each other, or locate commercial service areas in places that avoid impact on neighboring residential development. - Placing lower -density residential farther away from the main street and close to pre-existing neighborhoods. - Managing the size and visibility of commercial signage, focusing signage toward the main corridor. Create personality, texture, and social space. Traditional commercial strips developed as corridors to drive through or to a single destination. A few, like the Las Vegas strip or Ventura and Sunset Boulevard in Los Angeles, do create a unique image and sense of space, but most corridors are generic. Consequently, they rarely include public space or human -scaled elements. Corridor urbanism envisions the strip itself as a place, and part of that is achieved by Viable existing development New mixed use infill in- cluding substantial resi- dential development with a range of densities. creating individual character and amenity areas along the way. On 71B, logical locations for these special places include trail access points, drainageways and flood zones, intersections, and right- of-way that is vacated by street realignments. . Higher density nodes with transit Improved street environment with sidewalks Access management Secondary street network Integrated shared use path Corridor Urbanism on 7113. This diagram describes how the major principles of Corridor Urbanism combine to create a more economically and environmentally sustainable 71B. Components include mixed use infill with a major residential component on underused land and excessively large parking lots; a network of secondary circulators and access roads to serve local traffic and expand points of orientation; access management; high density nodes at key intersections; an improved functional and aesthetic street environment; and a continuous system of shared use paths connecting everything together. It bears repeating the building a resident population is a key unifying priority of this plan. A major avenue toward commercial revitalization is building a customer base with easy auto - free access to businesses. And, conversely, active and diverse retail, service, and hospitality businesses, combined with quality residential development, can transform College and South School into great neighborhoods. The illustrative plans displayed in the next chapter envisions development of up to 3,000 new residential units along the 71B study corridor. /L F-_6 THE FRAM EWUHK-PLA II The principles of Corridor Urbanism are derived from the contexts and opportunities presented by the 71B corridor and its three constituent segments - South School Street, Archibald Yell Boulevard, and College Avenue- but provide a model that is relevant to other corridors seeking redirection in a dramatically changing commercial economy. This chapter applies the principles more specifically to the 71B corridor and addresses three interacting framework: -► access, development, and urban. The access framework considers transportation and connectivity; the development framework addresses possibilities and_ - patterns for land use and new development; and the urban environment 1 describes community and public space and all the three frameworks -interact to create a unified but multi -nucleated urban corridor. Note: This Plan is intended to illustrate transportation con- cepts, street design, and other public improvements and how general plan principles might be applied to private sites along the corridor. While it suggests potential pri- vate development possibilities to private property own- ers and developers, it in no way is intended to propose redevelopment of specific sites. l' —Id` - M THE ACCESS FRAMEWORK Route 71B and its predecessor facilities developed as the primary transportation route through Northwest Arkansas, connecting its communities and becoming its primary artery for commerce. Appropriately, concepts for a future multi -modal, urban corridor start with the supporting transportation structure. The transportation system analysis in Chapter Two suggested that many of the functional and safety problems along 71B, and primarily the College Avenue segment, stem from a dependence on this single corridor for regional, intra-city, and local movements. This is largely caused by the lack of a web of connecting streets to provide alternatives for moving to, through, and around the corridor. OVERALL STRATEGIES The overall Transportation Framework, then, proposes the following strategies: • Developing a street network that complements North College Avenue and to a lesser degree South School Avenue. This provides alternative routes for local circulation, helping to reduce congestion, traffic conflicts, and potentially crashes along the street and at major intersections. • Managing access along the corridor and reducing the number of driveway cuts and turning conflicts. Techniques to retain good local access include building alternative routes, providing more public street intersections to replace curb cuts and improve user orientation, and establishing shared access points with better interconnections among existing parking lots and driveways. • Modifying street sections along 71B itself to improve pedestrian and in some cases bicycle access, calming traffic where needed, and "right - sizing" segments of the corridor to be more consistent with actual traffic volume. • Improving major points of congestion and clusters of crashes. • Improving pedestrian and bicycle crossings of the corridor. • Developing a parallel shared use path system that provided access to most of the corridor's present and future destinations and connects to the regional trail system, including the Razorback Greenway and the planned Sublett Creek Trail. • Enhancing public transportation for local access and accommodating a future regional bus rapid transit (BRT) line with specific station stops. • Using the above features to open land for future mixed -density development with a major residential component. ACCESS FRAMEWORK COMPONENTS The Access Framework is built on the following components, illustrated in the Access Framework Maps on successive pages. 71B Main Line This is the main South School/Archibald Yell/College Avenue route between Cato Springs and the north city limits. Starting from the south, South School with its high capacity and relatively low volume would be converted to three -lane section (two direct and a center two-way turn lane) with protected bicycle lanes and continuous sidewalks on both sides. The Fayetteville Mobility Plan proposes a three -lane section with a shared use path and sidewalk for the Archibald Yell segment. The North College segment between North and Millsap would retain four through lanes with a raised median or a two-way center turn lane, depending on specific contexts and access needs. Where techniques like interconnected parking lots, shared driveways, "slip lanes," redesigned parking lot circulation are feasible without adverse impact to businesses, medians would be used to reduce traffic conflicts, increase safety and pedestrian access, and improve visual quality. Where land use patterns make this impossible, two-way turn lanes will be used, using patterned pavement to provide better definition and appearance. Existing Circulator and Collector Streets These existing streets either complement College and South School or provide east -west access to provide alternative routes to the main corridor They are the foundation of the local street network and can provide routes for local traffic with better connectivity. For example, Villa Boulevard and Plainview parallel College could help relieve local traffic on College. But Villa's angle of intersection with College is very acute and is currently closed and Plainview is discontinuous. Sunbridge, Drake, Appleby, Rolling Hills, Harold, Longview, and Millsap all connect to the College corridor from the west and east. However, these streets sometimes have offset intersections or lack connections to other functional streets. As a result, this part of the corridor still depends on College for both local and regional circulation. New Circulator/Collector Streets New street segments can complete new routes to reduce local and turning traffic on College. Some of these new connections would also serve new development areas. The most important and promising of these is combining Appleby Drive and an extended Plainview Avenue to create a north -south parallel route. This new route establishes a new public street through the existing Fiesta Square parking lot and would ultimately connect across the Fulbright Expressway to Mall Avenue. Rolling Hills Drive would intersect to this new street with a roundabout within the current Fiesta Square site. Connections of Longview, Masonic, and Harold west to the new Plainview connection completes an effective circulation grid to relieve local traffic on College. Realignments of Masonic and relocation of the traffic signal to the south can provide a better western access for the Whole Foods center, and increase the distance between signals at Millsap and Masonic. Extending North Front south to Harold Street with future redevelopment relieves the lack of an outlet for Millsap east of College and provide a circulator route for businesses and development on the east side of College Avenue. Major Intersection Redesign Some major intersections in the 71B study area present chronic problems for all users and warrant special consideration. These include the Archibald Yell/Rock/and College intersection and the North College/Fulbright Expressway interchange. Both were addressed in the Mobility Plan, and refined concepts are provided later in this plan. Private Connected Circulation Routes These are drives or parking aisles that either are or can be connected to provide better access between individual properties. They can help reduce the number of curb cuts along the street, again reducing traffic conflicts. When two-way turn lanes are used on parts of College, these curb cuts should line up across from each other wherever possible. Off -Street Trail Network The Access Framework and street sections propose continuous sidewalks on both sides of South School and College Avenue, and upgrading the existing sidewalk on at least one side of Archibald Yell. Beyond sidewalks we �i�i ' ' �]�i►I[•�iL� ' ' �Z�I:i�:���:11�1:�1�CeID:3 7 IF 's I �7 on the main line itself, the framework includes an off-street shared use trail network that approximately parallels North College on both sides and accommodates pedestrians, bikes and other human powered modes, and other low -impact personal mobility devices. These paths run behind existing buildings, through or along potential development sites, along local or collector streets, and occasionally in front of existing development or parking lots. They also connect the corridor and proposed development to the regional Razorback Greenway and the Mud Creek, Town Branch, Cato Springs, and future Sublett Creek Trails. Ultimately, these links will produce continuous paths that connect future residents along the corridor to its commercial and community destinations.. On -Street Bikeways On -street facilities are proposed as part of the right -sizing of South School from Cato Springs to MILK Drive, linking the Cato Springs Trail, Razorback Greenway, and Town Branch Trails, all of which intersect the corridor. Other key on -street facilities this segment include the Appleby/Rolling Hills system, using standard and protected bike lanes to link North College to the Razorback Greenway on the west and the Old Missouri/Old Wire Road system on the east. Experimental protected bike lanes through Fiesta Square and along Rolling Hills were installed in 2018 and their performance is being evaluated. The east -west Poplar Bikeway is currently a signed, shared roadway connecting the Razorback Greenway, College Avenue, and the future Sublett Creek Trail. Urban Intersections The plan increases the number of clear street intersections to 1) reduce the need for mid -block driveway cuts and 2) improve people's orientation and sense of where they are relative to the destinations they are trying to reach. These intersections also provide opportunities for placemaking and higher -density development. Potential nodes include Cato Springs,l5th Street, MLK Drive, and South Street along the South School/Archibald Yell segment; and Memorial Drive, Sycamore, Poplar, Green Acres, Colt Drive, Township, Sunbridge, Golden Eagle, Drake, Rolling Hills, Harold, Longview, relocated Masonic, and Millsap. These are further categorized as signalized and non -signalized intersections on the Framework maps. Transit (BRT) Stations Depending on feasibility, a regional Bus Rapid Transit line would operate along the 71B corridor from Fayetteville to Bentonville, serving stations in Fayetteville, Springdale, Rogers, and Bentonville. College Avenue also has local bus service through Ozark Regional Transit, which has recently been enhanced with new vehicles and more frequent service. A concept for BRT stations on the corridor anticipates a turnout bus and right -turn only lane at station stops, combined with a signal control that allows the bus operator to hold a green light. This technique, combined with far side stops, allows the bus to bypass a queued traffic at these intersections. BRT stations may also include such features as high amenity shelters, protected bike storage, Internet hot spots, digital arrival information, and high-level loading. Possible College Avenue stops include the VA (North Street), BRT station planned for construction on Omaha's central Dodge Street corridor. This system is scheduled to begin service in 2020. Township, Millsap, Rolling Hills, and Zion Road. These stops should also include trail connections for people using active modes to connect to the rapid line. SOUTH CORRIDOR FRAMEWORK: CATO SPRINGS TO ROCK STREET 71B Main Line • Converting South School Avenue to a three -lane section (two direct and a center two-way turn lane) with protected bicycle lanes and continuous sidewalks on both sides. On -street parking may be included as required by adjacent redevelopment. • Implementing the recommendations of the Fayetteville Mobility Plan, which suggest converting Archibald Yell to a three -lane section with improved pedestrian and bicycle access. Installing a traffic signal at the South Street. Circulator/Collector Streets • Better connection and definition of 7th Street between Locust and School as a public street rather than private driveway. • New short street connections to serve redevelopment that may include new research center access to South School, an access loop between Salvation Drive and 13th Street, a continuation of 13th Street east of South School, and an 8th Street connection between Church and School. Intersections • Improved pedestrian crossings at Cato Springs Road and 11th Street, including a refuge median at 11th to complement existing trail crossings and provide direct access to the existing commercial strip center.. • Installing a signal at South Street and Archibald Yell. • Redesigning the Archibald Yell/College/Rock intersection to separate conflicting movements and create a safer pedestrian environment. Private Connected Circulation • Loop on east side of School for redevelopment, aligning with Research Center Blvd. and Cato Springs Road. • Interconnected parking lot and alley to improve links between existing uses, including a busy strip center, between 11th and 15th. Active Transportation Features • Continuous sidewalks or sidepaths on South School. Archibald Yell and College Intersection Concept This concept is designed to separate traffic conflicts while respecting the difficult to- pography of this site. Westbound Rock is realigned slightly to the north. Northbound traffic from South College and Archibald Yell merge into College north of Rock in distinct lanes. Southbound College movements have a continuous dedicated left - turn lane to both Rock and South College. Pedestrians on the favored north side of Archibald Yell and east side of College have clear and easily define paths through the intersection. • Trail on east side with new development to connect the Town Branch and Cato Springs Trails. Trail link on east side through potential development areas linking 7th and 11th Streets. • Improved access with trail connections and creek bridges to connect South School with Walker Park and the Razorback Greenway. • Protected bike lanes as part of South School lane reallocation. FIGURE 6.11: South School/Archibald Yell Framework Components South School Avenue to 3 lanes, protected bike lanes, and 1 continuous sidewalks Upgraded pedestrian crossing with redevelopment at Cato Springs Loop drive with redevelopment connecting Cato Springs and Research Center Blvd. Trail connection with redevelopment between Cato Springs and Town Branch Trails New circulator street with redevelopment between Salva- tion Drive and 13th Street Interconnected alleys and drives between 11th and 15th 6 Streets Upgraded pedestrian crossing with refuge median at 11th 7 Trail connection and creek crossing with redevelopment between 7th and 11th Street connection