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HomeMy WebLinkAbout265-25 RESOLUTIONPage 1 113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 Resolution: 265-25 File Number: 2025-2275 A RESOLUTION TO APPROVE ADM-2025-40 AND AMEND THE MASTER STREET PLAN TO REMOVE A PORTION OF PLANNED NEIGHBORHOOD LINK STREET FROM PROPERTY LOCATED AT WEST ELM STREET AND NORTH LEVERETT AVENUE IN WARD 2 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 approves administrative item ADM-2025- 40 and amends the Master Street Plan by removing a portion of planned Neighborhood Link Street from the northwest corner of property located at West Elm Street and North Leverett Avenue as shown on the map (Exhibit A) attached to the Planning Department’s Agenda Memo. PASSED and APPROVED on November 18, 2025 Approved: _______________________________ Molly Rawn, Mayor Attest: _______________________________ Kara Paxton, City Clerk Treasurer 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 Mailing address: 113 W. Mountain Street Fayetteville, AR 72701 www.fayetteville-ar.gov CITY COUNCIL MEMO 2025-2275 MEETING OF NOVEMBER 18, 2025 TO: Mayor Rawn and City Council THRU: FROM: 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 zoned 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). 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. A simultaneous submission has been made to vacate a portion of right-of-way that partially bisects the property (VAC-2025-0022). 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. Mailing address: 113 W. Mountain Street Fayetteville, AR 72701 www.fayetteville-ar.gov 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. At the October 13, 2025 Planning Commission, 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. More recently, at the October 28, 2025 City Council Transportation Committee, committee members unanimously forwarded the request to the full Council, recommending approval. BUDGET/STAFF IMPACT: ATTACHMENTS: 3. Staff Review From, 4. Exhibit A, 5. Staff Report, 6. Additional Information - ADM 2025- 0040 Page 1 City of Fayetteville, Arkansas Legislation Text 113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 File #: 2025-2275 A RESOLUTION TO APPROVE ADM-2025-40 AND AMEND THE MASTER STREET PLAN TO REMOVE A PORTION OF PLANNED NEIGHBORHOOD LINK STREET FROM PROPERTY LOCATED AT WEST ELM STREET AND NORTH LEVERETT AVENUE IN WARD 2 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 approves administrative item ADM-2025-40 and amends the Master Street Plan by removing a portion of planned Neighborhood Link Street from the northwest corner of property located at West Elm Street and North Leverett Avenue as shown on the map (Exhibit A) attached to the Planning Department’s Agenda Memo. 10/30/2025 Submitted Date No -$ -$ V20221130 Budgeted Item? Does item have a direct cost? Is a Budget Adjustment attached? Total Amended Budget Expenses (Actual+Encum) Available Budget Item Cost Budget Adjustment Remaining Budget -$ -$ No No -$ -$ Project Number Budget Impact: FundAccount Number Project Title City of Fayetteville Staff Review Form 2025-2275 Item ID 11/18/2025 City Council Meeting Date - Agenda Item Only 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. N/A for Non-Agenda Item Action Recommendation: Submitted By Jessie Masters DEVELOPMENT REVIEW (630) Division / Department Comments: Purchase Order Number: Change Order Number: Previous Ordinance or Resolution # Approval Date: Original Contract Number: 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 Additional Information Received Date Received: MM/DD/YYYY Time: 00:00 (AM/PM) From: Name & Title To: Name & Title Agenda Meeting Date: MM/DD/YYYY Civic Clerk Number: Ex. 2025-994 Forwarded to City Attorney’s Office and Department Head 11/13/2025 5:15PM 11/13/2025 2025-2270 N/A City Attorney Kit Williams City Council