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2025-10-28 - Agendas - Final
113 W Mountain Street Fayetteville, AR 72701 Transportation Committee Agenda (Immediately Following City Council Agenda Session) City Hall Room 101 / Virtual Meeting Via Zoom Tuesday, October 28, 2025 5:30 PM Members Council Member Robert "Bob" Stafford Council Member Sarah Moore Council Member Sarah Bunch Council Member Min. Monique Jones City Staff Public Works Director / City Engineer Chris Brown Assistant Public Works / Transportation Services Director Terry Gulley Transportation Committee October 28, 2025 City of Fayetteville, Arkansas Page 2 Zoom Information Webinar ID: 882 3416 5536 Registration Link: Zoom Link A. Call to Order B. Roll Call C. New Business C.1. Hwy 112 Median Opening Request Hwy 112 (Garland Ave) — Follow-up to a Request to Modify a Raised Median C.2. ADM-2025-0040: Administrative Item (W. ELM ST & N. LEVERETT AVE/RAZORBACK HOUSING LLC, 366): Submitted by CRAFTON TULL for property located at W. ELM ST & N. LEVERETT AVE. The property is zoned RMF-24, RESIDENTIAL MULTIFAMILY, TWENTY-FOUR UNITS PER ACRE and contains approximately 14.40 acres. The request is to amend the master street plan. ADM-2025-0040: Administrative Item (W. ELM ST & N. LEVERETT AVE/RAZORBACK HOUSING LLC, 366): Submitted by CRAFTON TULL for property located at W. ELM ST & N. LEVERETT AVE. The property is zoned RMF-24, RESIDENTIAL MULTIFAMILY, TWENTY-FOUR UNITS PER ACRE and contains approximately 14.40 acres. The request is to amend the master street plan. D. Reports and Presentations D.1. Transportation Workplan Status Update E. Informational Items F. Adjournment Transportation Committee October 28, 2025 City of Fayetteville, Arkansas Page 3 Mailing address: 113 W. Mountain Street Fayetteville, AR 72701 www.fayetteville-ar.gov Transportation Committee Memo 2025-2222 Meeting of October 28, 2025 To: Transportation Committee Thru: Keith Macedo, Chief of Staff Chris Brown, Public Works Director From: Paul Libertini, Staff Engineer Subject: Hwy 112 (Garland Ave) — Follow up to a Request to Modify Raised Median Recommendation: Approval of the proposed modification to the raised median opening at Station 10+25 on the Hwy 112 plans Background: The request from Bradford Place property owners to modify the proposed raised median in front of their driveway on Hwy 112 was presented to the Transportation Committee on August 26th. Staff cited 4 different options for the Committee to consider, discuss and recommend. Discussion: Staff was given direction by the Transportation Committee to shorten the length of the raised median giving access to the Bradford Place residents. Attached for review are 2 plan sheets showing the proposed shortened raised median. If the Committee approves the proposed modification, staff will have the consultant revise the construction plans. Budget/Staff Impact: No Impact Attachments: Hwy 112 Raised Median Modification, Hwy 112 Median Opening Modification Requested by Bradford Place Residents RW RWRWRWRW RW RWRWRWRW RW RW SCALE IN FEET 15'0 60'30' HWY. 112 / GARLAND AVE. Sc a l e F o r M i c r o f i l m i n g In c h e s Mi l l i m e t e r s no.date descriptionby 1 1312111098765432 I H G F E D C B A date detailed checkeddesigned ofsheet sheets project contract rev.drawing file ckd 6576 LYNCH'S PRAIRIE COVE, STE B SPRINGDALE, AR 72762 100% REVIEW NOT FOR CONSTRUCTION RED COLORED CONCRETE (TR1 TRAIL DETAIL)(8" THICK) DECORATIVE CONCRETE PAVING (8" UNIFORM THICKNESS) TRANSIT STOP (HARDSCAPE ONLY, SHELTER BY OTHERS) CONCRETE SIDEWALK (4" THICK CONC. & 4" THICK CLASS 7 BASE) CONCRETE TRAIL (4" THICK FIBER REINFORCED CONC. & 4" THICK CLASS 7 BASE) PAVEMENT LEGEND +2 5 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 PR C : 3 + 6 0 . 6 6 PT : 7 + 1 9 . 5 1 8+00 9+00 10+00 11+00 12+00 13+00 14+00 15+00 16+00 PC : 1 4 + 1 5 . 1 0 P T : 0 + 3 3 . 3 7 P I : 1 + 2 8 . 2 6 0+00 SCALE IN FEET 15'0 60'30' Sc a l e F o r M i c r o f i l m i n g In c h e s Mi l l i m e t e r s no.date descriptionby 1 1312111098765432 I H G F E D C B A date detailed checkeddesigned ofsheet sheets project contract rev.drawing file ckd 6576 LYNCH'S PRAIRIE COVE, STE B SPRINGDALE, AR 72762 100% REVIEW NOT FOR CONSTRUCTION SCALE IN FEET 15'0 60'30' SCALE IN FEET 15'0 60'30' 11+10 10+30 Mailing address: 113 W. Mountain Street Fayetteville, AR 72701 www.fayetteville-ar.gov Transportation Committee Memo 2025-1534 Meeting of August 26, 2025 To: Transportation Committee Thru: Molly Rawn, Mayor Keith Macedo, Chief of Staff Chris Brown, Public Works Director From: Paul Libertini, Staff Engineer Subject: Hwy 112 (Garland Ave) – Request to Modify Raised Median Recommendation: Staff requests that the Transportation Committee select one of the options presented today as a solution to an appeal from a resident of Bradford Place to modify a raised median on Hwy 112. Background: The City has agreement in place with the Arkansas Department of Transportation (ARDOT) to design and construct Garland Avenue from Janice Ave to Drake Street, approximately 1.0 miles. ARDOT is paying 100% of the design, land acquisition and construction with the stipulation that the City will take over the ownership and maintenance of Garland Avenue. The construction plans are ready to bid once some right-of-way issues are resolved. On May 9, 2019, the Transportation Committee approved a recommendation to City Council to hire Burns & McDonnell Engineering Company for professional services to design this highway project. A static, web-based public information meeting was made available to the public by the City from March 9, 2022 until April 6, 2022 on the City’s Speak Up Fayetteville website. Informational letters were sent to property owners containing a link to Speak Up Fayetteville & a QR code. The letter for Bradford Place was mailed to Harris-McHaney Property Management, 809 S 52nd St, Rogers, Arkansas. This highway has been designed as a 4-lane divided roadway with raised grass medians for safety. Median openings have been provided at all public streets. The current design provides “bulb-outs” for legal U-turns for adjacent residents. It should also be noted that this typical section is in compliance with the future widening of Hwy 112 from Fayetteville to Bentonville (approx. 