with redevelopment between Church and S. School Improved street definition of 7th Street 10 Modification of Archibald Yell with shared use path on one 11 side Signalized South Street intersection with pedestrian cross- 12 ing Redesign of College and Archibald Yell intersection 13 14 Second Research Center access as shown in campus plan 1$ South School to Walker Park trail connection with new creek crossing Shaded rows indicate projects that require redevelopment /6 TOMORROW'S CORRIDOR: RETHINKING 71B College Avenue "Mainline" Other Major Streets Existing Circulator/Collector Streets Proposed Collector Links Future Links Requiring Redevelopment Private Connected Circulation Regional Shared Use Trails Proposed Corridor Trail Network -------- Protected Bike Lanes Signalized Intersections Unsignalized intersections Transit Stops - } Ul r+ = y ev •• - two rt _ 1 1 Vf SWAve IS15_ Razorback!Greenway ' S. Block Ave ` Razorback Greenway ' T i 79 6' 6' 36' 6' 6' 6' 6' 4' 40' 4' 6' 60-foot Road Channel with Protected Directional Bicycle (Mobility) Lanes Ag" TV" III illhOWNE&Z - �`1 Elm -- - _ _- - - South School section ILIM W South School currently provides two lanes in each direction with a continuous two-way turn lane within two sections: a 60-foot width north of Town Branch Creek, increasing to 64 feet south of the creek. Traffic volume on this part of the corridor can be accommodated by a three -lane section and both this plan and the Mobility Plan recommend this lane reallocation. Several alter- natives exist for using the balance of this street channel. These alternatives include 7-foot directional protected bike (or mobility) lanes with a 5-foot buffer (illustrated above) and a 10-foot two-way protected mobility track with a 6-foot buffer and an 8-foot shoulder on the opposite side (illustrated at right). This shoulder could be used for for right turns or even on -street parking if the 60-foot Road Channel with Protected Two -Way Bicycle (Mobility) Track need emerged with adjacent redevelopment. The 64-foot section can accommodate on -street parking on both sides with a reduc- tion in the buffer to an acceptable 3-feet. The mobility track in both options is adjacent to the west side curb. The separation be- tween travel lanes and the bicycle facility may be accomplished by parking, a painted buffer, bollards, planters, or a raised median. The concept section also includes a desirable 6-foot sidewalk with a typical 6-foot sidewalk on the west side with an 8 to 10-foot sidepath on the east side for best access to Walker Park and adjacent regional trails. E-11J �i�i ' ' �]�i►I[•�iL� ' ' �Z�I:i�:���:11�1:�1�CeID:3 64-foot Road Channel with Protected Two -Way Bicycle (Mobility) Track and 2-Sided Parking South School perspectives Right: Rendering of section with bufered directional bike (mobility) lanes. Far right: Preferred concept with two-way cycle track on west side of street and parking shoulder, with sidepath on east side. The separation between travel lanes and the bicycle facility may be ac- complished by parking, a painted buffer, bollards, planters, or a raised median. MIDTOWN FRAMEWORK: NORTH TO TOWNSHIP 71B Main Line • Maintenance of two travel lanes in each direction with either medians or two-way center turn lane. Potential new intersections at Poplar, Green Acres, Colt Square, and Colt, and access management to reduce and align driveway cuts make medians with protected left turn pockets feasible through most of this segment. In some segments where medians would deny reasonable access to property from either direction, two-way turn lanes are used with patterned pavement to provide better definition and appearance. • Continuous six-foot sidewalks behind a typical six- to eight -foot tree lawn/sidewalk setback. Sidewalk setback may vary with local topography and property lines. Existing Circulator/Collector Streets • Improved use of Green Acres Drive as a local service street by realigning the intersection at College to 90 degrees from its current sharp acute angle. This permits turns to and from Green Acres in both directions and, along with a median break and shared driveway connections, provides access to the "restaurant row" on the west side of College, providing an alternative for local customers. Vacated Green Acres segment becomes a green space and potential catalyst for new development. • Signalized intersection at Poplar, with better pedestrian/bicycle crossing and link to Sublett Creek Trail. Poplar links the corridor to the Razorback Greenway. New Circulator/Collector Streets • Extension of Colt and Colt Square Drives between College and Green Acres to improve local circulation function of Green Acres. • Street segment between Fiesta Square north service road and Sycamore, serving a potential development site. Private Connected Circulation • Redesign of Evelyn Hills parking lot, envisioning circulation drive along building front as an interior street with continuous pedestrian access. Interconnection of interior drives between Poplar and Colt Drive to reduce individual curb cuts and connect restaurants into a district. Private connection of these drives to Green Acres to provide alternative access to the district. This also helps connect Elm Street to the corridor. Regional Shared Use Trail Connections/On-Street Bikeways • Path extension would connect Sublett Creek Trail and eastside neighborhoods to College Avenue corridor, continuing to Poplar intersection. Upgraded Poplar Bikeway. Poplar is the most direct and comfortable route from the Midtown segment of College to the Razorback Greenway. It is currently a shared roadway with street sections varying from 27 to 35 feet and discontinuous sidewalks. Best long- term solution is a shared use sidepath; short term action would use advisory bike lanes, more visible than the current shared lane markings. College Avenue Trail Network • Shared use path network would parallel College on both sides and would accommodate pedestrians, bikes and other human powered modes, e-bikes, scooters, and other low -speed conveyances. • Initial phase to connect Sycamore and Colt Square Drive, serving Woodland Junior High. • East side corridor path extends Sublett Creek Trail to Township Street. Urban Intersection Nodes Increased number of clear street intersections to 1) reduce the need for mid -block driveway cuts and 2) improve people's orientation and sense of where they are relative to the destinations they are trying to reach. Includes new or redesigned intersections at Green Acres, Colt Drive, and Colt Square Drive, High visibility crosswalks with refuge medians if possible at signalized intersections. These include Memorial Drive, Sycamore, Poplar, and Township. Signal installation at Poplar. A pedestrian refuge median between Poplar and Township in the "restaurant district." NORTH TO TOWNSHIPIL FRAMEWORK•. North College Ave with 4 travel lanes, median with protect- 1 ed left turns or two-way turning lane where necessary, ac- cess management, and continuous sidewalks on both sides. 2 Upgraded pedestrian crossing and potential BRT station. 7 Interior street with Evelyn Hills redesign. Extension of Memorial Drive as rear service street with fu- ture redevelopment. Continuous shared use path, serving residential redevelop- ment and connecting to Poplar Bikeway. Path connection to Gregory Park. Connecting street between Evelyn Hills north service road and Sycamore Street with future redevelopment. Proposed Sublett Creek Trail 9 Sycamore Street node. Redevelopment possibilities on northeast and southwest quadrants. 10 Redesign of Green Acres intersection to 90-degree align- ment, green space, and possible redevelopment. Extension of Sublett Creek Trail to connect to Poplar Bike- 11 way and extend north to Township behind existing and fu- ture development. 12 Upgrade and signal installation at Poplar Street. 13 Shared use path and greenway along drainage to Colt Square, connecting back to Township. 14 Colt Square Drive connection to College 15 Colt Drive connection to College 16 Township intersection node with upgraded pedestrian crossing and potential BRT station. 17 Improved Poplar Bikeway to Razorback Greenway Shaded rows indicate projects that require redevelopment 0 ' �]�i►I[•�iL� ' ' �Z�I:i�:���:11�1:�1�CeID:3 2 r 1 1 n 1 1 O • � • 1 1 rt N 6 ' 1 1 1 n,o 1 f 1 1 9 1 1 J 3 - 12 `. ,41 • ■ O7 College Avenue "Mainline" Other Major Streets Existing Circulator/Collector Streets Proposed Collector Links Future Links Requiring Redevelopment Private Connected Circulation Regional Shared Use Trails Proposed Corridor Trail Network -------- On -Street Bikeway Signalized Intersections Unsignalized intersections Transit Stops OP Pedestrian Refuge Median W' A o, r 1 14 .` 15 sow Subleft Creek Tr (proposed) 0- 16 � am . ` l d Transit (BRT) Stations Two potential locations for transit stations in the North to Township segment: Memorial Drive and Township Street. • Memorial Drive's signalized intersection provides relatively good pedestrian access to the VA Campus. A high visibility crosswalk would provide a safer connection to Evelyn Hills. Memorial Drive also has les! turning traffic than North Street, the other primary station location candidate for this general area. S.. w tr+ w+ �.,.y.. • w• r...qs KVN Midtown Street Section The typical right-of-way width in the Midtown segment is 80 feet 0 7 t J +. l6 2L Awaf 07. r. frE - • ri AL 0 College Avenue Concept. Plan at left provides a section with 2 direct lanes in each direction and a center median with left -turn pockets at intersections and aligned curb cuts were possible, or a two-way turn lane where required to provide reasonable access to property. Access management techniques include interconnected drives or parking lots, which in some cases have the continuity of slip lanes, parking lot redesign to align curb cuts on opposite sides of the street, and extension of streets to form new intersections. A pe- destrian refuge median with a "ceiling" of lights is used in this segment, with its grouping of restaurants, to create a distinctive Restaurant District. Median landscaping is important and is shown here for 'illustrative purposes. Actual landscape materials should be selected for both visual impact and durability in a rela- tively inhospitable center of the street environment. Tree cover and shade should also be incorporated into median Ceiling of lights. These lights are installed over a major landscape design. street connection in the traditional city center of Wauwa- tosa, W I ICi7�[i ' ' �>•►���Li ' ' �Z�I:i�:�3�ll�l:�l�Ce�i:3 ok 'C;;J' 1 L. College Avenue Concept. From left: Sketch of an initial North to Township segment of the street; close-up plan of the Township intersection, illustrating bus rapid transit (BRT) and right turn only turnout lanes; and a ren- dering of the Township intersection. A bus turnout lane can provide room for transit to bypass a traffic queue and to control the signal at this location. This provides the BRT with a distinct time advantage over automobiles at busy intersections. Intermediate medians and a wide nose at the center median provide pedestrian refuges that break up the width of the street. A greater orienta- tion toward transit, substantial residential development along and adjacent to the corridor, and increased use of active transportation modes could lead to a future reconsideration of the nature of College Avenue that could ultimately include enhanced transit such as light rail and more intensive development at intersections like this one. An alternative concept would place the transit stop in the outer travel lane. This avoids the increase in pedestrian crossing distance but places the BRT in the line of regular traffic, eliminating its potential time advantage at intersections. V✓ UPTOWN FRAMEWORK: TOWNSHIP TO MILLSAP 71B Main Line • Maintenance of two travel lanes in each direction with either medians or two-way center turn lane. Potential new or redesigned intersections with cross -access at Villa, Drake, Golden Eagle Drive, Harold, and revised Masonic with access management to reduce and align driveway cuts and make medians with protected left turn pockets feasible through most of this segment. As with other segments, when medians would deny reasonable access to property from either direction, two- way turn lanes are used with patterned pavement to provide better definition and appearance. • Continuous six-foot sidewalks behind a typical six- to eight -foot tree lawn/sidewalk setback. Sidewalk setback may vary with local topography and property lines. Existing Circulator/Collector Streets • Realignment of the now closed Villa Boulevard intersection, analogous to the realignment of the Green Acres intersection. This provides better access for all modes of travel to College Avenue from densely - populated residential areas between College and Gregg. • Longview Street segment, completing a connection between the medical district and the College corridor with continued connection across College to the Market -Lee -Hemlock collector described below. • Plainview Avenue gap -filling segment between Fiesta Square and Millsap, providing a local access reliever on a particularly congested part of the main corridor. • Direct linkage of Appleby to the Plainview extension, with a connection to Rolling Hills at a roundabout within the Fiesta Square property, as discussed below. New Circulator/Collector Streets • Major element of the transportation strategy for this part of the corridor. • West -side relief collector, created by connecting Appleby to a Plainview extension with redesign of the Fiesta Square site and redevelopment of the shopping center's frontage. This collector would be developed as a public street through the eastern edge of the redesigned Fiesta Square parking lot. Rolling Hills Drive would be connected across the existing signalized intersection, and would intersect the Appleby -Plainview collector in a roundabout, creating a connected system. This collector can be extended across the Fulbright Expressway, linking to Mall Avenue and the center of the Mall District. This key connection, combined with the Longview gap - filling segment and other projects described below, provides more comfortable access alternatives from areas west of College to major corridor destinations. • East side collector, created by connecting Market Avenue, Sara Lane, Lee Avenue, Hemlock Avenue with future redevelopment of the existing shopping center at College and Longview and revised site design of existing development between Rolling Hills and Harold. This NORTH TO TOWNSHIPIL FRAMEWORK COMPONENTS North College Ave with 4 travel lanes, median with protect- ed left turns or two-way turning lane where necessary, ac- cess management, and continuous sidewalks on both sides. 2 Villa Blvd intersection redesign 3 Continuous shared use path on west side of corridor 4 Drake Street right -sizing with bike lane/shoulders 5 Rear collector connection to serve potential redevelopment. linking Township with Sunbridge intersection 6 Continuous shared use path on east side of corridor 7 Aligned shared curb cuts on opposite sides of College 8 Appleby bike lanes with connection to Razorback Greenway Appleby -Plainview connection and roundabout to Rolling 9 Hills with possible Fiesta Square parking redesign and new development 10 Rolling Hills protected bike lanes to Old Missouri/Old Wire path system. can then connect to a realignment of the North Front intersection at Millsap, extending the collector system to Joyce Boulevard, discussed in the Mall District section. • New Masonic Drive route and connection between proposed east - side collector, College, and Plainview. Between College and Plainview, this would follow a relatively flat route on the north side of the Lewis Ford lot. Options east of College to an extended Hemlock Avenue include using the south edge of the Superior Nissan site, compensated NORTH TO TOWNSHIP FRAMEWORK COMPONENTS Interior street continuity with redesign of office and retail 11 developments north of Rolling Hills, with connection to fu- ture Market -Lee -Hemlock collector 12 Shared front driveways/slip lane with access consolidation 13 Plainview connection to provide continuous local collector on west side to Millsap and eventually to Mall. 14 New Harold Street connection linking Plainview collector and College corridor. 15 Street segment to fill Longview Street gap to west side de- velopment areas 16 New Masonic alignment between Whole Foods and Lewis Ford to provide alternative local access to shopping center 17 Relocation of Masonic Street signal to south; existing Whole Foods shopping center access is retained New alignment for Masonic Street on south side of Superior 18 Nissan or north side of shopping center lot. Possible land trade with auto dealership involving existing Masonic Street right-of-way. Connection of Market Avenue and shopping center service 19 drive and/or Sara Lane into a unified route between Rolling Hills and Harold, aligning with Lee Avenue north. Shopping center redevelopment that includes continuation 20 of the east -side collector using a continuation of Lee Avenue and connection to a Hemlock Avenue extension. 