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HomeMy WebLinkAbout1999-08-09 Minutes• • CITY OF FAYETTEVILLE POLICIES AND ISSUES WORKSHOP . AUGUST 9, 1988 PRESENT: Alfred Raby - AICP/Plan Group, James Duncan - Legal Representative, City Board of Directors, City Planning Commissioners, City Manager - Jim Pennington, City Planning Director - John Merrell, Other City Staff, Chamber of Commerce - Dale Christy, League of Women Voters - Harriet Jasma, City Planning Secretary - Elaine Cattaneo, members of the press and others. Mr. Raby announced that the purpose of this workshop was to further identify and refine both the issues and policies to help set direction for the future land use plan. ECONOMIC DEVELOPMENT ISSUE CONSTRUCTION TRENDS Residential construction trends have experienced rather dramatic surges and declines over the last six year period (1981-1987). The annual average was 417 total dwelling units at an average construction cost of $45,894.00 per dwelling unit for single-family detached units, and approximately $30,200.00 for multi- family dwelling units. Since 1984 Fayetteville experienced a steady average increase of approximately 1.4 percent for single family dwelling units. This increase appeared constant and strong through the present. The total number of residential building permits has been falling at an average annual rate of 1.6 percent since 1984. However, this decline reflects multi- family and two-family housing units rather than single family detached dwellings. There has been a steady decline in commercial/industrial permits since 1984 with it leveling off in 1987. This slow in commercial activity in Fayetteville is apparently part of an overall trend within the state. With the completion of the Interstate, commercial and industrial uses will most likely be attracted to Fayetteville because of the improved access and transportation mode. EMPLOYMENT TRENDS Fayetteville has a healthy labor market with the single largest employer being the University of Arkansas. The U of A employs 4,496 people in either part-time or full-time capacity. Two manufacturing firms employ over 500 (Campbell •ISSUES & POLICIES WORKSHOP AUGUST 9, 1988 PAGE 2 • Foods, 1080 and Tyson Foods, 561). Trade and Manufacturing are the leading employment sectors, representing approximately 52 percent of the current labor force. Trade jobs in Washington County are dominated by retail including building materials, general merchandise stores, food stores automotive dealers, furniture and appliance, eating and drinking establishments. Of these, 33 percent are employed by eating and drinking establishments. In Manufacturing, approximately 51 percent of the labor force is in the production of "food and kindred" products and approximately 30 percent of the labor force represent primary metals and metal working industries. POPULATION TRENDS The City of Fayetteville has had significant increases in population growth since 1960 with much of it attributed to the presence of the University of Arkansas which has a current enrollment of 15,000 students. According to the Northwest Arkansas Planning Commission, the current population of Fayetteville is estimated to be 44,755. Population estimate for Fayetteville in the year 2010 is 65,150. HOUSING ISSUE Two key words describe the housing situation in Fayetteville, affordable and integrated. These combined with a strong work force are the major attracters of new industries to Fayetteville. Sale prices for older housing in the downtown area average $35 - $38 per square foot. These are generally on 5,000 - 8,000 square foot lots and without extras. Newer and slightly larger structures in the downtown area are sale priced at $39 - $41 per square foot. New homes in the outlying areas to the north and northeast range from $41 - $44 per square foot with the larger new homes further east selling for $70 - $80 per square foot. Monthly rental rates range from $190 to $500. Three factors why costs are lower in Fayetteville as compared to Nashville, TN, are as follows: 1. Land prices are still reasonable in Fayetteville. 2. Density is relatively high --generally 4 to 6 units/acre. 3. Construction Labor Costs - good supply of well-trained laborers. Currently there are two established historic districts in residential areas, with a third forming. Conservation districts may be maintained by making sure to keep away from intrusions of commercial businesses. •ISSUES & POLICIES WORKSHOP AUGUST 9, 1988 PAGE 3 • • TRANSPORTATION ISSUE The City of Fayetteville has the potential for continued future growth and industrial development with the a) labor, b) affordable housing and c) governmental attitudes. The missing ingredient is d) transportation. There is an obvious deficiency in east/west thoroughfares or loop systems. The proposed Interstate will add considerable economic opportunity to the City in general, and specifically