20 miles) which includes raised medians and roundabouts as safety features (see exhibits). The utilization of raised medians as a safety feature is supported by 2 facts sheets, one from ARDOT and one from FHWA, which state that we can expect to see a reduction in crashes in the range of 46% to 71% (Statewide results), and a reduction in fatal & serious injuries by 82% per a case study of Hwy 412 in Siloam Springs. The Average Daily Traffic from the ARDOT website is listed as 18,000 vehicles in 2024. Bradford Place contains 44 residential units that generate approximately 292 trips per weekday (6.63 trips per unit), and 27 trips during the a.m. and p.m. peak hours (0.61 trips per unit) based on published trip generation studies by ITE (Institute of Transportation Engineers). There are no published trip generation rates for Airbnb properties, however it was suggested that the trip generation rates would be higher. Mailing address: 113 W. Mountain Street Fayetteville, AR 72701 www.fayetteville-ar.gov Discussion: Staff offers the responses below to the email request from Brandon Anthes (Bradford Place) to remove the raised median: • The City GIS map shows 44 addresses, not 39 as stated • It appears that the studies mentioned were referring to an undivided highway vs a divided highway with a center turn lane • It is agreed that a center turn lane is safer than an undivided highway, but that is not the case here. Raised medians control turning movements much better than a two-way left turn lane resulting in increased safety. • It is more expensive to construct a paved center turn lane than to construct a raised grassed median • It appears that it would be possible for Bradford Place to make a driveway connection to Elm Street, thereby having full access to a median opening The following 4 options are offered for discussion: 1. Do Nothing, leave the raised median as designed 2. Extend the raised median or install traffic devices to deter vehicles from making illegal & potentially dangerous crossings 3. Shorten the raised median to allow vehicles to make a southbound left turn across Hwy 112 4. Remove the raised median and replace with a two-way left turn lane (not recommended) Budget/Staff Impact: No Impact Attachments: NWA Regional Hwy 112 Conceptual Drawing (approx. 20 miles), NWA Regional Hwy 112 Typical Section, Bradford Place - GIS Aerial Exhibit, Hwy 112/Garland Ave Conceptual Drawing, ARDOT Raised Median Fact Sheet, FHWA Median Safety Fact Sheet, Email Request from Brandon Anthes of Bradford Place 112 112 112 112 £¤412 £¤412 §¨¦49 §¨¦49 Job 040752 Howard Nickell Rd. - Greathouse Springs Rd. Job 040758 Greathouse Springs Rd. - Don Tyson Pkwy. Extension Job 040860 Don Tyson Pkwy. Extension - Hwy. 412 PRELIMINARY Subject To Revision Proposed Road³ 0 1,000 2,000 Feet Photography Date: 2021 ARDOT - Environmental GIS - Reed Map: August 31, 2021; Meeting: September 9, 2021 Public Involvement Meeting VPI Exhibit Begin Job 040752 End Job 040752 Begin Job 040758 End Job 040758 Begin Job 040860 End Job 040860 Fayetteville, AR ExhibitParcel Label The data contained herein was compiled from various sources for the sole use and benefit of the City of Fayetteville Geographic Information System and the public agencies it serves. Any use of the data by anyone other than the City of Fayetteville is at the sole risk of the user; and by acceptance of this data, the user does hereby agree to indemnify the City of Fayetteville and hold the City of Fayetteville harmless from and without liability for any claims, actions, cost for damages of any nature, including the city's cost of defense, asserted by user or by another arising from the use of this data. The City of Fayetteville makes no express or implied warrantees with reference to the data. No word, phrase, or clause found herein shall be construed to waive that tort immunity set forth under Arkansas law. Created: 8/14/2025 Credits: 2025 Imagery | EagleView Technologies | Surdex Corporation, City of Fayetteville, AR Map Author: 0 0.03 0.050.01 mi YIELD YIELD YIELD YIELD YIELD YIELD O N L Y ONLYONLYONLY ONLYONLYONLY ONLY DR A K E S T . A L T H E I M E R D R . CA S S A T T S T . DI N W I D D I E S T . GAR L A N D A V E . 112 TO FULBRI G H T EXPRE S S W A Y N . P O I N T C I R C L E INTER S T A T E 49 ON L Y ON L Y ON L Y O N L Y ON L Y KN A P P S T . KN A P P S T . ER N I E J A C K S EL M S T . ME L M A R D R . JA N I C E A V E . MORRILL AVE. 9' GREEN SPACE MEDIAN 1'-6" C&G 11' OUTER LANE & 10' INNER LANE 1'-6" C&G 9' GREEN SPACE 6' SIDEWALK 1'-6" C&G 10' INNER LANE & 11' OUTER LANE 1'-6" C&G 9' GREEN SPACE 12' TRAIL TYPICAL SECTION - LOOKING NORTH HWY 112 / GARLAND AVENUE N.T.S. ON L Y ON L Y CITY OF ARKANSAS FAYETTEVILLE MA T C H L I N E ' A ' MA T C H L I N E ' A ' raised medians What is a Raised Median? A raised median is a physical barrier that separates opposing directions of traffic, thus reducing the chance of a vehicle crossing into oncoming traffic. In urban areas, medians are often relatively narrow to limit property impacts. Planning Division 501-569-2201Diagram: From Gluck, J., H. S. Levinson, and V. Stover. NCHRP Report 420: Impacts if Access Management 501-569-2201 Techniques, TRB, National Research Council, Washington, D.C., 1999, Figure 30, p. 72. Copyright, National Academy of Sciences. Reproduced with permission of the Transportation Research Board. Improved Safety By creating a barrier between opposing traffic, raised medians prevent most head-on collisions, which can often be severe or fatal. Additionally, raised medians allow left-turns to be consolidated into a handful of well-designed median break locations. These median breaks can also be designed to allow U-turns (see back). Raised medians allow traffic to flow in a more orderly manner, reduce the number of conflict points, and greatly reduce crash severity and frequency. According to research from the Transportation