21 Extension of Hemlock south of Millsap to Masonic, complet- ing the east side collector south to Rolling Hills. Shaded rows indicate projects that require redevelopment :• TOMORROW'S CORRIDOR: RETHINKING 71B Oft D 13 �- O rr �_ Villa Blvd fD 3 O 2 1 1 ' O yam+ - �' I� ♦ j.,` r' . Film. L _ �, • • I CL dw dpp law - de I 13 I � 1 Pie _ I 11 �� J7 II oil 12ZZ TJ --- i�= I r• �1 _� ---- 18 11 ^-- ' Oil 19 L _Lee 2 Oil I t �`O— AL by a land swap for the existing Masonic right-of-way, or use of the north drive of the existing shopping center. A new access would be developed from the new Masonic alignment to College Marketplace, and the existing traffic signal at Masonic would be relocated to the south, providing more separation from the Millsap intersection. • With redevelopment, a circulator link between Township Road and the Sunbridge and College intersection, extending Shiley Drive north of Township. This would provide a bypass for some eastside traffic around the Township intersection. Private Connected Circulation • Redesign of Fiesta Square parking lot, envisioning circulation drive along building front as an interior street with continuous pedestrian access. • Aligned and shared driveway cuts, connecting the proposed eastside and westside collectors and College, effectively creating a web of local access ways around the main line. • Maximum interconnection of interior drives to form slip lanes and incorporation of large rear service and drive areas into the overall circulation system across property lines. Regional Shared Use Trail Connections/On-Street Bikeways • New development and access configuration at Fiesta Square will maintain the connection (now a pilot project) to connect the Razorback Greenway and Old Missouri/Old Wire bicycle facilities. This bridges the gap between the Appleby bike lanes and Rolling Hills protected bike lanes. • An extended bike route west is available by using the Scull Creek Trail portion of the Greenway to Drake Street. College Avenue Trail Network • Shared use path network parallelling College on both sides and to accommodate pedestrians, bikes, e-bikes, scooters, and other low - impact mobility conveyances. • East side route generally follows the base of the hills and uses surplus space through or adjacent to service areas behind buildings and new routes through potential redevelopment projects. • West side corridor follows rear property lines and available existing separations between buildings to connect back to College between Township and Rolling Hills. It continues along the Fiesta Square bikeway connection and then north as a sidepath along the Plainview connection. Urban Intersection Nodes • High visibility crosswalks with streetscape elements and refuge medians if possible at signalized intersections. These include Sunbridge, Rolling Hills, Masonic, and Millsap. • Protected pedestrian crossings with refuge median at or near Golden Eagle and Harold. Transit (BRT) Stations • Potential BRT stop at either Rolling Hills or relocated Masonic, depending on development objectives. Only one stop is needed in this segment, and choice may depend on timing of redevelopment. Diagram displaying the Appleby/Rolling Hills/ Plainview link at Fiesta Square (highlighted in red) TOMORROW'S CORRIDOR: RETHINKING 71B Trail continuity. The transportation concept assembles a continuous shared use path on both sides of 71B that connects proposed housing to commercial, enter- tainment, and recreation destinations. This path uses a number of different routes and settings for facilities, winding through new projects that should be designed to accommodate then and existing and new roadways proposed in the project. Above: Pilot cycle track project through the Fiesta Square parking lot. Left: Diagram of trail route (highlighted in green) through existing and proposed development. M MALL DISTRICT FRAMEWORK: MILLSAP TO Joyce Boulevard, with local slip lanes providing for turns and local corridor should be emphasized. LAKE FAYETTEVI LLE movements into adjacent properties. Existing Circulator/Collector Streets 71B and Fulbright Expressway Main Lines and Interchange • Re -envisioning the urban interface of the College and Fulbright Expressway interchange by replacing some of its "freeway" aspects with greatly enhanced local access. Key components of the concept presented here, which is subject to further study and operational modeling, are described here below. • Relocation of northbound lanes on College Avenue, pairing them more closely with southbound lanes. Benefits of this change include: 1) replacing the existing left lane access to the flyover with a more intuitive and safer right lane access, and reducing queuing issues on College Avenue's northbound inner lane resulting from closely spaced left -turn movements; 2) opening a significant development site on the former northbound lanes; and 3) improving pedestrian and bicycle connections now effectively blocked by the interchange. • Replacement of Fulbright exit ramps to College Avenue with a new signalized T-intersection. This eliminates significant traffic conflict problems at the transition between a freeway environment and the College and Millsap intersection. • Fulbright and Plainview/Mall at -grade intersection. In this concept, the Fulbright Expressway transitions from expressway to urban boulevard, with the limited access portion beginning and ending at an intersection with the Plainview/Mall westside collector. Plainview extends north from its current terminus at Millsap, and continues across the Fulbright as Mall Avenue. This increases use of the collector as a north -south traffic distributor, relieving College and opening a second significant development corridor. • Resolution of the Shiloh/Mall Avenue intersection with a roundabout. This can resolve a conflict with an at -grade Fulbright intersection and adjacent Shiloh Drive that provides access to Target and other retail destinations. This three-point roundabout would be fed in part by a dedicated right turn lane exiting the westbound flyover. The intersection with proper refuge medians can also connect a proposed shared use sidepath along Plainview with a similar facility on Mall Avenue. • Possible grade separation of the Joyce and College intersection. This concept would take through lanes of College Avenue over • Consolidation of travel lanes to the west side of the road channel north of the Clear Creek bridge, with a five -lane or four -lane divided section with a standard width median with left -turn pockets. This eliminates the ambiguity of the current 40-foot center turn lane and permits a properly landscaped and attractive access to Lake Fayetteville Park, a major regional asset whose connection to the 71B DISTRICT: MillsapMALL to Lake Fayetteville Components 1 Realignment of North Front to align with east -side Mar- ket -Lee -Hemlock connector route 2 Possible additional or alternate route from Sain Street to Millsap 3 Planned Sain/Vantage connection to Joyce Boulevard 4 Roundabout intersection of planned Vantage-Sain connec- tion with North Front Realignment of northbound College Avenue lanes to pair with southbound lanes New T intersection replacing ramp of eastbound Fulbright Expressway lanes. Vacated ramps integrated into a shared use path system connecting the west -side College Avenue path network back to College and Millsap and to the Mud Creek Trail. Existing flyover for northbound to westbound movement 7 from College to Fulbright Expressway, also maintaining southbound to westbound merge 8 Continuation of Plainview collector, with connection to Mall Avenue. 9 New signalized grade level intersection on the Fulbright Ex- pressway with the extended Plainview/Mall collector. 10 Roundabout intersection north of Fulbright Expressway, re- solving Shiloh Drive and Mall Avenue circulation. 11 Van Asche/Shiloh connection with bridge over Mud Creek. 12 New connection between Van Asche/Shiloh and North Front north of Mud Creek and under College Avenue. The local circulation network, both using existing and new facilities, is a key element of the interchange reconfiguration. Adjustments and modifications of existing facilities are described below. 13 Alignment of North Front and Frontage Road intersections with Joyce Boulevard. Possible redesign of Joyce Boulevard intersection with 14 grade separated through lanes and slip lanes for local access from College to Joyce. 15 Mall Avenue with shared use sidepath to NW Arkansas Mall Redesigned peripheral street at Mall site with urban section, i� street landscaping, and sidewalks with future Mall mixed use redevelopment. 17 BRT stop at Zion Road. The Joyce Boulevard intersection may be considered as an alternate location. Consolidation of College Avenue lanes on west side of trav- 18 elway, reducing paved area and improving entrance to Lake Fayetteville. East side College Avenue trail connection to Mud Creek Trail Existing Mud Creek Trail, with new shared use path connec- tion to trail legs along N. Front. Local path along drainage corridor and Remington Court to Shepherd Lane Peripheral shared use path and walkways along redeveloped periphery of Mall. Direct trail connection from Mall trailhead to Mall building 23 24 Existing Razorback Greenway underpass to Lake Fayetteville 2$ Connection to existing path link to Lake Fayetteville and Greenway via Zion Drive shared use path Shaded rows indicate projects that require redevelopment o TOMORROW'S CORRIDOR: RETHINKING 71B N,W— 19 . op -oft�r 1 I —�J 20 (::� 3 vlli' •' '� i . A S N < a �♦ _ 1 � r Mall Ave , 24 74 It- _ 1 t 11 1 D 14 17 4* N. Front St 1 I N 1t a IJ • I -ftow WAft w - 91 Realignment of the north and south ends of North Front. The intersection of North Front, which operates as an east frontage road for College, with Millsap would be relocated to the east, providing more distance from the College and Millsap intersection and lining up with the proposed eastside connector. On the north, the street could be relocated to align with Frontage Road, possible with removal of the existing exit ramp from northbound College either with slip lanes or intersection redesign. • Sain-Vantage connector. The two existing streets are interrupted by Mud Creek. The successful March, 2019 bond issue includes funding to connect Sain and Vantage, linking North Front north to Joyce Boulevard and Zion Road. This concept provides a short- to medium -term termination of the Sain-Vantage connector with a roundabout at North Front, with better local street connectivity and intersection relocation. Should a future Fulbright connection be considered necessary, the eastbound movement off the Fulbright could extend under the flyover ramp and into the roundabout, while westbound movement from the connector could potentially merge into the flyover, given the additional space provided by relocating the northbound College Avenue lanes. • Van Asche/Shiloh Drive connection. Connecting these stub streets would provide continuous service access on the northwest quadrant of the interchange. This logical connection has been stymied to date by the need for a Mud Creek crossing. This proposed link continues into the Mall site and is integrated into the Mall's internal street system. New Circulator/Collector Streets • Most new collectors in this segment fill gaps in the existing network and are described above. • New connection linking North Front and Shiloh Drive under the elevated section of College. At present, traffic bound from the east side of College to retail destinations on the west side must use the flyover. This link provides an alternative east -west link to businesses and development on both sides. Private Connected Circulation • Private drives using right-of-ways vacated by North Front intersection relocation. • Upgrade of the peripheral drive around Northwest Arkansas Mall to an interior urban street as part of a redevelopment program to develop surplus parking area with mixed use development. • Upgrade of the Shepherd Lane access between the Mall and Barnes and Noble shopping center, integrated into Mall drive redesign. This is especially important if through lanes on College are elevated at Joyce Boulevard. Regional Shared Use Trail Connections • Connection of proposed trails, some of which use vacated portions of the interchange, linking the College/71B corridor to the Razorback Greenway and Mud Creek Trails. Components are described below. • Plainview/Mall shared use sidepath continues the trail on the west side of College, connecting directly to the Mud Creek Trail and, through the redesigned Mall site, the existing Greenway trailhead at the Mall. • Trail from Plainview and Fulbright connects to Mud Creek Trail east of the corridor and to the northwest corner of College and Millsap, largely using vacated expressway ramps following redesign. Trail could continue west along Futrall Drive to connect to the Greenway tunnel near Gregg, serving the Washington Regional Medical Center district. • Reuse of existing bridge for northbound College Avenue lanes over Mud Creek as a park related to adjacent development and a link between the east and west segments of the Mud Creek Trail. College Avenue Trail Network • East side system continues north along North Front corridor to Mud Creek Trail, continuing north along tributary drainageway and Frontage Road to Zion Drive. • East side connection continues with a path along Zion Drive to existing trail link to Lake Fayetteville and Greenway at Venetian Lane. • West side route follows Mall Avenue and peripheral street to existing trailhead, and continues loop to Zion Drive entrance to the Mall. • Zion Drive link across College connects the east and west side systems. Urban Intersection Nodes • High visibility crosswalks with streetscape elements and refuge medians at signalized intersections. These include Joyce Boulevard, Shepherd Lane, and Zion Drive. • Zion Drive intersection to be redesigned to reduce high speed character of right turn bypass lanes. Transit (BRT) Stations • Potential BRT stop at Shepherd Lane or Zion Drive. Scale of intersections and amount of space permits full turnout stops on one side of the intersection: probably south at Zion or north at Shepherd. Bridge Park With relocation of northbound lanes, this bridge could be converted to a park that would be a resource for an adjacent high -density development and a connection be- tween the two legs of the Mud Creek Trail. 92 MOMINMIMEAVIECIMI-I "% 41110" - �- Itp 0, 0 of 0 O CD ....... CLi r O V� Aft t-4 dh 1.0 AIL A Conceptual Sketches Design sketch at left highlights shared use path connectivity through the concept for the College and Fulbright interchange. Sketch above illustrates grade levels and possible development of vacated northbound right-of-way. F2W K7 �rl - 93 THE DEVELOPMENT FRAMEWORK Development along the 71B corridor has been and will continue to be an incremental process. This section establishes a guide for that continued evolution that gradually, through market forces and individual, voluntary actions can lead to a new kind of connected, mixed use 71B corridor. The framework is based on an overall assessment of the long-term viability of different types of occupancy, the conditions of sites and buildings, and the effects of changing market forces on different types of land uses and demands for them. This assessment is in turn based on several overriding trends: 1. The growth projections and policies contained in Fayetteville's comprehensive plan and other planning documents, including the ULI's healthy corridor assessment and the Fayetteville Mobility Plan. The comprehensive plan projects a population growth of 50,000 for Fayetteville, corresponding to approximately 20,000 housing units. A substantial amount of this housing will be in medium to high -density settings, including small -lot single family, attached units like townhouses, low- and mid -rise multi -family apartments, and innovative residential settings. 2. The market analysis presented in Chapter Four indicates a declining medium- and long-term demand for commercial land and square footage, partially but not totally offset by population growth. This decline in the immediate corridor market has a number of causes, including competition from regional retail destinations such as the Promenade and the larger Rogers commercial area, the increasing prevalence of on-line retailing, and the declining market for traditional retail malls like the Northwest Arkansas Mall and older strip centers. This, coupled with substantial housing demand during the next two decades, suggests a significant probability of converting some current commercial land to residential occupancy during this period. 3. The analysis of Chapter Two shows that building coverage percentage throughout the 71B corridor is very low and parking and impervious coverage are very high. Larger commercial developments, including existing strip development, were designed with parking ratios that were based on highly seasonal loads and are rarely achieved, today around Christmas. Other smaller developments paved their sites as a low - maintenance default option, inefficiencies caused by lack of connection to neighboring sites, and/or inefficient site design. All of these provide opportunities for more efficient use of real estate. 