to the west side. The City of Fayetteville could utilize interchanges from the Interstate to connect the Industrial Park and the Airport. Mr. Raby commented that the Chamber of Commerce sees a need for another Industrial Park. Director Russ Kelley asked if they were looking at another Industrial Park in the next 5 to 10 years. Mr. Raby stated that the likelihood of needing it is a little farther down the road than the Interstate being in place. Mr. Raby stated that there had been some design on the part of the University of Arkansas for a Research Park which could be similar but have distinct differences from the. Industrial Park. Improved access between the Interstate and the university is a possibility with perhaps a southwest corridor as a new entry to the University of Arkansas. There is the potential, because of the Interstate, for a major push for commercial development in the western section of the City. There are some lost opportunities in some of these areas. Mr. Raby stated that he envisions a mall development and a research park there in the western interchange area Commissioner Fred Hanna asked if he was talking about improving Highway 62 West, Highway 16 West, West Gregg Street and Highway 112 when he spoke about a new corridor from the West or was he talking about an entirely new road. Mr. Raby answered that they could work off of the existing interchange and improve the existing highways. Director Bill Martin asked what the lost opportunities are that he referred to. Mr. Raby stated that there are some very small commercial businesses on one of these interchanges that aren't very attractive. The lost opportunities would be for something bigger there and control of the access there He advised that this could be obtained by the development of a new Land Use Plan and Zoning Ordinances. Larry Tompkins referred to the survey done to obtain the attitudes of the community. He asked if there are major community interest issues that they should be dealing with. Mr. Raby stated that there were environmental concerns. These can be integrated through the Land Use Plan by preservation of existing areas and development of new areas. •ISSUES & POLICIES WORKSHOP AUGUST 9, 1988 PAGE 4 • • Mr. Raby stated that they propose to work with the City of Fayetteville on: a) strong grading ordinance, b) cut and fill ratios and c) slope and drainage controls. It is possible to meet the needs of development in the community and environmental needs at the same time. The City needs to continue to develop in clusters of relatively high density. Commissioner Hanna stated that the random survey done to get citizen input was sent to 20% of the population of Fayetteville. He asked if it was a valid survey when only 286 responses were received; were people really interested.? Mr. Raby stated that the numbers are not large but it is statistically valid. A broader survey would be very costly. The survey was set up with a way of tracking to see if there was some logic used in answering it and there was. He stated that they tried to meet with individual groups such as the Chamber of Commerce also. Commissioner Springborn asked where water and energy would fit in with the 4 key links mentioned in economic development of the community concerning industrial development. Mr. Raby stated that they do fit in but they are not factors toward attracting new industries. Commissioner Springborn stated that there could be problems with water shortage as the poultry industry expands. Mr. Raby stated that there is a potential for other industry rather than just poultry, but a shortage of water is an issue. Mayor Johnson stated that the problem is not water supply, but is of distribution of it. Larry Tompkins asked what major regional issues need to be considered that will impact decisions to use and enforce the Plan. Mr. Raby stated that they are aware of some major issues and they will continue to study this. Commissioner Gerald Klingaman asked if they predict a steady spurt in growth because of the Interstate coming through. Mr. Raby stated that there probably will be at the time the Interstate comes through, but then the curve will come back down and level off. Dale Christy from the Chamber of Commerce asked about the economic and traffic impact of the opening of the Interstate. Mr. Raby stated that the economic impact won't be there until the Interstate is open and there is still time to plan for the traffic impact. Director Bill Martin stated that in some areas where they spoke of lost opportunities, when the land becomes more valuable, couldn't someone come in and raise the existing building to something that is more valuable. Mr. Raby stated that land prices would have to rise dramatically. The City needs to get a better control on the quality and the type of use allowed there. They need to try to do more clustering of commercial uses and try to integrate it