Research Board, installing a raised median on an undivided highway resulted in a median accident rate reduction of nearly 35 percent. Raised medians are particularly beneficial when traffic volumes exceed 24,000 vehicles per day. AFTER REDUCED CONFLICTS BEFORE Many Conflicts with All Turns Permitted Arkansas has 54 miles of urban highways with a raised median INSTALLING A raised medianreduce crashes BY up to 71% ON AN UNDIVIDED ROADWAY SEGMENT August 2023 Reduced Delays By reducing conflict points and improving traffic flow, a roadway is able to carry more traffic. As a result, delays due to traffic congestion also decrease. Raised medians have been determined to reduce motorist delays up to 30 percent. Highway 60 Conway, Arkansas Photo: Highway 60 in Conway, Arkansas, Google Maps 1 Access Management Application Guidelines, Companion Volume to the Access Management Manual, Second Edition, Transportation Research Board, 2016 HIGHWAY 412 SILOAM SPRINGS CASE STUDY Prior to 2013, Highway 412 in west Siloam Springs was a four-lane highway with a center turn lane. The highway regularly experienced significant congestion and safety issues. Between 2006 and 2010, 415 crashes occurred on a 1.6-mile segment of Highway 412 in west Siloam Springs. Of those crashes, 17 were classified as a fatal or suspected serious injury, equating to a crash rate nearly three times higher than similar roadways across the state. To improve the roadway’s safety and reduce congestion, in 2012, ArDOT widened this segment of Highway 412 to six lanes and replaced the center turn lane with a raised median. As a result, over the next five years, the total number of crashes was reduced by 20 percent, and the number of fatal and serious injuries was reduced by more than 80 percent. 20 15 10 5 0 2006-2010 2012-2016 Fatal or Suspected Serious Injury Crashes 100 80 60 20 0 40 2006-2010 2012-2016 TOTAL CRASHES PER YEAR 82% Reduction in all FATAL and SUSPECTED SERIOUS INJURY CRASHES 46% REDUCTION IN ANGLE CRASHES HIGHWAY 412 CASE STUDY U-TURNs TO REACH DESTINATION Raised medians can be designed to allow U-turns to occur at periodic median breaks. U-turns reduce the number of conflict points along a corridor and have been proven to improve safety. Research has shown U-turns can reduce crash rates by 20 percent by removing direct left-turns from driveways. Often, a right turn from an unsignalized driveway followed by a U-turn is easier for drivers. This is because they only have to yield to one direction of traffic at a time rather than crossing two directions of traffic. Case studies in Texas and Iowa suggest 95 percent of business owners reported no change or an increase in retail sales after the construction of a raised median. Property values studied along the corridor were also reported as either unchanged or increased.1 Pedestrian Refuge Island reduction in pedestrian crashes.2 Median with Marked Crosswalk reduction in pedestrian crashes.2 FHWA-SA-21-044 Medians and Pedestrian Refuge Islands in Urban and Suburban Areas A median is the area between opposing lanes of traffic, excluding turn lanes. Medians in urban and suburban areas can be defined by pavement markings, raised medians, or islands to separate motorized and non- motorized road users. A pedestrian refuge island (or crossing area) is a median with a refuge area that is intended to help protect pedestrians who are crossing a road. 1 National Center for Statistics and Analysis. (2020, March). Pedestrians: 2018 data (Traffic Safety Facts. Report No. DOT HS 812 850). National Highway Traffic Safety Administration 2 (CMF ID: 175) Desktop Reference for Crash Reduction Factors, FHWA-SA-08-011, September 2008, Table 11. Pedestrian crashes account for approximately 17 percent of all traffic fatalities annually, and 74 percent of these occur at non-intersection locations.1 For pedestrians to safely cross a roadway, they must estimate vehicle speeds, determine acceptable gaps in traffic based on their walking speed, and predict vehicle paths. Installing a median or pedestrian refuge island can help improve safety by allowing pedestrians to cross one direction of traffic at a time. Transportation agencies should consider medians or pedestrian refuge islands in curbed sections of urban and suburban multilane roadways, particularly in areas with a significant mix of pedestrian and vehicle traffic, traffic volumes over 9,000 vehicles per day, and travel speeds 35 mph or greater. Medians/ refuge islands should be at least 4-ft wide, but preferably 8 ft for pedestrian comfort. Some example locations that may benefit from medians or pedestrian refuge islands include: • Mid-block crossings. • Approaches to multilane intersections. • Areas near transit stops or other pedestrian-focused sites. Example of a road with a median and pedestrian refuge islands. Source: City of Charlotte, NC Median and pedestrian refuge island near a roundabout. Source: www.pedbikeimages.org / Dan Burden 46% 56% Safety Benefits: OFFICE OF SAFETYProven Safety Countermeasures For more information on this and other FHWA Proven Safety Countermeasures, please visit https://highways.dot.gov/ safety/proven-safety-counter measures and https://high ways.dot.gov/sites/fhwa.dot. gov/files/2022-08/techSheet_ PedRefugeIsland2018.pdf. Mr. Brown, On behalf of the 39 homeowners of Bradford Place Condominiums, we respectfully object to the proposed raised median at our entrance and urge the City to install a continuous center turn lane instead. A raised median would block direct access, forcing residents, visitors, delivery trucks, school buses, and—most critically—emergency responders to overshoot our drive and perform U-turns onto Elm Street. This detour adds daily inconvenience, concentrates turning conflicts at a single location, and lengthens response times when seconds matter. Multiple studies confirm that center turn lanes are safer than raised medians on residential arterials like ours. A peer-reviewed Tennessee crash study found fewer total crashes on high- driveway, medium-to-low-volume roads with a center turn lane. The Minnesota