4. Transportation preferences in Fayetteville and elsewhere are likely to evolve during the next twenty years. Bicycle transportation, already a significant travel mode in the city, may increase with the introduction of e-bikes, bringing cycling within the physical capabilities of more people. Ozark Regional Transit has increased service on the 71B corridor with positive results and the introduction of bus rapid transit is being seriously contemplated. Electric scooters and other personal mobility devices have become significant forces in peer cities like Bloomington, Indiana, while the effect of electric and autonomous vehicles on urban land needs is uncertain. Finally, personal preferences and legislative mandates that respond to greenhouse gas emissions and climate change may also have a profound effect on transportation in future years. One common trend is likely though - the amount of land devoted to the circulation and storage of personal vehicles is likely to decrease significantly. And many alternative modes are especially well -suited to shorter trips and greater adjacency of residential uses, entertainment venues, and commercial and office services. 5. These collective forces increase demand for greater land efficiency, higher densities, and higher value to land area ratios. The resulting market forces will tend to increase pressure on space intensive lower - yield land uses such as small single -level strip centers, free-standing offices and retail, and some automotive uses to convert to higher intensity development. 6. These trends must be balanced strategically by the city of Fayetteville's revenue structure, which places a significant reliance on sales tax revenues. This translates to a strong public policy imperative to maintain and strengthen the corridor's retail environment, which remains highly auto -oriented, while increasing the local customer and property value base through policies that encourage residential development, higher land efficiency, and mixed uses. DEVELOPMENT STRATEGIES The following pages display diagrams and strategies for each segment of the 71B study area. They are overlaid on the Transportation Framework and include general policy objectives and more specific guidance for potential strategy sites. These are followed by illustrative plans that show how these guidelines could be implemented. The site -specific guidelines use terms that require further elaboration, presented here: Small lot single-family residential. Single-family detached units on lots less than 5,000 square feet, or a net average density of about 8 units per acre, or single-family semi -attached or attached units, typically on individually described lots and connected by garages or a common wall, with an average net density of about 12 units per acre. In the 71B area, this development is used on the edge of the main corridor as a transition to lower -density residential areas, on sites that can be buffered from higher intensity surrounding uses, and as a way to introduce affordable single-family homeownership opportunities. However, higher intensity uses and residential densities are more prevalent in the development framework. Medium -density residential. Attached units, including townhomes and small multi -family buildings, with net densities in the range of 16 to 24 units per acre. This form of development can appeal to households of a variety of ages but with small yards and shared covered parking, can provide an attainable option for households with young children, a growing demographic at this specific point. These units can help fill the so-called "missing middle" gap in contemporary housing markets. The development framework proposes this concept on sites that provide enough area for self-contained clusters and linkages to other community features, including schools, commercial development, and parks and playgrounds. Multifamily residential. Multi -level residential buildings, which in Fayetteville are most commonly two or three levels of living units with net densities in the range of 20 to 40 units per acre. This is also the most common multifamily form proposed for the study area. In order to minimize surface parking and because of rocky subsurface conditions, the typical multifamily building will provide three levels over at -grade parking, with parking exposure hidden by landscaping, rlCi]�Li ' ' �]�i►I[•�iL� ' ' �Z�I:i�:��1i:11�1:�1�CeID:3 berming, or finished elevation treatment. As a general rule, one level of parking that extends for the full building footprint supports three residential levels. Single -use multi -family is proposed as a single use on redevelopment sites that are on the edge of the corridor area and lack direct exposure to South School or College. On sites along or near the street corridors, multi -family should be integrated into mixed use projects (see below). Mixed use development. Mixed use projects are typically shown on sites that include 1) redevelopment of excessively large parking lots, 2) future redevelopment of low -intensity, high vacancy or obsolete commercial buildings or projects, or 3) vacant buildings or sites. Typically, mixed use buildings involve retail, restaurant, office, and residential uses, usually with residential over a commercial grade level. However, requirements that the entire footprint be reserved for retail, restaurants, or similar uses often create more commercial than the market supports and require either additional surface parking or a separate parking structure. Another option, appropriate along the 71B corridor, locates parking at grade under residential levels and screened by commercial extensions appropriate to the market. Some locations have characteristics such as views, surrounding activities and assets, or urban design qualities that make taller buildings appropriate. • Contemporary retail or commercial. Relatively recent (typically post 2000) development with landscaping and site design standards that do not require short-term change. • Commercial infill. Generally applies to areas where existing uses are likely to remain but where space exists for additional, single -level commercial development with more efficient site design; or sites within an existing project intended for commercial development but not yet used for that purpose. • Commercial enhancement. Generally applies to areas where existing uses are likely to remain but where access management, cooperative parking and site development, improved landscaping and pedestrian connections to front doors from trails or sidewalks are needed to help realize the corridor vision. • Shopping center upgrades. Improved parking and site design, possible facade and pedestrian improvements, and reducing unnecessary parking to be more consistent with normal demand rather than extremes. • Internal streets. Driveways within projects such as shopping centers and large mixed use projects designed to have the character of streets with sidewalks, street landscaping and furniture, and limited driveway or drive aisle interruptions. Iconic commercial. Properties to be maintained by virtue of the memories and stories that they produce or because of their special place in the historic development of the 71B corridor. Small lot single family. Florida Way, Fayetteville Mixed use concept. Wauwatosa, WI Iconic commercial. Gator Golf, Fayetteville Medium -density residential. Gray's Station, De Moines Medium -density residential. Huron Street, Culver City Interior street. Detroit Lakes, MN Commercial preservation. City Liquor, Fayetteville 95 RESEARCH DISTRICT SOUTH FAYETTEVI LLE Total Corridor • Reconfiguration of South School with three lanes, continuous sidewalks, protected bike lanes, two-way turn lanes, strategic pedestrian refuge medians, and possibility of future on -street parking as required by redevelopment. Research Segment: Cato Springs to Town Branch • Execution of Research Park master plan • Village concept for temporary housing around 7hills Center. • New multifamily development. • Trail link between Cato Springs Trail and Town Branch Trail Walker Park District: Town Branch to 11th • Southgate redevelopment including commercial and resi- dential redevelopment on shopping center and surrounding blocks. • Future mixed density development between 13th and 15th • Preservation and enhancement of key commercial assets • Trail spur connection to Walker Park Mill District:11th to Prairie • New mixed use and infill commercial development, including planned redevelopment of the Co-op property. • Locust Street infill • Trail -related townhomes • Improved 7th and 9th Street cross access • Right -turn only lanes at MLK • Preservation of key commercial assets Archibald Yell Segment: Prairie to Rock • Residential infill of different types along Archibald Yell • Commercial enhancements of neighborhood commercial on north side. • Revised Archibald Yell design • Signal and pedestrian crossing and Arts Cluster at South Street • Redesigned College and Rock intersection SOUTHDEVELOPMENT FRAMEWORK: Cato Springs . Rock Street 1 University of Arkansas Research campus master plan imple- mentation, with future expansion to South School Multifamily residential to support research campus Cottage or "tiny house" housing for temporarily homeless households/families near 7hills service center Ozark Steel with improved buffering and access Shopping center site redevelopment, maintaining viable ex- isting businesses Commercial infill, maintaining key neighborhood retail Commercial maintenance and infill on South School front- age, medium density residential adjacent to trail and Walker Park 8 Commercial enhancement 9 City Lumber site enhancements and buffer landscaping 10 Medium -density residential infill development Mixed use with multifamily emphasis Commercial infill and site improvements, including land- 1 scape and reduction of paved area 1 Existing contemporary multifamily residential (Varsity House) y .. .. . . •. 14 Site enhancements and access management of existing in- dustrial use 15 Multifamily with existing commercial/restaurant frontage on School, improved parking 16 Mixed use redevelopment of the Co-op site. Future site en- hancement with infill commercial on corner. Commercial maintenance and infill on School frontage, me- dium -density residential on Locust St infill sites Contemporary retail. Improved site plan with upgraded pe- destrian access from street. Mill District buildings. Infill street -oriented commercial along School frontage or maintenance as a public space Contemporary medium -density residential, commercial adaptive reuse possible at corner Existing neighborhood commercial with shared site access and coordinated parking plan. Medium density residential, with gradual redevelopment continuing development precedent along 5th Street Medium density residential infill and spot redevelopment on open or distressed sites along Archibald Yell. Focus on southeast corner of South Street Single-family conservation and infill, continuing current de- velopment patterns Existing multifamily Key neighborhood business with improved pedestrian ac- cess to and through the site 7V TOMORROW'S CORRIDOR: RETHINKING 71B 6 g 1 ~ 1 jr is Urban Nodes with higher permitted density Intersection amenities and placemaking improvements _ 1 1 20 — � 1 I .i_ 10 � 11 _ 12 17 18 ! 22 - -- - - 23 1 I 24 A 0 24 AA rt L. .Y, 0 Nf V U3 � 4 w New multifamily with trail connection to Town Branch Trail. Loop access street connects Research Center Boulevard and Cato Springs Road. At -grade parking un- der residential levels supports three floors. Supplemental surface parking can support additional housing. Market is strength- ened by research campus and overall university -related demand. Trail connec- tion links Cato Springs Trail to Town Branch Tra i 1. B a � Co-op site. Comprehensive mixed use redevelopment with multifamily and commercial Research Campus Expansion. components, including adaptive Campus plan calls for extension reuse of some existing buildings Commercial enhancement. and site plan features that allude to South School. Research Cen- Redesign of busy neighborhood Con - ter Blvd transitions to a shared to the projects history. Con - commercial center to provide nections provided to adjacent street and plaza at the campus internal pedestrian link to Dollar core. Internal trails and green regional trails. General, controlled curb cuts, ways connect to Town Branch and continuous walks along Trail. School. Shared parking and ac- See inset of this ` — — — — — — — — cess increases parking efficiency, development area — — on pages 99 and 1 1/ 100. Q $ 1 to rt rr O 1 (A s b W aa- Vt �e 1 b --� � 1 d!• 17 ❑ ww1�1J. Ozark Steel lumbar pf d O 0 d 1 A "tiny house" concept pro- L — — --- L — - — — — — — — — — — — + New Be- viding housing for temporarily I ' ginnings. homeless households or house- Bridge hous- holds in need of a permanent /le5� New Walker Park neighbo ing project supportive setting. This could _ hood redevelopment. Com- to serve benefit from a location adjacent unsheltered to 7hills Center. Improved buffer- Southgate rede- mercial services along South people, de- velopment area. School, with interior access ving should 1, developed around Includes trail con- street and medium -density, veloped by Ozark Steel, with trail connection Serve NWA. running through buffer. nection to Razor- family oriented townhomes tie- back Greenway. hind, adjacent to Greenway and directly connected to Walker Park. Reinforces and comple- ments new residential develop - Existing Buildings and Establishments ment in the Walker Park area. _ New mixed use/commercial/high-density residential ® IMedium Density Residential Small lot single family Future Research Center Buildings Small -lot single-family. Neigh- borhood cluster connects to Razorback Greenway and is compatible with adjacent resi- dential. Path connection. A path and new creek bridge could con- nect the South School corridor to the Razorback Greenway and Walker Park. c Mill Building. Illustrative plan includes retail or mixed use development along School Av- enue frontage. Site could also 3 be retained as a neighborhood green space with historic inter- = pretation. °E Neighborhood 10 e commercial. Shared e� access and parking lot redesign for existing o commercial uses on c north side of Ar- e ea, s hib Id Y II a e. *mod "Arts" cluster. Im- _� �J q� proved parking, sig- tn nalized South Street 0 _°c, intersection, and revi- sion of Archibald Yell e section. Infill townhomes. Locust A Street townhomes, with duo a infill on residential street. Commercial infill on 1 School Avenue frontage. s - Infill townhomes. Mediurre density townhomes and it - small -lot single family on infill sites along or near J Archibald Yell. Major re- A development of 4th and Block triangle' Ir r �i�i ' ' e]�i►/[•�iLe ' ' �Zel:i�:���:11�1:�1�CeID:3 Food and Shelter Village, Norman, OK Housing "Village" for Temporarily Homeless Households Homelessness is a significant challenge in the South Fayetteville part of the study corridor, but it encompasses different people with different needs. The interfaith 7hills has established a Day Center along South School that provides support services including job assistance, transportation, meals, counseling, and other basic human services. It is also developing the Walker Community, a transitional housing environment that will provide 36 units for individuals and families in townhouse and efficiency apartments Serve NWA's New Beginnings project, under development in 2019, addresses the needs of unsheltered people by providing bridge housing with supportive services to help them on the path to permanent settings. But others, including households with children, are temporarily homeless because of financial emergencies, domestic abuse, gentrification, and increasing housing costs. An interesting physical development model to address these needs is a "tiny house" community, providing individual detached units around common space with access to 7hills support services through its service center. This approach was pioneered by Norman, Oklahoma's Food and Shelter program and appears highly relevant to this need in Fayetteville. It also provides a place for families to live on a short-term basis while other, more permanent housing is developed. Focus on Southgate The Southgate area, between Town Branch Creek and approximately llth Street, merits a special focus because of the substantial new development opportunity that it presents. While most of the 71B corridor involves evolutionary change on opportunity sites, this area's underutilized or vacant land encourages a more aggressive, redevelopment -oriented approach. Such an approach also complements the major changes taking place in the Mill District, improvement efforts in the Walker Park neighborhood, and the continued growth of the University of Arkansas research campus. A key early initiative would be redevelopment of the under -occupied Southgate shopping center. In the concept, the vacant IGA grocery store, most of which is in the Town Branch Creek floodplain, would be demolished and replaced by a