more and incorporate it into the design. Director Martin stated that there is a participating nature of the community now, but the bigger it gets, the less participation they will have. Mr. Raby stated that they need to solve environmental problems by building a strong consensus even though everyone isn't going to agree. Director Hess advised that they are •ISSUES & POLICIES WORKSHOP AUGUST 9, 1988 PAGE 5 • • dealing with an archaic structure. It consensus from structures created 20 to modernize their structure and work have or images that don't fit into the would be difficult to try and generate a years ago. The City of Fayetteville needs toward changing impossible images people consensus. Director Jeremy Hess stated that they need strong leadership to implement plans such as the new Interstate. Change is necessary to thrive and the leadership has to explain why change is necessary to the community. Commissioner Hanna stated that he didn't think that they could plan for Fayetteville to be the "Cultural Center" or the "Industrial Center", their planning needs to make room for all of these things. He stated that things are happening that will make the University of Arkansas have less dominance over the City of Fayetteville in the future. There needs to be an agreed on Plan for growth and the City will have to stick with it and grow according to the Plan. DEVELOPMENT POLICIES DISCUSSION ECONOMIC DEVELOPMENT POLICY I. Strengthen the economy A. General Plan/Land Use Plan should foster economic development B. Diversify Economy C. Maintain affordable housing provisions to attract industries D. Coordinate regional transportation system with economic development E. Develop Research Park with University F. Maintain vitality of Downtown 1. Commercial 2. Residential 3. Institutional G. Develop new public industrial park H. Protect prime agricultural land Mr. Raby asked if the City of Fayetteville wanted to include in the policies the strengthening of the economy by maintaining affordable housing provisions to attract industries. Director Hess stated that there should be a public and private effort to maintain affordable housing. He noted that they shouldn't abandon it because there is affordability. Co»uissioner Hanna stated that lower density areas have lower priced homes than higher density areas. However, it costs the City more to service low density areas than it does the high density areas. Director Hess stated that he is in favor of Development of a Research Park with the University. It would diversify the economy and it would be totally different than an Industrial Park so the City would be broadening its base. Mayor Johnson agreed that they need to make use of the University of Arkansas; it is an asset to the City of Fayetteville. •ISSUES & POLICIES WORKSHOP AUGUST 9, 1988 PAGE 6 • • Director Hess stated that Fayetteville needs to provide more job opportunities so the U of A students will not go elsewhere. Director Martin stated that he sees no need for the development of a new public Industrial Park. He suggested to encourage the development of the existing Industrial Park. Dale Christy of the Chamber of Commerce stated that Fayetteville has some problem as to how far they can go with the existing Industrial Park. He stated that there is a need for future industrial development and the citing is important. They need to designate some future growth areas for this purpose. Director Lancaster stated that they could do that without moving it by developing south of Cato Springs Road. Jim Pennington, City Manager, stated that with an appropriate Land Use Plan it will develop that way. Fayetteville needs to encourage development. Director Hess stated that he agreed with development plans, but not a new Industrial Park. Commissioner Jacks stated that high tech industry that demands exposure doesn't want to be located out there in the existing Industrial Park. Director Hess stated that in some cases there is a problem with money and initial financing for industrial development here also. Commissioner Klingaman stated that it would not be a very realistic goal to try to protect prime agricultural land inside the City Limits, but maybe outside the City. Director Hess stated that this falls in line with the outskirts and the growth area. There could be problems with cluster development and keeping density higher in these areas as opposed to 2 or 3 acres. This needs to be addressed. Mr. Raby suggested that through the General Plan they try to keep higher densities in these areas and keep buffering around it. Director Hess stated that they could consider annexing these areas so the City can have control over them. Commissioner Jacks agreed that the City does need some control over these areas as far as control over development. Director Hess advised that they need to look at where they expect the City to expand and at whether annexation is a