DOT “road-diet” evaluation recorded a 37 percent crash reduction after converting four-lane undivided roads (fewer than 17,500 vpd) to three lanes with a center turn lane. Iowa’s Access-Management Handbook states that center turn lanes “function well” on arterials carrying 10,000–28,000 AADT with numerous driveways—precisely the conditions on this stretch of Garland. Conversely, the Oregon DOT safety guide warns that raised medians often increase U-turn frequency and introduce new conflict points. Installing a center turn lane would: •Preserve direct, predictable driveway access. •Remove turning vehicles from through lanes, smoothing traffic and reducing rear-end crashes. •Enable fire, EMS, and police to reach us without detours. •Cost less to build and maintain than a landscaped median. Given the research, operational realities, and safety of all corridor users, we respectfully request the City choose a continuous center turn lane across the Bradford Place frontage. Thank you for your consideration. Sincerely, Bradford Place Homeowners’ Association References: Federal Highway Administration. Safety Evaluation of Center Two-Way Left-Turn Lanes on Two-Lane Roads (FHWA- HRT-08-042). https://www.fhwa.dot.gov/publications/research/safety/08042/ “Accidents on Suburban Highways—Tennessee’s Experience.” Journal of Transportation Engineering. https://ascelibrary.org/doi/ 10.1061/%28ASCE%290733-947X%281995%29121%3A3%28255%29 Minnesota Local Road Research Board. Safety and Operational Characteristics of Two-Way Left-Turn Lanes. https:// www.lrrb.org/pdf/200625.pdf Iowa Department of Transportation. Access Management Manual (Section on TWLTL performance). https://iowadot.gov/traffic/ pdfs/MM1359-Access-Management-Manual.pdf Oregon Department of Transportation. Crash Reduction Factor Manual—Countermeasure H64: Convert TWLTL to Raised Median. https://www.oregon.gov/odot/Engineering/ARTS/CRF-Manual.pdf City’s Proposed Plan: Bradford Place Homeowners’ Association’s Proposal: Mailing address: 113 W. Mountain Street Fayetteville, AR 72701 www.fayetteville-ar.gov Transportation Committee Memo 2025-2151 Meeting of October 28, 2025 To: Transportation Committee Thru: Chris Brown, Public Works Director From: Jessica Masters, Planning Director Subject: ADM-2025-0040: Administrative Item (W. ELM ST & N. LEVERETT AVE/RAZORBACK HOUSING LLC, 366): Submitted by CRAFTON TULL for property located at W. ELM ST & N. LEVERETT AVE. The property is zoned RMF-24, RESIDENTIAL MULTI- FAMILY, TWENTY-FOUR UNITS PER ACRE and contains approximately 14.40 acres. The request is to amend the master street plan. Recommendation: City staff and Planning Commission recommend approval of a request to remove a section of the Master Street Plan. Background: The subject property is in north Fayetteville, immediately south of the University of Arkansas Agri Farm. The property is largely undeveloped, though previously had a single-family home and agricultural outbuildings which have since been demolished. In total, the property contains about 14.40 acres and is currently RMF-24, Residential Multi-Family, 24 Units per Acre. In July 2025, a conditional use permit for a student housing development was approved by the Fayetteville Planning Commission (CUP-2025-0032). A simultaneous submission has been made to vacate a portion of right-of-way that bisects the property on this site as well, a request that will also need City Council approval (VAC-2025-0022). No overlay districts currently encumber the site. Proposal: The applicant is requesting an amendment to the 2040 Master Street Plan to remove a small portion of a planned Residential Link Street connection that appears at the northwest corner of the overall property. Planned connections adopted with the Master Street Plan are intended to be developed as public streets with associated assurances of public access and maintenance. Public Comment: Staff did not receive any public comment on this item. Discussion: Staff is supportive of the applicant’s request, finding development of the planned connection to be infeasible, and that other alternatives for east/west connectivity in this location are in place. The planned connection has been on the Master Street Plan since at least 2007 (Resolution 161-07) where it was originally classified as a Collector Street. A Collector Street is the equivalent of a Neighborhood Link Street under 2040 Master Street Plan standards. The connection was reaffirmed but downgraded to a Residential Link Street with the adoption of the 2040 Master Street Plan in 2019 (Resolution 15-20). In the intervening time, the Meadow Valley Trail was constructed (around 2012) along the subject property’s northern property line, in roughly the same arrangement as was indicated on the Master Street Plan for the proposed Residential Link. The Master Street Plan is intended to serve as a policy document to help guide decisions regarding location, form, function, design, and classifications of streets. The Plan considers infrastructure and anticipates where Mailing address: 113 W. Mountain Street Fayetteville, AR 72701 www.fayetteville-ar.gov new building developments might occur to plan for possible street connections and capital expenditures. The Master Street Plan is not intended to serve as a formal land acquisition, an allocation of funding, or a construction document, nor does it establish a final alignment. For the subject connection, its inclusion in the Master Street Plan in 2007 reflected the projected need for additional east-west connectivity in the area alongside new development. With the development of the trail that provides alternative connectivity to the Razorback Greenway, and the applicant’s associated request to provide a full connection of Elm Street from N. Garland Avenue to N. Leverett Avenue, staff finds that the intent of the master street plan is met and its removal is warranted. At the October 13, 2025 Planning Commissioners, a motion to forward with a recommendation of approval passed with a vote of 8-0-1 (Commissioner Cabe recused). Commissioners found that the overall