multi -family building with parking at grade (or floodplain) level. The iconic Mountain Man store would remain with improved parking and overall environment. A contemporary but vacant bank building would be reused, with a new mixed use building defining the 15th Street corner and more residentially scaled apartments lining the east side of the site. The following pages illustrate the continuation of this redevelopment approach toward the Mill District. New development focuses on sites with low use and the concept maintains and enhances many existing buildings and business establishments. Existing salvage yards north of 15th Street would gradually be replaced with new commercial development and a medium - density townhome community with access to the Razorback Greenway and Walker Park. On the west side of School north of 15th, a mixed use project with two commercial spaces and multifamily buildings would replace vacant uses or distressed buildings. Parking and pedestrian access are improved to important existing neighborhood businesses. Southgate Development Area Concept: Town Branch Creek to 11th Street LEM Existing - Mountain Man Store I y 0 Bank building reuse \ New multi -family over at -grade parking. The parts of the existing IGA building in the floodway and floodplain would be demolished. Southgate Plan Elements South School redesign. Includes cycle track on west side, parking lane on east side in 60-foot section. Southgate Redevelopment Three-story walk- up multi -family oriented toward entryways Parking lot redesign I ' provved—pedes r� NResidential over parking. dossing and intersection Some street level retail a ignment t I may be included. Ln ffice or trade ommercial �J&Commercias +rl M 11111111 II111 �� - it Townhomes with family -oriented features including yards Residential over parking. Some street level retail may be included. Razorback Greenway Walker Park Detached townhomes Townhomes with family -oriented including yards N r I ter- -AM) `M4 . Office or trad commercial Cif y Lumber. Site `d circulation improvements Vaughn Recycling. Improved screening and building New circulation upgrades drive. Includes path bridge and 13th Street Greenway. connection to New creek bridge and trail Greenway connection to South School rim Or tol �Al '� .i�► � �_ ti "R_ »'' � r R _fir dr At 40P_. �_74 AIP --��1-4 ' K • i ~�40 �'. Z `fir �qr,',�� • aF� Aerial perspective looking northeast. View illustrates scale of potential buildings with their relationship to surrounding neighborhoods, Walker Park, and existing development. I>ti7�[i ' ' �>•►���Li ' ' �Z�I:i�:�3�ll�l:�l�Ce�i:3 :AL -W v® View looking south with City Lumber and existing commercial center (including Rick's Looking north from north edge of City Liquor site. Iron Skillet) in foreground. T - M r Internal street through Southgate multi -family and townhome community includes a path that would link these new residential areas to Walker Park over a new creek bridge and to the Walker Park Trail. _IS Looking toward possible redevelopment of the existing Southgate shopping center. 103 MIDTOWN DISTRICT SOUTH: NORTH TO TOWNSHIP Total Corridor • College Avenue upgrade with access management VA/Evelyn Hills Segment: North to Sycamore • College Avenue upgrade with access management • Redesign of Evelyn Hills parking lot, with future development possibilities • Future extension of Memorial Drive to serve new development • Path connection to Gregory Park • Local path and sidewalk continuity • Urban family residential on "farm" and storage sites, tied to local streets • Transit (BRT) station at Memorial Drive Green Acres Segment: Sycamore to Poplar • High -density node at Sycamore intersection, focusing on north- east quadrant • Green Acres realignment and replacement with central green space • Sublett Creek trail connection to Poplar, with upgraded Poplar bikeway to Razorback Greenway • Intersection nodes at Sycamore, Green Acres, Poplar • Infill mixed -use and multi -family • Family- and trail -oriented townhomes using back parts of deep commercial lots and adjacent to Woodland Junior High Restaurant District; • Theming as a center of international, locally -owned restaurants • Interconnection of parking and driveways with pedestrian connections between businesses • Intersection nodes at Colt Square Drive, and Township • Inf ill mixed use development as opportunities emerge • Local access grid to west side using Green Acres and Colt Drive extensions • Greenway and neighborhood park along floodplain • Parallel, separated shared use paths paralleling both sides of College Township Node • Transit (BRT) station at Township FIGURE 6.X: South Fayetteville Development Framework: Cato Springs to Rock Street 1 VA Hospital campus with improved pedestrian access to College Adaptive reuse of iconic motel by the Fayetteville Housing 2 Authority to provide affordable housing for veterans. Possi- ble commercial infill at corner 3 Existing commercial/office uses 4 Gregory Park with path links to College and surrounding uses Evelyn Hills upgrade with improved parking and circulation 5 design. Possible future higher -density mixed use develop- ment on College and on north side of lot Contemporary commercial 6 Medium density residential along internal street 7 8 Medium density or small -lot single family - Mixed use with multifamily emphasis, commercial on direct College frontage 10 Existing contemporary commercial Mixed use development with street -level commercial em- 11 phasis at intersection, high -density residential away from the street Existing medium density residential 12 6.X: SouthFIGURE Fayetteville Development to Rock Street 13 Existing primarily single-family residential neighborhoods 14 Existing contemporary commercial with possible infill 15 Multifamily with existing commercial/restaurant frontage on College, improved parking Commercial maintenance and occasional infill, including 16 preservation of historically important mid-century motel on College 17 Mixed use development with multifamily emphasis on Pop- lar node Possible street -oriented commercial with potential for up- 18 per level residential or maintenance of existing commercial using surplus parking in place of street yard parking. Restaurant District segment, maintaining individual build- 19 ings and providing shared pedestrian and driveway access, thematic streetscape, interconnected drives, and shared parking where possible 20 Commercial maintenance, with potential reuse of excess surface parking. Neighborhood greenway and park along drainage corridor Li 22 Mixed use residential, with residential over parking and re- tail 23 Township Node, maintaining existing contemporary com- mercial with improved links to future BRT station TOMORROW'S CORRIDOR: RETHINKING 71B Z O S 1+ ICI � i rl�� - 1 ` I -- 1 1 8 10 16 r--is 1 1 Urban Nodes with higher permitted 16 — m density Intersection amenities and placemaking improvements V O rt f / 20 18 Z 19 Green Acrer — — - — 1 7 N S M Q Id 23 s I 11 � y(A& 00 19 105 Existing Buildings and Establishments New mixed use/commercial/high-density residential Mr (Medium Density Residential I Small lot single family Future Research Center Buildings Mixed use redevelopment. Possi- ble redevelopment of single office and automotive uses with row of Memorial Drive. High visibility mixed use, residential over parking/ crosswalk with adequate crossing commercial structures. Access from time for pedestrians and future bus extension of Memorial Drive to align rapid transit station. with "Nature Drive" and continue to Sycamore Street. Shared use path parallels the rear drive with access to Gregory Park. Igo** sre dry d Mi, Hi -Way Inn. Redevelop- ment of mid-century motel for affordable housing for 7 a c veterans by the Fayetteville Housing Authroity. With (— modification of street, rr- sidewalk continuity to North Street. Possible infill commercial at North Street Evelyn Hills. Major site redesign Green Acres Common. Realignment of Green Acres Drive intersection opens opportunity for neighborhood common space on vacated street. This becomes a central green for surrounding new residential. Site design should include an amenity that also expands stormwater manage- ment capacity. Townhouse rows. Development of back side of deep commercial lots with townhomes and access drive, adjacent to Woodland Junior High. Shared use tail extZnded along school/tAnhou�e'bbundary. �4 L • `-' es ;40 d �v Uu Sycamore node. Rede- -L e d b t t t velopmant of northeast Neighborhood green. Neighborhood and green space in 100 year floodplain area, with west -side trail, playground, and other passive recreational features. Connection to Restau- rant District businesses. Design of this space should provide improved stormwater manage- ment along an existing drainage corridor. Poplar node. Mixed use pos- sibility on northwest corner with shared parking provided by large lot between Poplar frontage and multi -tenant commercial building to the north. intersection, with access co -prove ing an ur an In error s ree Residen al community. Develop- ordinated with Hi -Way Inn adjacent to building, clear park- ing lot circulation, and mixed use men "vest-pocket" farm and mi i-storage facility and free -stand - affordable housing project. building over parking on north side ing commercial with mixed density of site. Parking is accessed from residential community. Local access lower level drive (formerly "Nature uses new residential street between Drive") adjacent to the site. Future Nature Drive and Sycamore Street. redevelopment of College Avenue Townhouses developed on "farm" frontage with higher -intensity mixed site with small -lot single family, anal - use buildings is feasible with site ogous to units behind Evelyn Hills, redesign. adjacent to single family on the stor- age site. Residential over parking on College Avenue frontage, with retail extension along the street. corner. Commercial/ retail building on cor- ner with public space in front and parking behind with Sycamore access. Mixed use build- ings with multifamily emphasis on back of site and adjacent to planned Sublett Creek Trail. Resident parking provided at grade under residential buildings. Poplar node. Mixed used building with retail extension, with parking provided behind and accessed from extension of Poplar. This extension also connects the Poplar bike route to the planned Sublett Creek Trail, with east -side trail continuing north. Build- ing site is dictated by 100- year floodplain line. Restaurant District. Special thematic district that defines a grouping of local- ly owned, largely free-standing eating places with culinary diversity. District gateway and graphic features would be located at the Poplar and Township in- tersections, and special graphics along the way. District elements include direct pedestrian connections between estab- lishments, interconnected and, where possible, joint parking lots, and com- mon landscaping and street furnishings. Mixed use development. Possible multi -family redevelopment near Town- ship node, with restaurant storefronts and off-street surface parking behind buildings. Connected by path to bowl- ing alley. t Township node. Contemporary retail development on four corners. Corner features should be included to define the urban intersection, including a BRT station. 4 ME TOMORROVV'SCORRIDOR: RETHINKING 7lB do — 4 Evelyn Hills development concept inphases. Aninitial development phase (above left) would include redesign of the parking lot for greater efficiency, clearly circulation, and much better pedestrian connections between the College and Memorial Drive intersection and the main shopping center. Ex- isting free'standing pad buildings would remain in place, while a new mixed use building with parking accessed from below would anchor the north end of the strip. A later phase (above right) anticipates reduced parking demand and increased emphasis ontransit'oriented.street-defining mixed use development. New mixed use residential/commercial buildings with upto three residential stories over retail and parking would line the street, with an additional structure defining aproposed public green closer tothe historic center. Apass-through gateway through this new building would emphasize adirect connection tothe street. &v- . .' N���~' N��° '-1 -------- ---- ''------ Evelyn Hills shopping center today. e/' /v/ 1 J '1 �7 a 1 i ✓ ✓\N. --j 0 Sycamore Node. Massing diagram looks northeast, showing potential mixed use development on the northeast corner, completing a higher intensity node at the inter- section. Townhouses and a green space made possible by relocating the Green Acres intersection. 4; - l.l, f 3 JJ� �i�i ' ' �]�i►I[•�iL� ' ' �Z�I:isl:���:11�1:�1�CeIIIy sX l' iD Green Acre Commons. Relocating the Green Acres intersection to a 90 degree angle with College produces a neighborhood commons that can encourage adjacent residential de- velopment. It also provide an oppor- tunity for a neighborhood amenity that can address stormwater man- agement. Restaurant District. Interconnection of parking lots and connections be- tween restaurants can help this col- lection of unique restaurants gel into a special district. Thematic graphics, common areas for outdoor dining, and cooperative marketing can fur- ther define the district's identity and brand recognition. 109 MIDTOWN DISTRICT NORTH: TOWNSHIP TO MILLSAP Total Corridor College Avenue upgrade with access management Township Urban Node: Township to Sunbridge • Future new urban family and mixed use development center north of Township to Sunbridge Drive with land use evolution, with a range of densities and supporting retail development • Transit (BRT) station at Township Drake Segment: Sunbridge to south of Appleby • Interconnection of parking lots where possible • Parallel access drives or streets with redevelopment • Continuous shared use paths separated from College • Realignment of Villa Blvd and Drake Street to 90 degree intersec- tions • Urban node at Sunbridge • Drake Street enterprise/innovation district Fiesta Square Segment: South of Appleby to Harold • Connection of Appleby and Parkview with T-roundabout with Rolling Hills to create parallel collector street on west side of College • Urban node at Rolling Hills and College with high -density mixed use development and placemaking features • Possible transit station (BRT) at Rolling Hills • Bikeway connections using Appleby, Rolling Hills, and shared use path on extended Parkview • "Right -sizing" and simplifying Fiesta Square parking lot, with mixed use development between College and Appleby/Parkview Uptown Segment: Harold to Millsap Local street grid created by Parkview and Lee/Front Street connections north and south; and Harold, Longview, Masonic, and Millsap connections east and west Masonic realignment to relocate Masonic Drive signal south and providing a west access from Whole Foods Major mixed use development opportunities at Parkview and Harold extension and on under -occupied shopping center south of Masonic /lG• h r ~ ~+ Ar FIGURE 6.X: Midtown Development Framework: Cato Springs to Rock Street 1 Existing contemporary commercial Commercial infill High -density mixed use, typically residential over parking with limited commercial Medium density and small lot single-family residential 5 Commercial maintenance and enhancement 6 Existing trade commercial and light industrial, infill possibili- ties and conversions to maker -space 7 High -density mixed use, typically residential over parking with limited commercial; preserves iconic miniature golf \ 8 Commercial enhancement with access management and landscape Commercial enhancement with mixed use infill 10 Commercial enhancement with improved coordinated site design Fiesta Square upgrades with parking lot redesign and 11 "right -sizing" and increasing efficiency of parking 1G Mixed use development along Fiesta Square frontage along College, including Appleby to Plainview connection Medium density residential Commercial enhancement and infill Illlllll— _ _ �_ �.. <. 1f� t _ Mt FIGURE 6.X: South Fayetteville Development Framework: Cato Sprin.