wise thing to control growth with zoning, etc. He stated that he wants some feedback from Mr. Raby on this. Director Lancaster asked if Mr. Raby would suggest areas that he felt they should annex. Mr. Raby advised that the City needs to be ready to annex the area to the West. He advised that it is essential to annex and control from day one as soon as the Plan is developed to keep things from happening that would be detrimental •ISSUES & POLICIES WORKSHOP AUGUST 9, 1988 PAGE 7 • • to the area. He also recommended serious negotiations with Greenland. He stated that they need a Land Use Plan for the cities around Fayetteville that integrates with the City of Fayetteville General Plan, especially with Greenland. GOVERNANCE POLICY I. Coordinate provisions of public services to other communities with the future land use plan A. Provision of water, sewer and other public services to surrounding communities should foster the land use and economic development objectives of the City. 1. Greenland 2. Johnson 3. Unincorporated land between Mr. Raby stated that coordination provisions of public services to other communities with the future land use plan should be included in the policies. He suggested annexation of land in between with Greenland and Johnson and entering into negotiation with the County for the Planning area Mayor Johnson stated that the smaller cities around Fayetteville can't meet all the sewer, water and federal regulations. Mayor Johnson advised that the General Plan should foster the economic development. She stated that this would be very important for industries locating here. Director Hess asked Mr. Raby if he planned to indicate how the City would like things to develop. He noted that if the Land Use Plan says multi -family, for example, it is generally set up to have the City lay these things out. Mr. Raby stated that they could have a distinct plan which very closely states what the area is designated for without the flexibility or they could have an open-ended plan which would rely on market demand and be performance driven. Director Hess asked if they could have both. Jim Duncan stated that he has seen some fixed and some generic policy documents. He stated they could have the combination with detailed plans within the General Plan. Commissioner Springborn stated that the City needs to review the General Land Use Plan and do updating of it. Director Hess asked if the General Land Use Plan would indicate the extent of off-site improvements or problems a developer might run up against if they develop in a certain part of town. Mr. Raby stated that this is not out of the structure of what a General Land Use Plan does. They would try to target concerns without specific recommendations. Director Hess stated that his concern was that the process be integrated. Mr. Raby stated that greater diversification of the economy would be helpful to the community. He asked if anyone had any problem with including this in the •ISSUES & POLICIES WORKSHOP AUGUST 9, 1988 PAGE 8 • • economic development policy. Mayor Johnson asked how he would be obtaining this diversification of the economy. Mr. Raby stated that they could set aside land for poultry, etc. Mayor Johnson agreed that this should be included. Mr. Raby asked if there was any problem with including coordination of regional transportation system with economic development. He stated that with the Interstate there would be growth to the west. How will that impact downtown? He stated that Fayetteville's economy is going from a multi -type of economy to one primarily of services (judicial system, attorneys, accountants,etc.) and some retail services. There is still some vitality in the retail sector of the downtown area. There is a potential in the Land Use Plan for a positive and a negative impact. Mayor Johnson advised that Dickson Street may be an area to be included in downtown. Director Martin stated that Fayetteville has more than one vital area (Dickson Street and the square) as opposed to downtown. He stated that they want to maintain and enhance the unique character of all of these and not focus on one area. Director Hess stated that growth to the west may negatively impact downtown because of the low accessibility from the downtown to the West. That could be a potential problem They also need access from the University of Arkansas to the West. Mayor Johnson stated that they need access to the Art Center to be built on Dickson Street from the West. Director Hess stated that the logical extension would be to continue from the University of Arkansas across Dickson Street and on to the square to provide access from the square to the Interstate west of the U of A. Director Lancaster stated that it is more economical for businesses to locate in different areas such as the mall rather than near downtown. Dale Christy stated that they need a plan for the downtown area because