intent of connectivity was met in this location with the construction of the Meadow Valley Trail, and that future right-of- way acquisition would be infeasible. No members of the public spoke at the meeting. Budget/Staff Impact: N/A Attachments: EXHIBIT A, PLANNING COMMISSION STAFF REPORT Meadow Valley Trail LE V E R E T T A V E VAN GOGH PL GARRETT DR ERNIE JACKS BLVD TU L L A V E SHANNON D R BUCK WATSON AVE DO N A L D R D BILLIE JO DR BO B P L ELM ST PEACHTREE DR RMF-40 RMF-24 R-A Neighborhood Link Unclassified Residential Link Planned Neighborhood Link Planned Residential Link Planning Area Fayetteville City Limits Shared-Use Paved Trail Close Up View ADM-2025-0040 W. ELM ST & N. LEVERETT AVE N 0 150 300 450 60075 Feet Subject Property 1:2,400 EXHIBIT A TO: Fayetteville Planning Commission FROM: Jessie Masters, Planning Director MEETING DATE: October 13, 2025 SUBJECT: ADM-2025-0040: Administrative Item (W. ELM ST & N. LEVERETT AVE/RAZORBACK HOUSING LLC, 366): Submitted by CRAFTON TULL for property located at W. ELM ST & N. LEVERETT AVE. The property is zoned RMF-24, RESIDENTIAL MULTI-FAMILY, TWENTY-FOUR UNITS PER ACRE and contains approximately 14.40 acres. The request is to amend the master street plan. RECOMMENDATION: Staff recommends approval of ADM-2025-0040. RECOMMENDED MOTION: “I move to forward ADM-2025-0040 to City Council with a recommendation of approval.” BACKGROUND: The subject property is in north Fayetteville, immediately south of the University of Arkansas Agri Farm. The property is largely undeveloped, though previously had a single-family home and agricultural outbuildings which have since been demolished. In total, the property contains about 14.40 acres and is currently RMF-24, Residential Multi-Family, 24 Units per Acre. In July 2025, a conditional use permit for a student housing development was approved by the Fayetteville Planning Commission (CUP-2025-0032). A simultaneous submission has been made to vacate a portion of right-of-way that bisects the property on this site as well, a request that will also need City Council approval (VAC-2025-0022). No overlay districts currently encumber the site. Surrounding land uses and zoning are depicted in Table 1. Table 1: Surrounding Land Uses and Zoning Direction Land Use Zoning North Agricultural R-A, Residential Agricultural South Multifamily Residential RMF-40, Residential Multi-Family, 40 Units per Acre East Multifamily Residential RMF-24, Residential Multi-Family, 24 Units per Acre West Multifamily Residential RMF-24, Residential Multi-Family, 24 Units per Acre Proposal: The applicant is requesting an amendment to the 2040 Master Street Plan to remove a small portion of a planned Residential Link Street connection that appears at the northwest corner of the overall property. Planned connections adopted with the Master Street Plan are intended to be developed as public streets with associated assurances of public access and maintenance. DISCUSSION: Staff is supportive of the applicant’s request, finding development of the planned connection to be infeasible, and that other alternatives for east/west connectivity in this location are in place. Planning Commission October 13, 2025 ADM-2025-0040 (RAZORBACK HOUSING LLC ) Page 1 of 9 Updated with final results The planned connection has been on the Master Street Plan since at least 2007 (Resolution 161- 07) where it was originally classified as a Collector Street . A Collector Street is the equivalent of a Neighborhood Link Street under 2040 Master Street Plan standards. The connection was reaffirmed but downgraded to a Residential Link Street with the adoption of the 2040 Master Street Plan in 2019 (Resolution 15-20). In the intervening time, the Meadow Valley Trail was constructed (around 2012) along the subject property’s northern property line, in roughly the same arrangement as was indicated on the Master Street Plan for the proposed Residential Link. The Master Street Plan is intended to serve as a policy document to help guide decisions regarding location, form, function, design, and classifications of streets. The Plan considers infrastructure and anticipates where new building developments might occur to plan for possible street connections and capital expenditures. The Master Street Plan is not intended to serve as a formal land acquisition, an allocation of funding, or a construction document, nor does it establish a final alignment. For the subject connection, its inclusion in the Master Street Plan in 2007 reflected the projected need for additional east-west connectivity in the area alongside new development. With the development of the trail that provides alternative connectivity to the Razorback Greenway, and the applicant’s associated request to provide a full connection of Elm Street from N. Garland Avenue to N. Leverett Avenue, staff finds that the intent of the master street plan is met and its removal is warranted. Public Comment: To date, staff has not received any public comment regarding this request. RECOMMENDATION: Staff recommends approval. Should the Planning Commission forward this item to the City Council’s Transportation Committee with a recommendation of approval, staff recommends the following conditions: Conditions of Approval: 1. Approval of the removal of this segment of the Master Street Plan connection does not reflect approval of any planned development; any planned developments must be submitted according to the allowances in relevant city code. PLANNING COMMISSION ACTION: Required YES Date: October 13, 2025 ❒ Tabled ❒ Approved ❒ Denied Motion: Second: Vote: BUDGET/STAFF IMPACT: None Planning Commission October 13, 2025 ADM-2025-0040 (RAZORBACK HOUSING LLC ) Page 2 of 9 X Werner Payne 8-0-1 (Cabe recused) Forwarded, with a recommendation of approval. ATTACHMENTS: • Current Land Use Map • 2007 Master Street Plan Exhibit • 2040 Master Street Plan Exhibit • Applicant Request Letter Planning Commission October 13, 2025 ADM-2025-0040 (RAZORBACK HOUSING LLC ) Page 3 of 9 Meadow Valley Trail LE V E R E T T A V E VAN GOGH PL GARRETT DR ERNIE JACKS BLVD TU L L A V E SHANNON D R BUCK WATSON AVE DO N A L D R D BILLIE JO DR BO B P L ELM ST PEACHTREE DR RMF-40 RMF-24 R-A Neighborhood Link Unclassified Residential Link Planned Neighborhood Link Planned Residential Link Planning Area Fayetteville City Limits Shared-Use Paved Trail Close Up View ADM-2025-0040 W. ELM ST & N. LEVERETT AVE N 0 150 300 450 60075 Feet Subject Property 1:2,400 Planning Commission October 13, 2025 ADM-2025-0040 (RAZORBACK HOUSING LLC ) Page 4 of 9 Guiding Policies 14 1 Fi g u r e 1 2 . 