- . Rock Street 15 Site and circulation enhancement of multi -building retail and office building group Site and circulation enhancement with commercial infill Medium density residential Commercial enhancement with increased public exposure of auto dealership with Plainview extension Multifamily residential group Commercial enhancement with access management Commercial enhancement with possible expansion across Longview Street. Buffering against residential uses 22 Commercial enhancement through common site design Redevelopment of under -occupied commercial center with 23 mixed use development, with residential/commercial bal- ance Small lot single-family buffer Contemporary commercial center (Whole Foods), enhanced with site design and alternative preferred access with Col- lege and Plainview routes Office/commercial infill Contemporary commercial/office development, site design enhancements TOMORROW'S CORRIDOR: RETHINKING 71B a V v v r 7 v Cr _\��\� ► — O 4 1 Villa Blvd a ��i►h� O 1 L Ell 1 1 O O 1 1 o O 8 1 CL c CA 1 10 11 1 12 is 1 Urban Nodes with higher permitted m density Intersection amenities and placemaking improvements Aa 27 16 22 23 27 O27 3 A v '//II\`� °4► Residential street. Small lot single-family and townhouses along a new street connecting Township with Sunbridge, pro- viding some local relief for the current Township intersection. Townhome units are on lanes perpendicular to new street. Mixed use buildings with resi- dential over at -grade parking, with commercial spaces ex- tending from building ends. Commercial is supported by appropriately sized surface parking. Villa Boulevard. New 90 degree alignment re- opens Villa Blvd intersection and provides sites for small -lot single-family. Two mixed use build- ings possible, with residential over parking and a commercial space 00 • o • • a°O Gator Golf. Preservation of iconic miniature golf course, potentially flanked by two mul- tifamily mixed use or residential buildings. Trail extends to front entrance of golf, and parking is redesigned in terraces to detain runoff and avoid steep side slope on parking lot. Possibility of townhomes at base of the hill, served by loop drive serv- ing Gator Golf and connecting to Drake Street intersection. Drake innovation zone. New 90 degree align- ment creates an open space gateway to a Drake Street subdistrict. Improved design of Potter's House parking and infill workshop/makerspace buildings along Drake. Lane reconfiguration and bike lanes along Drake leading to Village Lake a rea. Commercial enhancement. Access management with adjacent parking, with reduction and land- scaping of existing parking in street yard. Also includes a commercial infill site. �1 e Cage O �_Mff �. e ba Interconnected commercial. Connected parking lots to pro- vide equivalent of a slip lane serving existing commercial and office uses. Mixed use/com- mercial with rear parking on site north of Golden Eagle. Infill townhouses. Redevelopment of un- derused commercial site with townhouse group with internal greenways. If adjacent motel becomes available, project could also incorporate that site, with retail use at Rolling Hills intersection. Fiesta Square renewal. New street alignment connects Appleby and Pla- inview into critical west -side collector that maintains connection to Rolling Hills. Provides framework for a re- newal of Fiesta Square, described on the opposite page. College Marketplace. Collector sys- tem and a new alignment for Masonic provides a badly needed alternative access for this busy shopping center anchored by Whole Foods. Walkways and a continuous shared use path along Plainview provide bettpr bike/ pedestrian access to intor,onter. Plainview Connection. Plainview connection north and grid of east -west streets (Harold, • ��� Longview, Masonic) north opens potential multifamily sites east of the collector and 16 \ lower density residential west. New quad- • �1 ,� tangle layout creates interior parking and open space with street -defining buildings. Market Avenue/Hobby Lobby Center. Defining Market Avenue and drive aisles clarifies circulation, parking, and path continuity. Improved connection between Market Avenue and drive adjacent to main building begins east -side collector system. Providing a clear access to College from Sara Lane, opens a site on the north side of Trinity Fellowship site for church -related senior housing or other development. Shopping center redevelopment. Longview and east -side collector provide framework for redevelopment, with mixed use buildings along extended Longview, leading to Lee Avenue alignment through the site. Mixed density housing includes small -lot single family along the Lee Avenue link, which continues north to Millsap using platted Hemlock Avenue. Shared use path generally follows new streets.Masonic is relocated as part of the project, providing continuous route between the two collectors. 112 TOMORROW'S CORRIDOR: RETHINKING 71B 4L .0 , VA - SAO- c Fiesta Square renewal. These views, looking to the northeast over the main Fiesta Square building, illustrate differ- ent phases of the property's potential development. An initial phase (above left) shows the new connection of Ap- pleby Road and Plainview Avenue, the south end of a west -side collector that follows Plainview north to Millsap and eventually across the Fulbright Expressway to the Mall. In addition to improving circulation, this new street creates an opportunity for mixed use development at town center scale. It in turn frames the entrance to Fiesta Square and produces a more efficient and appropriately sized parking for the main center. A greenway along the Rolling Hills axis creates a strong visual and functional connection to College, extending walkways along the existing center to Col- lege. Street oriented buildings would be developed in this initial stage between College and the Appleby -Plainview connection. Development may provide space for a future BRT stop with station at Rolling Hills entrance. A later phase (above right) adds a row of mixed use buildings along the west side of the new street, giving it the two-sided enclosure and feel of a major urban street while maintaining substantial sur- face parking to serve Fiesta Square. The Plainview connection north opens up other sites to pri- marily office and residential development, improving access to Washington Regional Hospital and providing land to satisfy a larger part of regional housing demand in or near the 71B corridor. All IN I Ili MALL DISTRICT M I LLSAP TO LAKE FAYETTEVI LLE Interchange: Millsap to Joyce • Major interchange reconfiguration, including relocation of northbound lanes to pair with southbound • Continuation of east- and west -side collector streets and improved local connections to create new development possibilities • Redevelopment of vacated right-of-way with mixed use residential and office development with some support commercial • Extensive new greenway and trail connectivity Mall Area; Joyce to Lake Fayetteville • Mall redevelopment program, maintaining existing building and adding new, market -driven uses and development on surplus parking area • Improved visibility and connection to Lake Fayetteville from College corridor • Modification of North College, consolidating travel lanes on west side of highway, converting east side from roadway to greenway Google Earth aerial image s Ii FIGURE 6.X: Mall District Development • .• to Lake Fayetteville JA With relocation of northbound lanes, residential point tow- ers with parking structure and townhomes on upper deck. Parks and trail corridor along North Front. Office development with parking structure Existing contemporary commercial J Existing contemporary commercial 6 Infill commercial, possibility of additional hospitality use Mall redevelopment with evolution of existing mall building with new uses, commercial pads with street exposure, and major mid -rise, high -density housing Consolidation of College Avenue lanes to west side of right- of-way, providing greenway on vacated roadway Upgraded Lake Fayetteville entrance 114 TOMORROW'S CORRIDOR: RETHINKING 71B 117 Urban Nodes with higher permitted m density Intersection amenities and placemaking improvements Collector connections. Freeway section ends with an Mall redevelopment. Major redevelopment project for the Mall site at -grade intersection at Plainview. West -side collector features maintenance of the mall building with introducing new and shared use path are continued to Mall using Malls/i uses, including office and entertainment, into space no longer used Avenue, Shiloh Drive intersection is managed with a t!' for retail. Parking lot would be downsized and configured into sep- roundabout, and Van Asche is continued with a bridge over Mud Creek and extension into Mall's circulation �••• • i arate blocks. The plan capitalizes on views from the hilltop site with +� mid -rise multi -family buildings, providing up to six living levels over system. This system increases multi -modal connec- • +« a two parking levels. Parking ramp would be provided on outside fa- tivity and opens several new development sites by �'�� •��� ° • ° e cade of parking levels. The peripheral drive would be moved inward �� • removing dead ends. and designed as an interior urban street, with some retail frontage. • t e y - The street is part of a pedestrian and trail loop around the outside • ` -, of the center, linking to the existing trailhead. Common greenspaces :u N �e • "'� «' •++•� �j „�"� ..rc a �r are integrated into the parking lot and project redesign, connecting �•� r`'� • �® . f �� • ,,\ the housing into the Mall building. BRT station at Zion Rd.. gr s i y • .� , •_ q,' Restaurant Row. The southeast part of the Mall site has the CD �: .,+' •s• •• • �, • Z best street exposure and provides pad sites, likely locations for • e e • `. g • free-standing restaurants. These are served both by the front pe- • •., « ° %1 • 1 ripheral street and a parking lot drive aisle, accommodating drive- �� •� ^ y• • p n •. e • o rj up windows. 8, 13 ID ` e'°� s e� • • ❑ j} ! ` one -� �t .+ _ �• I e o 0 0o s rev es as o�« oy . e • 2.934 / 4r � - . N_ �}� b -_• : - �_ _ • + +a fftr ft- I&*- 1s-�,H�:_- � �f •o :-r b �V +r+ w« �♦.•—�� ..s.«iyc.eef .ate att •sa_ate e g � L/ `J'�" - - _ •: a e. ee ••a e••s e b �p o C:`] ou e •, �.. a . • • _ d oQ .o, e i Q 0 Lake Fayetteville Greenway on College+ dw a Cl Avenue. Consolidation of all College Al-- J ce Boulevard an . The concept enue travel lanes on the west side of the Trail and greenway n ions. sl ws a grade separation with elevated through roadway allows use of the balance of tlfe Point Towers. Relocation of northbound lanes to lanes and slip lanes for local access. With or with existing road for a greenway with shar4J T-intersection of Ful ht east- p North Front alignment. bound lanes at signalized intersec- the west opens significant sites for high density grade separation, the lane relocation opens a stra- use trail, providing a direct trail link to the Realignment of North tion with College, with resulting development outside of the Mud Creek floodplain. tegic development site on the southeast corner. A lake from the Mall District and the west - Front to align with the speed reduction, opens land for Illustrative concept suggests two point towers with potential (but not exclusive) use is an office tower _ side collector trail. It also provides an up - proposed east -side potential park and open space use. panoramic views on either side of a parking struc- with parking structure to the south. The flood plain,?' graded visual and street connection from collector reduces traffic Portion of vacant ramp would be ture with townhouses and private open space above area between this and the point tower site wouIqO the Mall to the lake, for mutual economic conflicts and provides used for a trail connecting Mud the parking levels. The bridge over Mud Creek, now used as public greenway with trail connection. .-_benefit. An upgraded, ceremonial entrance alternative route for Creek directly to the medical com- opened for reuse by the lane relocation, would be a to Lake Fayetteville Road from College uses along East Millsap, plex and offices along Millsap.This park and possible dining deck over the creek, as well would reinforce this visual and functional including Christian Life area also provides a significant as a connector for the now separated east and west connection. Cathedral. stormwater management oppor- legs of the Mud Creek Trail. tunity uw �i�i ' ' �]�i►I[•�iL� ' ' �Z�I:i�:���:11�1:�1�CeID:3 Mall redevelopment concept. In this concept, the Mall's peripheral drive would be moved inward toward the main building and redesigned as a city street. The drive relocation opens sites for residential buildings with some street level retailing. Parking would be provided on the lower levels, served by ramps on the back side of the apartment blocks. The site affords excellent views of the forested hills and creek to the west, and has direct access to the Razorback Greenway. —4P Parking ramp Mid -rise residential Peripheral street Park and connection to Greenway trailhead Retail area Razorback Greenway Parking blocks Restaurant Row 117 Cato Springs to Rock O O • N • c .y a V) 0 M U Memorial to Millsap m ai 0 0 E E d M • N PLACEMAKING AND PUBLIC ART c As stated earlier, creating distinctive urban places along the 71B corridor is important to the overall concept. This Y strategy has important environmental, economic, functional, and image -building dimensions. A high -quality physical environment helps transform a commercial corridor into an attractive place to live, while an improved image builds the corridor as a destination that attracts customers and builds business. Placemaking improvements • also help users orient themselves along the street, improving its user experience and overall ease of use. Public art i O has a proven role to play in the process of creating places and should be a major part of the development of this •:0 corridor. The adjacency of the corridor to both the developing Arts Corridor and the University of Arkansas art Q„b..• o �° o department facilities provides the special opportunity to bring environmental art into a high -traffic public realm. .: 4...b0..o••�'� N This section is by no means a comprehensive plan for public art but is intended to open discussion on the value of a unified, contextual program for this highly public corridor. It identifies six specific types of art installations: Y o Subdistrict gateways. These define the edges and themes of identifiable districts along the the street, such as the research campus and Mill District along South School and the Restaurant District along College north of Township. Urban intersections. These installations would help define major intersections along the way, including such locations as the MILK and Rolling Hills intersections. At special intersections such as bus rapid transit stops, art and r� a function can be combined with thematically designed shelters or stations. �.- • 9 ..Aj • O Subdistrict Gateway • Urban Intersection Installation Major Pedestrian Crossing • Major Free -Standing Art O Functional Installation (e.g. bus shelter/station) O Sculpture Trail Installation Pedestrian crossings. Major pedestrian intersections such as the Greenway and Town Branch Trail crossings can be 74'-' -' marked by placemaking elements that also increase safety and visibility. O'•- o p. Sculpture Trail. Popular trails can become linear art galleries that attract users and enrich the experience of using CD 3 Plainview Q CL 44 ` • ` E J 9 fur Rp . o•' j � s• • _rT—' _ �•�(j• •cam. - r r a �] 0 1L. f 118 1>ti7�[i ' ' ����Li ' ' �Z�I:i�:�3••••••�II�I:�I�Ce�I:3 Fulbright to Lake Fayetteville �S y .. • ���� ice' • '.r— _ v .