they are facing potential obsolescence. They need to keep it viable and they need a plan for housing around the downtown area for upkeep and maintenance. Director Hess agreed that they need to consider the impact of the Art Center. TRANSPORTATION POLICY I. Develop integrated transportation system A. Develop east -west corridors 1. East -west corridors 2. Belt system •ISSUES G POLICIES WORKSHOP AUGUST 9, 1988 PAGE 9 • • B. Develop regional transportation systems 1. Multi -modal - linking airport, highways, transit, taxi 2. Inter -city - linking production/employment centers with transportation carriers a) Connect interstate, airport, industrial park b) Connect interstate and University C. Expand public use of University transit system D. Establish taxi system for elderly Harriet Jasma, representing the League of Women Voters, stated that they need to consider the Washington/Willow historical district regarding development of an integrated transportation system at the East and West corridors. She stated that they need to strive to protect these areas. Commissioner Hanna stated that they need a corridor from the downtown square out Highway 62 West because it is a problem going west from downtown. The streets in this area need to be upgraded. Director Hess stated that developing regional transportation systems requires regional cooperation. He asked Mr. Raby how he would write that into the Plan. Can the Plan legislate a cooperative agreement? Mr. Raby stated that it needs_to. be coordinated within the City and without. They. will need to facilitate cooperation. Mr. Raby advised that they could extend System to serve as a link to get around Director Hess stated that a mobilized nice. The primary emphasis would be to as a link to get around the City. the routes of the existing U of A Transit the City. trolley system in Fayetteville would be promote tourism, but it would also serve Mayor Johnson stated that the existing square to provide access to the new Art establishment of a taxi service for the for a Dial -A -Ride system. ENVIRONMENTAL POLICY Transit System may be extending to the Center. She noted that regarding the elderly, there are some funds available I. Provide controls that protect environment and allow compatible economic A. Establish Grading Ordinance 1. Cut -fill ratio 2. Slope 3. Ground cover removal 4. Drainage management 5. Foundation engineering •ISSUES & POLICIES WORKSHOP AUGUST 9, 1988 PAGE 10 • • Mr. Raby stated that the City of Fayetteville needs to require that grading is approved on development before a building permit can be obtained. This would set expectations with respect to how they treat the shaping of the land. A maximum slope permitted could be established, etc. If the slope of the land is severe, there could be foundation requirements. Commissioner Hanna stated that he agrees that the Cut -fill included. They need to stop erosion and drainage problems. Director Hess stated that this all fits with "reforestation" grading, this could be accomplished also. He advised Fayetteville now has no controls over the cutting of land. and Slope need to be By incorporating that the City of John Merrell, City Planning Director, stated that the City needs a good water management system because of the terrain. For example, when it rains is a lot of mud and debris washing off from construction sites into the drainage. Consequently, extra time is spent cleaning these drains out. B. Establish Tree Protection Ordinance 1. Trees removal 2. Reforestation C. Establish Landscape Ordinance 1. Non-residential 2. Residential PUD storm there storm Mr. Raby stated that older trees are a resource to the community. Development needs to work around them or move them. Director Hess stated that saving trees provides other benefits as well. For example, certain trees remove pollution from the air. Harriet Jasma stated trees are important not just from a cultural and environmental aspect. Trees are central; they give the City a setting. Dale Christy stated that they need to be realistic in establishing tree protection. He stated that he would be concerned if they don't integrate regulations on trees into the General Plan into the process, but it should not be a separate ordinance. He stated that they tend to intermix landscape and tree ordinances. This could be a problem if they try to become tree policemen. Positive use of trees in landscaping is desirable. Director Hess stated that the Landscape Ordinance and the Tree Ordinance are two separate issues. Dale Christy stated that this should be a coordinated effort and be integrated into the General Plan. Commissioner Hanna added that they could include existing trees in residential •ISSUES & POLICIES WORKSHOP AUGUST 9, 1988 PAGE 11 • • areas as part of the requirement,etc. Commissioner Klingaman advised that what they are trying to do is prevent destruction of specimen trees. The Landscape