7 - M a s t e r S t r e e t P l a n M a p WWhhiittee OOaakk Turner St Turner St Vantage Dr Vantage Dr LLaakkeevviieeww DDrr Sunshine Rd Sunshine Rd Jess Anderson Rd Jess Anderson Rd MMaappllee SStt Douglas St Douglas St HHyyllttoonnRRdd Rockwood Trl Rockwood Trl SS hhiilloo hh DDrr Weir Rd Weir Rd Village Lake Dr Village Lake Dr CCeenntteerrSStt George Anderson Rd George Anderson Rd DDoouubblleeSSpprriinnggssRRdd HHoollllaannddDDrr Prairie St Prairie St DDrraakkee SStt Ash St Ash St BBuucchhaannaannAAvvee Ray Ave Ray Ave FF uu ttrr aa llll DDrr LLeevveerreettttAAvvee Starr Dr Starr Dr Starr Dr Starr Dr Millsap Rd Millsap Rd DDoo gg ww oo oo dd DDrr SSpprriinngg SStt Roberts Rd Roberts Rd SSaalleemmRRdd Markham Rd Markham Rd Cato Springs Rd Cato Springs Rd CCaammeelllliiaaLLnn Alberta St Alberta St Carley Rd Carley Rd Piazza Rd Piazza Rd Park Ave Park Ave Poplar St Poplar St EEddEEddwwaarrddss RR dd EEddEEddwwaarrddssRRdd SSttoonneeMMoouunnttaaiinn DDrr Stubblefield Rd Stubblefield Rd Government Ave Government Ave Wilson St Wilson St Heritage Ave Heritage Ave MMaayywwooooddRRdd East Oaks Dr East Oaks Dr MMaallllyyWWaaggnnoonnRRdd Overcrest St Overcrest St Persimmon St Persimmon St Persimmon St Persimmon St CClluubbHHoouusseePPkkwwyy Powell St Powell St GGuunnCClluubbRRdd GGuunn CClluubb RRdd Bishop Dr Bishop Dr Harold St Harold St WW ee iirr RRdd Miller St Miller St Ellis Ave Ellis Ave Rebecca St Rebecca St Prospect St Prospect St NNeeww BBrriiddggee RRdd Dakota Trl D akota Trl Hill Ave Hill Ave BBeerrkklleeiigghhDDrr Wolfdale Rd Wolfdale Rd Goff Farm Rd Goff Farm Rd F u tr a ll Dr Fu t r al l D r Dickson St Dickson St BBrree aa kk ss tt oo nneeDDrr Duncan Ave Duncan Ave TToowwnnsshhiipp SStt Winwood Dr Winwood Dr 13th St 13th St Stone St Stone St 54th Ave 54th Ave 7th St 7th St Duncan Ave Duncan Ave Plum Tree Dr Plum Tree Dr WWhhii ppppoooorrwwiillllCCtt CCoolloonniiaallDDrr CC hh ee rr ookkeeee DDrr Gibson Hill Rd Gibson Hill Rd RRiiddggeewwaayy DDrr PPeerrssiimmmmoonn SStt Stone St Stone St Morning Mist Dr Morning Mist Dr Howard Porter Rd Howard Porter Rd Stearns St Stearns St Riviera Pl Riviera Pl GGrreeeennvviieewwDDrr Happy Hollow Rd Happy Hollow Rd 18th St 18th St Mclaren Dr Mclaren Dr Harris Dr Harris Dr HHeeaarrtthhssttoonnee DD rr S o u th wi n d s R d S o ut h w in d s R d KKaatthheerriinnee AAvvee FF uu tt rr aa llll DDrr LLaaccyy DDrr Crystal Dr Crystal Dr CCaammbbrriiddggeeSStt Sellers Rd Sellers Rd DDooyynneeHHaammmmDDrr Hosta Dr Hosta Dr 15th St 15th St Olive Ave Olive Ave FFiinnggeerr RRdd BBuullllddooggBBllvvdd Cleveland St Cleveland St VVaannHHoooosseeDDrr Gregg Ave Gregg Ave Mcclinton St Mcclinton St 46th Ave 46th Ave CClliiffffss BBll vvdd Shelton Rd Shelton Rd PPeemmbbrrookkee RR dd CCll eeaarr CCrreeeekkBBllvvdd Black Oak Ave Black Oak Ave MMaallllAAvvee Jimmy Devault Rd Jimmy Devault Rd Klenc Rd Klenc Rd Ashwood Ave Ashwood Ave TTrreennttoonnBBllvvdd CCllyyddee CCaarrnneess RRdd LLaakkee SSeeqquuooyyaahh RRdd Fairlane St Fairlane St Pump Station Rd Pump Station Rd Julio Rd Julio Rd Bel Air Dr Bel Air Dr 24th St 24th St Gregg Ave Gregg Ave Highland Ave Highland Ave Wesley Stevens Rd Wesley Stevens Rd Meandering Way Meandering Way MMeellmmaarr DDrr Wood Ave Wood Ave SS hhiilloohhDDrr Albright Rd Albright Rd Milo Way Milo Way Richardson Rd Richardson Rd 51st Ave 51st Ave 56th St 56th St Sh il oh D r S hilo h D r GGrreeeenn AAccrreess RRdd CClleeaarrCCrreeeekkRRdd Brooks Ave Brooks Ave PP ii nn OO aa kk RR dd Gardner Rd Gardner Rd AAddaammssRRdd MMoouunnttCCoommffoorrttRRdd SSuunnrriissee MMoouunnttaaiinnRRdd SSoonnoorraa RRdd RRoocckkyy CCrreeeekk RRdd Fieldstone Ave Fieldstone Ave Magnolia Dr Magnolia Dr HarrisHarris Arrowhead St Arrowhead St Drake St Drake St CCuusstteerr LLnn LLoovveerrssLL nn Shady Grove Rd Shady Grove Rd EErrvvaann BB eeee kkss RRdd EErrvvaann BBeeeekkss RRdd Fisher Rd Fisher Rd WWhheeeelleerrHHeeiigghhttss RRdd Williams RdWilliams Rd Elaine Ave Elaine Ave Pianalto Rd Pianalto Rd BB ll aa cc kk NNuu rr ss eerr yy SShhaaee ff ff ee rr RRdd CC lliinn ttoo nn DD rr NNeeiillllss BBlluuffffRRdd Betty Jo Dr Betty Jo Dr Kelly Ave Kelly Ave Woolsey Farm Rd Woolsey Farm Rd EEllkkhhoorrnn SSpprriinn gg ss RR dd SSuummmmeerr RRaaiinn RRdd Riches Rd Riches Rd Van Asche Dr Van Asche Dr RRhheeaass MMiillll RRdd RRhheeaass MMiillll RRdd RRhheeaass MMiillll RRdd Starnes Rd Starnes Rd Sunbridge Dr Sunbridge Dr Columbia Dr Columbia Dr WWiillssoonn HHoollllooww RRdd LLaakkeeSSeeqquuooyyaahhDDrr Ivey Ln Ivey Ln Floyd Rd Floyd Rd Stone Bridge Rd Stone Bridge Rd BBlluueeJJaayyLLnn RRoocc kk cclliiffff RRdd RRooddggeerrss DDrr Forest Hills Dr Forest Hills Dr Johnson Rd Johnson Rd HH aa rrrriiss RR dd HHaarrrriissRRdd Sherry Rd Sherry Rd BBrriiddggeewwaatteerr LLnn CCllee aa rr WWaatteerr RR dd CClleeaarr WWaa tt ee rr RR dd Don Tyson Pkwy Don Tyson Pkwy DDeeaanneeSSoolloommoonnRRdd Buddy Elkins Rd Buddy Elkins Rd SStteeeellee RRdd SS tt eeeellee RRdd Hughmount Rd Hughmount Rd EErrnneesstt LLaannccaasstteerrDDrr PPlluummbbeerroossaa DD rr WW rriigghhtt RRdd VVaauugghhaannRRdd CCaammppbbeellll LLnn Jack Mcclure Rd Jack Mcclure Rd Dowell Rd Dowell Rd SS aavvooyyRRdd Dot Tipton Rd Dot Tipton Rd JJoohhnnGGaarrrriiss oo nn RR dd Wilson Ln Wilson Ln SSaalleemmRRdd BBiillll SSeelllleerrss RRdd WWeeiirr RRdd HHiigghh llaa nnddCChhuurrcchh RR dd Fox TrlFox Trl OOaakkBBaaiilleeyyDDrr Beechwood Ave Beechwood Ave Garland Ave Garland Ave Lewis Ave Lewis Ave Rupple Rd Rupple Rd CCuurrttiiss AAvvee VViieewwppooiinnttDDrr GG oo llff CClluubb DDrr Kornhaus Rd Kornhaus Rd MMeeaaddoowwllaannddssDDrr 44 88 tt