�aoa © U,a 0 9 > 1 1 � 0 n O Subdistrict Gateway • Urban Intersection Installation Major Pedestrian Crossing O Major Free -Standing Art O Functional Installation (e.g. bus shelter/station) O Sculpture Trail Installation the trail. Skokie, Illinois' North Branch Trail segment demonstrates the popularity of art installations along trails. Free -Standing Art. Major open spaces such as those envisioned with a redesign of the Fulbright interchange, the redirection of Green Acres Drive, and the center of roundabouts provide possibilities for major landmark installation. Smaller, repetitive installations along the way can also be used to interpret local history, bring attention to specific sites, and even incorporate community art, including the art of young people, into the streetscape. The maps on these pages provides a starting point for directing the locations of various installations along the corridor. District Gateway Features. From left: Tree of Life in South Omaha, NE*; Old Town and Lincoln Square Districts, Chicago Functionality: Bus Shelters as Art. From left: Kansas City, MO* and Rochester, MN* Art along the Way. From top: Millennium Park (art by Jun Kaneko), North Branch sculpture trail, Skokie. IL Free -Standing Installation. Paragon Prairie Tower, Des Moines* Community History and Art. From left: Historical postcards, Council Bluffs, IA,* Kids Art, Shenandoah, IA,* Interpretation, Springfield, IL* I I y ENERGY AND ENVIRONMENTAL PERFORMANCE The process of developing Fayetteville's Energy Action Plan began in early 2017 with a City Council approval of a resolution supporting the study. City staff enlisted a group of stakeholders with expertise in the fields of energy conservation, energy efficiency/green building design and retrofit, renewable energy design and installation, electric and gas utilities, and facilities management to work with elected officials to develop the framework for this plan. Staff and stakeholders used the STAR (Sustainable Tools for Assessing and Rating Communities) system, combined with peer city research, international best practices, and public input as the foundation for the document. The plan was adopted by the City Council in January, 2018. The basic goal of the EAP is the reduction of greenhouse gas emissions for activities occurring in the city. The plan's target is a reduction of 80% in GHG emissions by 2050 from a 2010 baseline. But a major insight of the plan that actions that reduce GHG emissions also help create a better, healthier, and economically efficient city. The plan operationalizes this goal by establishing overall goals at "sector" levels - cross -sector addressing all primary issue areas, buildings, energy supply, transportation, and waste. The plan then establishes strategies and action items designed to accomplish these goals. A document like this 71B Plan, addressing a corridor that is sprawling, low -density, and auto dependent, is an element of a strategy to transform a problem into a solution - and to do this through a non -disruptive, evolutionary process. The table in this section reviews the overall sector goals of the Energy Action Plan and addresses how this document's directions, policies, and recommendations are relevant to the urgent local and global challenges that we face in addressing climate change. CROSSSECTOR • Reduce total housing and transportation costs to 45% of area median income • Develop and expand Fayetteville's reputation as a hub for socially and economically responsible business development, entrepreneurship, and green jobs • Build local support for national carbon emission reduction and carbon capture strategies BUILDINGS • Complete periodic feasibility analyses of building energy code updates • Achieve 3% annual reduction in overall energy usage by total building stock • Achieve 40% tree canopy coverage by 2030 The 71B Corridor Plan (the Plan) includes housing as a major component and helps 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 associated employment centers, residents' ratio of transportation to housing costs will be reduced. The plan provides for diverse housing types, but emphasizes higher -density multi -family development, attached units, and small -lot single family development, types of housing cur- rently grouped together as the "missing middle." While the plan does not mandate specific in- come mixes, these densities generally realize economies of scale, improved energy efficiency because of less exterior wall per unit, and greater support for public and active transportation modes. The plan embodies placemaking throughout with identification of distinctive districts, and calls for preservation and adaptive reuse of structures and the existing built environment where feasible. This results in a fiscally responsible development pattern by utilizing existing buildings and the built environment as an asset. This in turn advances the City's reputation for socially and economically responsible business development. Extending the life of older commercial buildings can also result in lower rents, providing a fertile environment for entre- preneurship 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. One of the five broad principles the Plan is "Reality and Respect". This principle is expressed by the preservation and adaptive reuse of buildings when possible. Demolishing existing building and re -building new buildings has a substantial environmental cost that includes a larger consumption of energy and materials over renovation. The plan encourages reuse of existing building stock, maintenance of structures and businesses with special significance to Fayetteville, and in some cases introduction of new uses into existing buildings, a pattern al- ready evidenced in the Mill District. This does not imply that existing buildings should never be replaced. Free-standing commer- cial buildings built during an earlier period can be very inefficient, and the plan also proposes replacement and redevelopment of inefficient or uneconomic buildings with new development at higher density and, under current city codes, higher efficiency. Other significant plan recommendations and illustrations include redesigning parking lots to increase efficiency and reduce impermeable area, rethinking intersections and interchanges to reduce pavement and introduce a variety of functional green spaces from neighborhood squares, accessible large-scale spaces at the Fulbright interchange, and greenways along trails and drainage corridors. All of these create important opportunities for both stormwater management and increasing tree cover. The plan's street design guides for 71B and associated streets also envision extensive use of street trees and landscaping. 120 ENERGY ACTION PLAN GOALS AND FRAMEWORK 71B CORRIDOR PLAN RESPONSE ENERGY SUPPLY • Achieve 100% local government clean energy by 2030 While sources of energy are somewhat beyond the scope of a plan, some of the form -based recommendations of the Regulating Plan such as step-downs in scale and building height help move toward preserving solar access. The Plan • Achieve 50% community -wide clean energy by 2030 emphasizes active and zero- and low -emission modes as the principal means of internal travel. It incorporates a con- nected 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 such as e-scooters and e-bikes. Finally, accommodation of transit modes like local circulators and bus rapid transit increase the efficacy of electric vehicles. A gradual increase in density may eventually make light rail or other fixed guideway, high capacity systems feasible. TRANSPORTATION • Reduce per capita vehicle miles traveled to 2010 levels by 2030 The vision of corridor urbanism ultimately is to show a practical way to achieve mixed use urban corridors that uses the land use inefficiency inherent in commercial strips as a resource to build quality living environments, placing • Achieve 25% bike/walk/transit mode share by 2030 residents within easy walking or biking distance from the goods, services, and attractions offered by these corridors. If achieved, this concept reduces the number of short- and medium -distance auto trips that people now make by de- fault. To achieve this strategic vision, the Plan envisions and includes implementation steps that ultimately invest millions of dollars in creating a multi -modal transportation system. This program will include miles of sidewalks, trails, and a transit -ready corridor. This framework is intended to directly reduce per capita vehicle miles traveled and achieve a substantial increase in routine trips now made by automobile, thus increasing the mode share of active transporta- tion. in bike/walk mode share. Another plan focus that will reduce VMT and GHG emissions is its supplementary street system, which increases ori- entation for people using the corridor and provides alternative routes with less local/through traffic friction. This in- creases efficiency by reducing the common practice of doubling back to reach a destination and idling at congestion points like major intersections. More direct and clearer local routes to destinations decrease VMT and reduce pollu- tion, even by internal combustion engines. WASTE • Achieve 40% total waste diversion from the landfill by 2027 As stated in the response to the `Building' goal, the Plan takes an evolutionary approach, balancing preservation and adaptive reuse of existing buildings in productive use with new development on underused or inefficiently developed sites, including excessively large parking lots. It also increases productive building area, walkability, and street orien- tation by proposing interior streets in large parking lots and creating secondary collectors. This contrasts with an ap- proach that aggressively demolishes buildings along the corridor, sometimes with insufficient market to support re- placement. The Plan both promotes a fiscally responsible development pattern consistent with markets and advances the City's waste diversion goals. Demolition results in obvious waste to the landfill. Reuse and interior rehabilitation generally results in fewer greenhouse gas emissions than new construction. OK 7/TH E REGULATING -PLAN ."ice _ _ �► ~ �►• �� 616 �-•• _'�����. ' � - lit � •`�,' �r� — � L -_?-�� � � 1 � � - - �� ��� _ - 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 �i�i ' ' �]�i►I[•�iL� ' ' �Z�I:i�:���:11�1:�1�CeID:3 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 ZownY 1...� . y,ar.. �'d �+ I.war •� _- c1 crr,�...« •�� w r.1..era1w+ .Fa AV-] �t�frM-rrn-�v +�. ��>. � •.+J �.-.1..4(��•�ee w.�w 41 Wpb.YwYCs.woY 16-i er+ wr.rlwr.wr.�w.. w. era n.r.rr YqYww h.w,luw r.. rrw .*.0 r.r.r►�..n�nur. w. r... `ca ne..wwc.re. K +.�re..er rs.�..ro. :2 b..r..r. w P= rMY,Y. Yw •.-Y �../�hIN�.�•wlY�AMw '41 f.Y/4w�wY r(y w..rW1MeY-cw...r....Ya�rw� /� I eLi Me4.Y�.Yr►wiw1r'I.W.MI.r M-Y �M.�../1•IY..Y •i111M.1Y Mn _OC Ow.Y..Cw r[i Mir Ir.1Mw1.-C.�nnI N.M..l4�rr/ �/ eH WOI.�Y�►tiN�Irh/vb r•fl r-�C .wrs�M►�.y•�O..nn h. rw �N H1.. �r...�� rl0 wrY rywrY-lrW..r wla 4.�� •.• H www 4Ww.-WI,fYM .11[ .�Ywt(r.w �. Wy-y r'w �� P-1 -- CS. �' - R-0 _ .. CFF AN..; C-2 � C-2 - RSF-8 C-2 RSF-4 Existing Zoning: North College Segment, R-0 C-2 North Street to Fulbright Interchange --- NC RS_ -40 C-2 F Am RSF-24 i Or 124 ICo]>'uLe ' ' e]�i►/[•�iLe ' ' �Zol:i�:���:11�1:�1�CeID:3 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 '7� o,a isf•o CAN0PV C." PVW sL*.ro � do c3i oawK.�rea Ics •*ae Q73 cC � cm STREET . ftw Caw Lot PRr" RTr L wt / Low oRowGVF=: Example of minimum built street frontage for a corner lot taken from Preferred Urban layout for fueling station as shown in the City of Fayetteville UDC, 764.06 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. ILJ 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 �i�i ' ' �]li►I[•�iL� ' ' �Z�I:i�:���:11�1:�1�CeID:3 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 f, r 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. J w 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. ISU �i�i ' ' �]�i►I[•�iL� ' ' �Z�I:i�:���:11�1:�1�CeID:3 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 _ /��MVMI1YA�v- VWIK 1TI _ � 40.. TwYAvr•� -. � : � I 1 a � • I 1:_c{ Mill 1 ' WttAn- 1 16 1 0.1 r+ O 1 Walker 1 'I ,Park 1 ____-4 I R 'bm -bi J Research Center/South Fayetteville Development Subdistricts LJ Subdistrict edges FACTORS TO CONSIDER South School Special Development Area O Urban place intersections r — I Special Development Area r 1 Intensity Nodes L J L J • 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. 131 III liLMLi ' ' �]�i►I[•�iL� ' ' �Z�I:i�:���:11�1:�1�CeID:3 • 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. 1 s3 VA/MIDTOWN SOUTH: North to Township gods c L,VA V, 9 a 11b6l h' 1dIR '1 ! I� R • 7 I "Resau trant SquareBOB I❑ Subdistrict edge —"•' 0 Urban nodes 1 Subdistrict edges O Urban place intersections r — I Special Development Area L J 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 L J 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. 13'+ I11GRA e ' ' e]�i►/[•�iLe ' ' eZel 16,121:1101:14101CeID:3 • 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 � �•1 Ails Sunbridge — a ,' Ill. Za - ,A4 ---I Fiesta Square !_ 1• 14 0 �rl �4 C. I �1 04P i v __ OM.nllotk'An Subdistrict edges O Urban place r — i Intensity Nodes r — I Drake Enterprise r — Fiesta Square Transitional Residential intersections L— J L— J Area L— J District 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. iw �i�i ' ' �]�i►I[•�iL� ' ' �Z�I:i�:���:11�1:�1�CeID:3 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 3 ar -a > o Im c 2 J Q ' L e a4e.4 I3 Q • 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. -s- 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 �i�i ' ' �]�i►I[•�iL� ' ' �Z�I:i�:���:11�1:�1�CeID:3 MALL/UPTOWN: Millsap to City Limits --01"., a— Subdistrict edges O Urban place r Intensity Nodes r — " Interchange Development Area r — i Mall Development Area intersections �_ �_ � �_ J 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 i ~ -�-�L A N - .. _ . • -8 IMPLEMENTING T H E P - ~��- �' :�'.�`'�_�� _ 1'1►�i1 _:�l ti ` `� . tip, w ��. � � i. • - y'i�� '� I - � -" � ter!• 142 �i�i ' ' �]�i►I[•�iL� ' ' �Z�I:isl:���:11�1:�1�CeIIIy 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 I1t6]AAL� ' ' e]�i►/[•�iLe ' ' eZel i13:1111MI101:14101 [elm :3 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 A CONCLUDING NOTE We would like to begin this note with a word of thanks to everyone who has been involved in this planning process: Fayetteville's superb city staff, the Mayor, City Council, and Planning Commission; our Plan Advisory Committee members; and members of the community who came to meetings and workshops. completed surveys, talked to us, and contributed to this document with their insights, support, and sometimes withering criticism, all of which made this plan better. Mostly, we thank all of you for your complete dedication to the good and welfare of this great community. We hope that you find this document worthy of your trust. We knew this plan would be both a challenge and an opportunity to create something new - something that would advance the future of Fayetteville and generate an idea that could be applied in other cities. Unlike many planning projects, we had no preconceived idea or formula about what this plan would look like in the end - or even if there was an end in the sense that we normally think about planning documents. Like many of you, though, we believe that climate change presents an existential threat to us, our children, and our grandchildren. For us, it is an overriding mission to grapple with practical solutions in our cities that can help move the needle in ways that respect the ways in which people live, work, pray, and interact with their city. We know that the ubiquitous commercial strip has an enormously high environmental footprint because of its exclusive reliance on motor vehicles, its dispersed and inefficient single -use development pattern, its low ratio of land actually used for human activity, and its high impact on urban runoff and the quality of our streams. Yet, strip also has features that are indispensable to our daily lives and economic health. This plan is all about recognizing the importance of the 71B corridor and many of its existing features to the community while gradually making it more economically and environmentally sustainable. People have developed inspiring visions for the long-term future of this corridor that we find compelling and inspiring. We hope that aspects of these visions can be realized some day. We also know that some people have criticized this plan as looking like only a first phase rather than a completed vision. To this, we plead guilty. In these times, we have little idea of what the city and world might look like in thirty years. Our goal here is to take the things that we do know about and move them in a different and hopefully more productive and achievable direction that will provide a stronger foundation for people who will plan even more ambitious ideas in the future. On this 50th year of humankind's first landing on the Moon, we turn to that analogy. For many decades before 1969, people developed visions, wrote books, and produced movies and shows about landing and settling on the Moon. But these visions were unrealized until we took the small steps necessary to create the foundation for Apollo 11 - the Mercury and Gemini missions that made the "giant leap" possible. If this document will be seen as something like the Mercury and Gemini missions that make ideas like the Transit City scenario and other visions more possible, we will have achieved our goal. In conclusion, thank you for your trust in us and for your partnership, support, criticism, and friendship. We are grateful to have the chance to think with you about the future of Fayetteville and the contribution that 71B, with its memories and significance to the community, can make to that future. - Martin Shukert 17, /1 SOUTH SCHOOL & COLLEGE AVENUES RDgses GARVER PLANNING 0 DESIGN PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES STAKEHOLDER MEETINGS After meeting with City staff the RDG/Garver team conducted stakeholder interviews with property owners along the corridor. The interviews included: 1. Review by the team of overarching concepts from the master planning phase 2. Introduction of the current project. 3. Consultation with stakeholders of potential program ideas for the streetscape project. See list at the end of this document. 