hh SStt AA ssss ee mm bbllyy DDrr CCaammbbrriiddggeeRRdd CCoo uu nnttrryy CClluu bb DDrr Chestnut Ave Chestnut Ave Sang Ave Sang Ave AAzz aa lleeaa TT eerr Tallgrass Dr Tallgrass Dr NNee ww HHooppee RRdd Hunter St Hunter St Hunt Ln Hunt Ln Oakland Ave Oakland Ave Block Ave Block Ave School Ave School Ave West Ave West Ave High Ave High Ave LLooxxlleeyyAAvvee Mcconnell Ave Mcconnell Ave Washington Ave Washington Ave FFrroonnttSStt College Ave College Ave Elizabeth Ave Elizabeth Ave Stadium DrStadium Dr Locust St Locust St Cris Hollow Rd Cris Hollow Rd Wilson Ave Wilson Ave Fletcher Ave Fletcher Ave Sang Ave Sang Ave Ju n e w ay T e r J u n ew a y T e r Willow Ave Willow Ave HHoowwaarrdd NN iicc kk ee llll RRdd RR ee dd FF oo xx DD rr OOllddMMiillllRRdd SSkkyylliinneeDDrr Garland Mckee Rd Garland Mckee Rd Woolsey Ave Woolsey Ave Parkview Dr Parkview Dr WW aarr wwiicc kk DDrr HHiiddddeennCCrreeeekkDDrr EErriikkaaAAvvee Bob Younkin Dr Bob Younkin Dr CCaa rrllssbbaadd TTrrccee WWaallnnuuttDDrr DDiinn ss mm oorree TTrrll Steele Blvd Steele Blvd CC aa nnddllee ww oo oo dd DD rr OO lldd FF aa rr mmiinnggttoonnRRdd FFrroonnttaaggeeRRdd 44 88tt hh SStt FFrriissccooDDrr JJii mm BBrrooookkss RRdd Giles Rd Giles Rd Harvey Dowell Rd Harvey Dowell Rd VVaannddeerrggrriiffffDDrr TThhuunnddeerr RR dd SS tt rr aa ww bb eerrrryy PPllaanntt RRdd Broyles St Broyles St HH aa rr mm oo nn RR dd OOllddMMiissssoouurriiRRdd CC rr oo ss ss oo vv ee rr RR dd MM aa ii nn DD rr DD ee aa nn ee SS tt H o w a r d N i c k e l l R d H o w a r d N i c k e l l R d PPoorrtteerrRRdd M i s s i o n B l v d M i s s i o n B l v d CCrroossssoovveerrRRdd HHaabbbbeerrttoonnRRdd RRoolllliinn gg HH ii ll ll ss DD rr HHuunntteerrSStt Old Wire Rd Old Wire Rd GG oo oo ss ee CC rr ee ee kk RR dd Rupple Rd Rupple Rd JJ oo yy cc ee BB ll vv dd NN oo rr tt hh SS tt Butterfield Coach Rd Butterfield Coach Rd Morningside Dr Morningside Dr TT oo ww nn ss hh ii pp SS tt WWiillssoonn SStt SScchhoooollAAvvee F u l b r i g h t E x p y F u l b r i g h t E x p y MM ii ss ss ii oo nn BB ll vv dd WW ee dd ii nnggttoonn DDrr M a p l e S t M a p l e S t W e d i n g t o n D r W e d i n g t o n D r CCaattooSSpprriinnggssRRdd CCaattoo SS pprriinn gg ss RR dd Double Springs Rd Double Springs Rd H u n t s v i l l e R d H u n t s v i l l e R d D i c k s o n S t D i c k s o n S t H w y 1 7 0 H w y 1 7 0 HHaarrmmoonnRRdd S y c a m o r e S t S y c a m o r e S t MM aa ii nn SS tt CCiittyyLLaakkeeRRdd Razorback Rd Razorback Rd Z i o n R d Z i o n R d M a e s t r i R d M a e s t r i R d DD oo nn TT yy ss oo nn PP kk ww yy D o n T y s o n P k w y D o n T y s o n P k w y Johnson Rd Johnson Rd Gregg Ave Gregg Ave GG aa rr ll aa nn dd AA vv ee BB rr oo yylleessAAvvee WW yy mm aa nn RR dd MM ii ss ss ii oo nn BB ll vv dd JJ oo hh nn ss oo nn MMiillll BBllvvdd Thompson St Thompson St CCrroossssoovveerr RRdd HHaarrmmoonnRRdd CCrroossssoovveerrRRdd Armstrong Ave Armstrong Ave W e d i n g t o n D r W e d i n g t o n D r OOaakkllaannddZZiioonnRRdd M o u n t C o m f o r t R d M o u n t C o m f o r t R d WW hh ee ee ll ee rr RR dd FF uu ll bb rr ii gg hh tt EE xx ppyy S k i l l e r n R d S k i l l e r n R d CCoolllleeggeeAAvvee MM aa ii nn SS tt GG oo oo ss ee CC rr ee ee kk RR dd RRuuppppllee RR dd WW yy mm aa nn RR dd W y m a n R d W y m a n R d G u l l e y R d G u l l e y R d GGuulllleeyyRRdd OOllddMMiissssoouurriiRRdd 40th St 40th St RR ee ee dd VV aa ll ll ee yy RR dd HH uu nnttssvviillllee RRdd Z i o n R d Z i o n R d HH aa mmeessttrriinn gg RR dd TT oo ww nn ss hh ii pp SS tt Salem Rd Salem Rd LLiittttlleeEEllmmRRdd Little Elm Rd Little Elm Rd85th Ave 85th Ave HH uu nn tt ss vv ii ll ll ee RRdd SS cc hh oo oo ll AA vv ee GGrreeggggAAvvee OO ll dd WW ii rr ee RR dd FFooxx HHuunn tt ee rr RR dd Sassafras Hill Rd Sassafras Hill Rd BB ll aa cc kk OO aa kk RR dd MMaaiinnAAvvee G u y T e r r y R d G u y T e r r y R d Hwy 62 Hwy 62 BBaarrrriinnggttoonn WW hh ee ee ll ee rr RRdd WW hh ee ee ll ee rr RR dd DD oo uu bb ll ee SS pp rr ii nn gg ss RR dd H w y 62 H w y 62 Black Oak Rd Black Oak Rd B o w e n B l v d B o w e n B l v d W e d i n g t o n D r W e d i n g t o n D r Harmon Rd Harmon Rd College Ave College Ave A r b o r A c r e s A v e A r b o r A c r e s A v e WW ii ll lloouugghhbbyy RRdd HH aammeess tt rr ii nn gg RR dd BB aa rr rr ii nn gg tt oo nn DD ee aa dd HH oo rr ss ee MM oo uu nn tt aa ii nn RR dd H w y 1 6 H w y 1 6 HH ww yy 11 11 22 CCeenntteerr SStt Habberton Rd Habberton Rd HH aa bb bb ee rr tt oo nn RR dd J o y c e Bl v d J o y c e B l v d HH ww yy 11 77 00 1 5 t h S t 1 5 t h S t B e t h e l B l a c k t o p B e t h e l B l a c k t o p B e t h e l B l a c k t o p B e t h e l B l a c k t o p FF uu ll bb rr ii gg hh tt EE xx ppyy Hwy 112 Hwy 112 1 5 t h S t 1 5 t h S t DD oo nn TT yy ss oo nn PP kk ww yy HH ww yy 11 77 00 OOlldd WW iirree RR dd U a B e e f F a r m R d U a B e e f F a r m R d D r a k e S t D r a k e S t Map Document: (G:\GIS2\Core Maps\Master Street Plan (2030)\Maps\MSP_2030_FINAL_Esize.mxd) 4/16/2012 -- 2:58:26 PM Potential Typology Connection - Regional Link Connection - Neighborhood Link Connection - Residential Link Urban Center Regional Link - High Activity Regional Link Neighborhood Link Institutional Master Plan Freeway/Expressway Park Planning Area Boundary City Plan 2040 Master Street Plan Adopted by the Fayetteville City Council on January 7th, 2020 Resolution No. ###-## _____________________________ Mayor _____________________________ City Clerk O 0 1 0.5 Miles Planning Commission October 13, 2025 ADM-2025-0040 (RAZORBACK HOUSING LLC ) Page 5 of 9 Planning Commission October 13, 2025 ADM-2025-0040 (RAZORBACK HOUSING LLC ) Page 6 of 9 300 North College, Suite 317 Fayetteville, AR 72701 479.455.2207 craftontull.com August 29, 2025 Planning Department City of Fayetteville 125 W Mountain Street Fayetteville, AR 72701 RE: Elm Street Apartments- Master Street Plan Amendment On behalf of the applicant, I respectfully submit this request for an amendment to the City of Fayetteville’s Future Master Street Plan (MSP) for Elm Street Apartments, Parcel ID 765-05140-000. This request proposes deleting the Future Master Street Plan connection from Ernie Jacks Road to the University of Arkansas Agriculture Farm, as currently illustrated in the adopted Master Street Plan. This future connection is not feasible due to existing institutional and agricultural land uses and is also redundant, since Leverett Avenue is already designated to provide a future connection to the University’s Agriculture Farm. With the proposed Elm Street Apartments development, connectivity will instead be achieved through Elm Street improvements, which will provide a new connection between Garland Avenue and Leverett Avenue, and ultimately to the Agriculture Farm. In accordance with Unified Development Code, Chapter 156 (Variances), the following criteria are addressed to demonstrate justification for this amendment: • Undue Hardship: Requiring the connection from Ernie Jacks to the Agriculture Farm would create an undue hardship due to existing University property constraints, conflicts with established institutional and agricultural land uses, and duplication of connectivity already provided by Leverett Avenue. • Public Interest and Intent of Code: The amendment continues to advance the purpose of the Master Street Plan by ensuring network connectivity, multimodal access, and orderly development patterns. The Garland-to-Leverett link satisfies the functional role of the deleted segment, ensuring no loss of access or circulation capacity. • Consistency with Surrounding Development: The proposed change aligns with current and planned development patterns, ensuring compatibility with both residential uses and the University’s institutional lands. We appreciate your consideration of our request. Sincerely, Caroline Gardner, P.E. Project Manager Crafton Tull CarolineGardner Planning Commission October 13, 2025 ADM-2025-0040 (RAZORBACK HOUSING LLC ) Page 7 of 9 Fa y e t t e v i l l e , A R Ex h i b i t Ne i g h b o r h o o d L i n k Re s i d e n t i a l L i n k Re g i o n a l L i n k - H i g h A c t i v i t y Re g i o n a l L i n k Ne i g h b o r h o o d L i n k In s t i t u t i o n a l M a s t e r P l a n Th e d a t a c o n t a i n e d h e r e i n w a s c o m p i l e d f r o m v a r i o u s s o u r c e s f o r t h e s o l e u s e a n d b e n e f i t o f t h e C i t y o f F a y e t t e v i l l e G e o g r a p h i c In f o r m a t i o n S y s t e m a n d t h e p u b l i c a g e n c i e s i t s e r v e s . A n y u s e o f t h e d a t a b y a n y o n e o t h e r t h a n t h e C i t y o f F a y e t t e v i l l e i s a t t h e s o l e r i s k of t h e u s e r ; a n d b y a c c e p t a n c e o f t h i s d a t a , t h e u s e r d o e s h e r e b y a g r e e t o i n d e m n i f y t h e C i t y o f F a y e t t e v i l l e a n d h o l d t h e C i t y o f Fa y e t t e v i l l e h a r m l e s s f r o m a n d w i t h o u t l i a b i l i t y f o r a n y c l a i m s , a c t i o n s , c o s t f o r d a m a g e s o f a n y n a t u r e , i n c l u d i n g t h e c i t y ' s c o s t o f de f e n s e , a s s e r t e d b y u s e r o r b y a n o t h e r a r i s i n g f r o m t h e u s e o f t h i s d a t a . T h e C i t y o f F a y e t t e v i l l e m a k e s n o e x p r e s s o r i m p l i e d wa r r a n t e e s w i t h r e f e r e n c e t o t h e d a t a . N o w o r d , p h r a s e , o r c l a u s e f o u n d h e r e i n s h a l l b e c o n s t r u e d t o w a i v e t h a t t o r t i m m u n i t y s e t f o r t h un d e r A r k a n s a s l a w . Cr e a t e d : 8 / 2 9 / 2 0 2 5 Cr e d i t s : 2 0 2 5 I m a g e r y | E a g l e V i e w T e c h n o l o g i e s | S u r d e x C o r p o r a t i o n , C i t y o f F a y e t t e v i l l e , A R Ma p A u t h o r : 0 0. 0 5 0. 1 0. 0 3 mi pr o p o s i n g t o d e l e t e f u t u r e m a s t e r st r e e t p l a n c o n n e c t i o n f r o m E r n i e Ja c k s t o U n i v e r s i t y o f A r k a n s a s Ag r i c u l t u r e f a r m . Wi t h n e w d e v e l o p m e n t , t h e r e w i l l be a c o n n e c t i o n f r o m G a r l a n d Av e t o L e v e r e t t A v e . Le v e r e t t A v e d o e s h a v e a f u t u r e ma s t e r s t r e e t p l a n t o c o n n e c t t o th e u o f a a g r i c u l t u r e f a r m . ap p r o x i m a t e p r o p e r t y b o u n d a r y Planning Commission October 13, 2025 ADM-2025-0040 (RAZORBACK HOUSING LLC ) Page 8 of 9 FL CE R T I F I C A T E O F A U T H O R I Z A T I O N : 47 9 . 6 3 6 . 4 8 3 8 t Fa y e t t e v i l l e , A r k a n s a s 7 2 7 0 1 30 0 N C o l l e g e A v e . , S u i t e 3 1 7 CERTIFIC A T E O F AUTH O R I Z A T ION ARKANSAS ENG I N E E R Ke y P l a n No . De s c r i p t i o n Da t e PR O J E C T N O : IS S U E D A T E : CO N T A C T : Th i s d o c u m e n t , a n d t h e i d e a s a n d d e s i g n s i n c o r p o r a t e d he r e i n , a s a n i n s t r u m e n t o f p r o f e s s i o n a l s e r v i c e , i s t h e pr o p e r t y o f C r a f t o n , T u l l & A s s o c i a t e s , I n c . , a n d i s n o t t o b e us e d , i n w h o l e o r i n p a r t , f o r a n y o t h e r p r o j e c t , w i t h o u t t h e wr i t t e n a u t h o r i z a t i o n o f C r a f t o n , T u l l & A s s o c i a t e s , I n c . ww w . c r a f t o n t u l l . c o m CR A F T O N , T U L L & AS S O C I A T E S , I N C . No . 1 0 9 © 2 0 2 5 C r a f t o n , T u l l & A s s o c i a t e s , I n c . Cr a f t o n T u l l R QC b y : QC D a t e : DRAWING: G:\25303200_ELMSTAPT\INFRASTRUCTURE\CIVIL\DWG\!OVERALL SITE PLAN.DWG LAYOUT: LAYOUT1 , LAST SAVED: ET2591, 8/27/2025 9:23:03 AM LAST PLOTTED BY: CAROLINE GARDNER, 8/28/2025 1:35:18 PM C. T H R E E T 08 / 1 1 / 2 0 2 5 25 3 0 3 2 0 0 EL M S T R E E T A P A R T M E N T S FA Y E T T E V I L L E , A R C- 1 0 1 OV E R A L L S I T E P L A N R SI T E N O T E S R LE G E N D ( E X I S T I N G S Y M B O L S ) R LE G E N D ( C O N S T R U C T ) R PA R K I N G R E Q U I R E M E N T S R SI T E I N F O R M A T I O N El m S t r e e t Re s i d e n t i a l L i n k S t r e e t Le v e r e t t A v e Ne i g h b o r h o o d L i n k S t r e e t Planning Commission October 13, 2025 ADM-2025-0040 (RAZORBACK HOUSING LLC ) Page 9 of 9