4. Addressing and receiving input on a variety of issues including shared access, parking consolidation, amenities, outdoor dining spaces, and theming opportunities. Stakeholders also provided information on their current parking, access and other issues presented by the current street configurations. In general, stakeholders were positive about the project and supported improvements to the street and sidewalk environments. Some key takeaways from the stakeholder meetings are listed below: COLLEGE AVENUE • Walkability and micro -mobility should be the priority • Currently College prevents pulling any bike/ped/scooter traffic from the east to the Woodland Junior High School. • Dr. Slocum of Fayetteville Public Schools would prefer a trail and bicycle access on the south side of the track if possible to a Poplar alignment. School district is interested in providing a trail easement over that part of its property. • The new streetscape should provide a safer place for walking and add more public transportation amenity • Questions about location and overall use of medians • Safety concerns for pedestrians crossing from the VA at Memorial Drive to Evelyn Hills Shopping Center. Concerns over short pedestrian signal cycles and visibility • General concerns regarding the timing of the light at E Memorial Drive and College • Concerned about and general opposition to zoning changes • Overarching issue of College Avenue infrastructure. Necessary repairs or replacement of water lines should be coordinated with the streetscape project. Both interest and skepticism regarding branding that corridor of College • The design should be flexible. • Support for flexible outdoor seating, with special interest in one centralized larger area. Could also be a series of outdoor spaces. • Considerable sign pollution Relocate overhead wires as feasible Need to develop ideas to encourage easy pedestrian access between businesses Dickson Street and entertainment district have traditionally been the focus of branding. It would be wonderful to have some focus on branding/beautification in this part of town. The area has been called Midtown in the past- not sure if that is a good branding or not. Would be great to have nice lights and decorative street banners as well as larger investment/draw to the area • This area is an emerging district • Maintaining accessibility during construction is very important • Connect a drive from Green Acres to College Avenue along Colt Drive or north of Mermaids • Desire for an area for community style outdoor seating • Fewer driveways/curb cuts would improve trafficflow and safety • Enhance lighting along College Avenue SOUTH SCHOOL AVENUE • Do not change access • The apartments planned for South Yard anticipates future on -street parking Poor lighting is an issue on this street Intersection of 11th and South School is crash -prone • Cars run into the tree at the Farmer's Table with some frequency Look for opportunities for interfaces between bike/micro mobility network. • ORT is not married to specific bus stop locations. Open to shifting things - but major boarding points are Seven Hills, the Research Park, and major intersections. A transit center with turnaround loop is desirable. • Ozark Regional Transit would determine bus stop design. Far side installation is safest • Build in flexibility for evolution to BRT. Eugene, OR is an example of such an evolution • South School Corridor -specific • Any on -street bike facility should be carefully coordinated for safe operation with buses • Preference for a multi -use a side path if possible - but open to the idea of either protected directional bike lanes or two-way cycle track on one side • This could be the beginning of a more regional vision that extends the bike infrastructure to West Fork and Greenland PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES PROGRAM SOUTH SCHOOL Roadway • Reallocation of right of way in certain locations • Road section: Three 11-12' travel lanes with two-way cycle track on west side • On -street parking: located as needed along South School • Access management - driveway containment, identify parking areas for modification and general approach • Pedestrian refuge medians at high demand crossings • Possible enhancement or higher visibility of entrance to Reserach Park Active Transportation • Bicycle facility: Two-way separated bicycle track on west side • Sidewalks: Five 6' sidewalk behind the curb separated by pavers or a minimum of six feet distance away from curb to allow for tree plantings. Back of curb sidewalks without edge buffer are acceptable adjacent to cycle track. • Colored concrete crosswalks at pedestrian crossings • 11th Street and South School - Modify alignment of 11th Street and South School and modify parking to allow for safer vehicular traffic, pedestrian and bicycle mobility. • Redesign of 11th Street strip center parking lot for improved safety and sidewalk continuity • Transit- Locate bus shelters where appropriate. Environment • Stormwater management - Locate stormwater management BMP's where appropriate • Use long lasting materials and LED lighting along South School Plant native and adaptive species of street trees Enhancements Denote districts along South School with integrated art • Integrate art to denote bicycle and pedestrian crossings. • New lighting and poles Provide new street trees and landscaping along the corridor where space allows. • Provide decorative fencing where there is no buffer between sidewalk and parking lots. ►[111I:1I:F1111111"M Roadway • Road section: Five 11' travel lanes with 6' tree lawn and 6' sidewalk. In constrained area between North to Memorial, 5' concrete sidewalk and 1.5' paver edge adjacent to the curb to help separate cars from pedestrians. • Access management - driveway containment, identify parking areas for modification and general approach. • Medians in locations where they do not impede turns into businesses • Intersection realignment at Green Acres Drive to create 90 degree intersection and green space; Colt Drive connection between Green Acres and College • Intersection redesign - Poplar and College • Utilities: Bury or move above ground utilities to reduce visual clutter Active Transportation • Sidewalks: Five 6' sidewalk behind the curb separated by pavers or a minimum of six feet of distance away from curb to allow for tree plantings. • Connection of Poplar Bikeway and future Sublett Creek Trail • Colored concrete crosswalks at pedestrian crossings Environment/Sustainability • Green Acres greenspace - reuse of vacated right-of-way for stormwater BMP's and open space • Daylight Sublett Creek east of College and Poplar to allow for stormwater management. • Use long lasting materials and LED lighting along South School • Plant native and adaptive species of street trees Districts • Restaurant District: district organization with shared access, interconnected parking and pedestrian access, branding, graphics, amenities, outdoor eating Enhancements • Public Spaces: Green Acres, Sublett Drainage, Poplar Trailhead • Provide opportunities for art in public spaces • Denote restaurant district along College Avenue with integrated art and branding. Parking lot interconnection where possible • New Lighting and Poles • Provide new street trees and landscaping along the corridor where space allows. • Provide decorative fencing where there is no buffer between sidewalk and parking lots. COLORED CONCRETE SIDEWALKS EXISTING OVERHEAD UTILITY LINES STREET TREES ,ease ■ ■ ZMEN aNIV1111110ra €A r . Aa � a DECORATIVE FENCING LIGHTING RETAINING WALLS DISTRICT BRANDING PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES INTEGRATING ART ALONG THE CORRIDOR The 71B corridor master plan discussed the proven role that public art can play in creating meaningful places along the street. Consequently, it should be a major part of the 71B development program. Potential art installations along the South School and College Avenue streetscapes include: • District gateways. These define the edges and themes of identifiable districts along the street, such as the University of Arkansas research campus and the emerging Mill District along South School and the Restaurant District along College north of Township. Integrated public art could be used to reflect local history, bring attention to specific sites and highlight local artists. • Bus shelters. At special intersections such as transit stops, art and function can be combined with thematically designed shelters. • Pedestrian and Trail crossings. Major pedestrian intersections such as the Greenway and Town Branch Trail crossings can be marked by placemaking elements that also increase safety and visibility. Similar treatments can be used to enhance safety at defined pedestrian crossings away from street intersections. • Open spaces such as those envisioned with a redesign of the Green Acres drive intersection, the gathering space at Poplar and College Avenue provide possibilities for major art installations. DISTRICT GATEWAY DISTRICT GATEWAY DISTRICT GATEWAY DISTRICT GATEWAY DISTRICT GATEWAY MAJOR ART INSTALLATION I'ur1T1I1l:191.111`►64FAIWar1[111111`► MAJOR ART INSTALLATION DISTRICT GATEWAY ME- Q641a[4ItoilI ATIT A PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES STORMWATER MANAGEMENT BMP'S There will be opportunities along the corridors to incorporate stormwater management best management practices (BMP's). BMPS are structural, vegetative or managerial practices used to treat, prevent or reduce water pollution. This adds another layer of sustainability to the corridor. Some of the BMP's would include bioretention gardens, raingardens, porous pavements or water quality inlets. GATHERING SPACES AND TRAILHEADS There may be an opportunity to create gathering spaces and a trail head at the Poplar and College Avenue intersection. The gathering space could serve as an area for people to bring there take out meals from the restaurant district or serve as a space for community or district events. The trailhead would be associated with the proposed Sublett creek trail. This would include a parking lot and open space with picnic tables, benches and other amenities. The gathering space and trail head would also be areas to incorporate public art. �r PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES SOUTH SCHOOL SECTIONS EXISTING SOUTH SCHOOL CONDITION Five -lane configuration looking north from Town Branch Creek bridge SOUTH SCHOOL AVENUE - PARKING The illustration above shows the buffer modified to provide on -street parking. This section pertains to areas with demonstrated demand for on -street parking. The wider buffer can be modified over time to provide on -street parking that supports future rredevelopment projects. SOUTH SCHOOL AVENUE - TYPICAL SECTION The desirable typical section provides a three -lane section with two-way protected cycle track on the west side, separated by a buffer delineated with surface mounted rumble strips and raised pavement markers, consistemnt with the treatment planned for Archibald Yell. The buffer ranges from 4' to 14' with the ability to accommodate on -street parking where the demand exists. Sidewalk with is 5' minimum (6' preferred), set back 5 to 6' from the back of curb. SOUTH SCHOOL AVENUE - CONSTRAINED SECTION In some sections, a constrained right of way or topography makes a sidewalk setback difficult. In these situations, a back of curb sidewalk is most acceptable adjacent to the cycle track. Other options include adjustment of the curb line with reduction of the buffer between the cycletrack and travel lanes; or acquisition of a strip of right of way to permit a sidewalk setback. PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES ------ CIL ll��cji�iL % " m o. FAYETTEVILLE NATIONAL CEMETERYT� � ST, t W- 13TFlSt UNIVERSITY OF ARKANSAS ENGINEERING RESEARCH CENTER 4� Q El II r. lil a C m S. SCHOOL AVENUE - DIAGRAM QUADRANT OVERVIEW NORTH PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES C440 ► ��\77, R jNgs CYCLE TRACK TO MERGE W/TRAIL � 111 COLORED CONC. CROSSWALKS 41 IF ;11 1 IF it�� � 11F g ;4,,,F sr tar PLANTED MEDIAN +INTEGRATED ART if jr Sr Hugs TWO-WAY CYCLE TRACK W/ BUFFER COLORED CONC.xv 'w- CROSSWALK 1 /i♦ MID -BLOCK STREET TREESL it. # o ,� CROSSWALK got w 0 .► .••�� ice♦ NgNN �� AIVjAKFR ��_ R. PLANTED MEDIAN + 0000 INTEGRATED ART s ROADWAY REALIGNMENT ���• . � w22�°ST ♦ ;,,,,,� ir-iflou ]r� Sr - E . > «mmmmm+ S. SCHOOL AVENUE - QUADRANT 01 ROADWAY BUFFER AND/OR COLORED CONCRETE PEDESTRIAN TWO-WAY ADJUSTMENTS ON -STREET PARKING CROSSWALKS CIRCULATION CYCLE TRACK NORTH PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES CYCLE TRACK Sq AND BUFFER aft, ,. &�A EXISTING TOWN BRANCH TRAIL TOWN BRANCH TI0/vZAI CREEK _ INTEGRATED ART OPPORTUNITY ♦ �v� 19 ltaz ,� ON -STREET PARKING W/ BUFFER �� ,air 40 ♦�p0 �jI' MODIFIED STREET SECTION ON -STREET PARKING W/ BUFFER 00 jo Vto 40 400 00 40 ♦ �i♦♦♦ STREET TREES PEDESTRIAN REFUGE MEDIAN � r9ry sr . S. SCHOOL AVENUE - QUADRANT 02 _ 4w_,..o%` ♦ �Y ,► o. i�o`°off �� ♦♦ N COLORED CONC. CROSSWALKS �rl EXISTING TOWN BRANCH TRAIL ll_,#at a ROADWAY BUFFER AND/OR COLORED CONCRETE PEDESTRIAN TWO-WAY ADJUSTMENTS ON -STREET PARKING CROSSWALKS CIRCULATION CYCLE TRACK W. INTEGRATED ART OPPORTUNITY NORTH PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES Sid CYCLE TRACK MERGES WITH CROSSWALK IN. yrrHs r wl, a ON -STREET PARKING W/ BUFFER ON -STREET PARKING W/ BUFFER CYCLE TRACK AND BUFFER _ A isrH sr COLORED CONCRETE CROSSWALKS S. SCHOOL AVENUE - QUADRANT 03 PARKING LOT IMPROVEMENTS .� ..� , �r .V r 4-'% "� PEDESTRIAN �v&F ��I RV REFUGE MEDIAN STREET TREES 00 "Alf MODIFIED ` \ STREET SECTION ar ljmol 14000, ROADWAY BUFFER AND/OR COLORED CONCRETE PEDESTRIAN TWO-WAY ADJUSTMENTS ON -STREET PARKING CROSSWALKS CIRCULATION CYCLE TRACK O NORTH PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES r \;i Ott EXISTING FPISCO TRAIL #13 s FUTURE HOUSING 11 -L � v all 6A EXISTING TRAIL . -# oo inn �CROSSING �► r � STORMWATER MANAGEMENT Z/ 4 PEDESTRIAN REFUGE MEDIAN 44-10 —7t Lit ON -STREET PARKING AND t BUFFER AT CYCLE TRACK �f S. SCHOOL AVENUE - QUADRANT 04 9Ty Sr TWO-WAY CYCLE TRACK W/ BUFFER ,,``� St ♦' �I/. dry �., � �i 'M_O ♦♦ STREET SECTION STREET TREES arm<�-��e� all P4 8 IF i�t�_ �aa_ A TANGLEWOOD BRANCH CREEK JS�PA �_. co OC MEN F_MEN _, ROADWAY BUFFER AND/OR COLORED CONCRETE PEDESTRIAN ADJUSTMENTS ON -STREET PARKING CROSSWALKS CIRCULATION CJ B�Vp Cl r—rl pop IL «,,,,,,,,,,,1114 TWO-WAY STORMWATER CYCLE TRACK MANAGEMENT NORTH PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES COLLEGE AVENUE SECTIONS COLLEGE AVENUE - EXISTING Illustration shows existing five -lane section with back of curb sidewalk. Sidewalks are intermittent and vary in width and setback. COLLEGE AVENUE - NORTH TO MEMORIAL DRIVE College Avenue travel lanes are reduced to 11 feet, providing extra width between curb and property line. Topographic limitations require back of curb sidewalks, with a 1.5' paver buffer and 5.5' sidewalk width. Medians can be prov ided in some locations along this segment. COLLEGE AVENUE - MEMORIAL DRIVE TO TOWNSHIP Typical College Avenue section provides 511' lanes, with a desirable 6' sidewalk setback (4' minimum for short distances) and 6' to 6.5' sidewalk width. Wider sidewalk setback provides adequate space for street trees. PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES Wei �= � n�►iiiiiNC/ -- ��s.r .IIIII �■��,59 �11'��i. COLLEGE AVENUE - DIAGRAM QUADRANT OVERVIEW I NORTH PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES L L• NORTH ST L_-v fj�r- I � #�OAKWIOD MODIFIED i STREET SECTION i v 10 00LORED CONCREI COLLEGE AVENUE - QUADRANT 01 STREET TREES E. MEM�RIgL D Eup EDIAN ABSHIER 'i' )RED CONCRETE SSWALKS QJ 0S ROADWAY COLORED CONCRETE PEDESTRIAN PROPOSED STORMWATER ADJUSTMENTS CROSSWALKS CIRCULATION GREENSPACE MANAGEMENT NORTH PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES -- -�Y - ,��♦- ♦'' /♦�� ' - E. MEMORI COLORED CONCRETE V CROSSWALKS COLLEGE AVENUE - QUADRANT 02 ROADWAY COLORED CONCRETE PEDESTRIAN PROPOSED STORMWATER ADJUSTMENTS CROSSWALKS CIRCULATION GREENSPACE MANAGEMENT NORTH PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES i�� Lt:L:� r STORMWATER MANAGEMENT + ART OPPORTUNITY 30TENTIAL aATHERING SPACE PLANTED MEDIAN + INTEGRATED ART INTEGRATED ART _ OPPORTUNITY ►, ► �_ �< Aif, 10 1�� INFAIII ROADWAY .s REALIGNMENT � � — STORMWATER MANAGEMENT PLANTED MEDIAN + INTEGRATED ART 4 it TRAILHEAD PARKING LOT -a M COLLEGEAVENUE - QUADRANT 03 ROADWAY COLORED CONCRETE PEDESTRIAN PROPOSED STORMWATER ADJUSTMENTS CROSSWALKS CIRCULATION GREENSPACE MANAGEMENT NORTH PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES F f%ni i AMC �� sr� •� ail COLLEGEAVENUE - QUADRANT 04 ROADWAY COLORED CONCRETE PEDESTRIAN PROPOSED STORMWATER ADJUSTMENTS CROSSWALKS CIRCULATION GREENSPACE MANAGEMENT NORTH PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES PROGRAMMING COST OPINION Streetscape - Within ROW Utilities - Bury or Relocate Utility Lines $5,068,210 or $1,900,562 Lighting $648,000 Roadway - including removals $6,388,000 Hardscape - sidewalks, pavers behind curbs, retaining walls, color concrete crosswalks $707,000 Landscaping $435,500 Site Amenities - Bus Shelters, Benches, Trash Receptacles, Bike Racks $453,000 10% General Conditions, 20% Contingency, Design and Survey $3,935,964 STREETSCAPE WITHIN ROW TOTAL: $12,567,464 Utility burial or relocation costs not included Streetscape - Outside of ROW Parking Lot Improvements $2,462,300 E Colt Dr. Extension $805,700 Public Spaces at Poplar and College $642,700 Integrated Art $500,000 10% General Conditions, 20% Contingency, and Design $2,261,043 STREETSCAPE - OUTSIDE OF ROW TOTAL: Streetscape - Within ROW $6,671,743 Utilities - Bury or Relocate Utility Lines $4,010,723 or $1,455,961 Lighting $544,000 Roadway - including removals $1,817,000 Hardscape - sidewalks, pavers behind curbs, retaining walls, color concrete crosswalks $413,800 Landscaping $131,800 Site Amenities - Bus Shelters, Benches, Trash Receptacles, Bike Racks $390,200 General Conditions, Contingency, and Design $1,503,341 STREETSCAPE WITHIN ROW TOTAL: Streetscape - Outside of ROW $4,800,141 Utility burial or relocation costs not included Parking Lot Improvements $327,600 7th St. Extension $258,800 Integrated Art $200,000 10% General Conditions, 20% Contingency, and Design $402,637 STREETSCAPE - OUTSIDE OF ROW TOTAL: $1,189,037