Ordinance intent is to recognize the fact that people have to live here and they want to concentrate on making it more habitable. The beautification aspect is a part of it, but not the main feature. Mr. Raby that one thing they might run into with establishing a Landscaping Ordinance is a water shortage could be a problem with enforcing it especially when there is a dry year like this one. Commissioner Klingaman stated that there is not wide spread opposition to the integration of a Landscape Ordinance. D. Protect scenic vistas and other natural attractions 1. Strict performance controls 2. Restricting zoning 3. Transfer Development Rights 4. Acquisition 5. Tax Deferral Mr. Raby stated that there could be strict performance standards established for development on hillsides which would help achieve protection of the nature beauty of Fayetteville. Director Hess asked Mr. Raby if he was suggesting this because of fear of erosion. Mr. Raby stated that it was twofold; they can put stricter performance codes on it, but they will have some erosion problems. Dale Christy suggested that they put restrictions and standards on development rather than saying they can't do it. Mr. Raby agreed. Director Hess stated that this really hasn't been a problem in Fayetteville, but it could become a problem. Mr. Raby stated that the point is do they want to have control on how it is developed. Director Hess stated that they want control to some extent. Mayor Johnson suggested that they look at I- A.,B., & C. of Environmental Policy right now and look at D. later. II. Enhance public utilities system A. Protect air quality 1. Locate industry down -wind from prevailing air currents B. Protect water quality 1. Minimize surface pollution run off 2. Enhance public sewerage system C. Integrate development of two electrical providers D. Provide storm water management system •ISSUES & POLICIES WORKSHOP AUGUST 9, 1988 PAGE 12 • • Director Hess stated that air quality is protected by having a large number of trees. Mr. Raby stated that they could strike "A." off and protect the air quality through the enhancement of trees. Mr Raby stated that B., 2. (pollution run-off) is not an issue in Fayetteville, but he asked given soil conditions in this area, how strongly do they feel about providing public sewer. Jim Pennington stated that they allow a private sewer system on 1.5 acres or more given the percolation test is alright, but if they are within 300' of a public sewer line they need to hook up to it. Director Hess stated that he agreed that what they have seems to work with one exception being in the growth area when they are near a sewer hookup. Mr. Raby stated that they could just strike B.,2. (Enhance public sewer system) and also C.(Integrate development of two electrical providers). The audience agreed. Mr. Raby stated that they need to control storm water management so that it doesn't flush downstream. They need to put it off the site and deal with it before putting it in downstream. (Have an off-site system as opposed to on- site.) Jim Pennington stated that they need a combination of both. They need to merge the two together. Mr. Raby stated that he was raising the question as to whether it belongs and should be integrated into the Plan. Mayor Johnson stated that they need to leave it in as a policy statement. LAND USE I. Reduce existing land use conflicts A. Provide greater code enforcement 1. Remove abandoned non -conforming uses from residential areas 2. Establish buffers between incompatible uses B. Stabilize older areas 1. Establish historic district zoning 2. Identify conservation zones 3. Improve street, lighting, drainage and sidewalks in existing areas Mr. Raby suggested that they leave in both A. and B. of this section. II. Integrate future land use with better development controls and design incentives A. Revise Small Area PUD zoning requirements to reduce incompatibility with existing residential character B. Integrate support commercial into residential PUD's C. Maintain residential densities at current level • • ISSUES & POLICIES WORKSHOP AUGUST 9, 1988 PAGE 13 1. Integrate with more restrictive topography 2. Maintain affordable housing 3. Promote future utilities and transit economies 4. Promote efficient and attractive land use design D. Develop new zoning ordinances and integrate with current subdivision regulations 1. Provide for "relative" housing addition in single-family areas Mr. Raby stated that they need to reassess their position on small P.U.D.'s and he would like them to consider the possibility of integrating support commercial into residential P.U.D.'s. He stated that there has been some question about "granny housing",(housing for relatives). Is this an issue? Commissioner Springborn stated that there had been considerable discussion about "mother-in-law housing" in the Planning Commission. Commissioner Hanna stated that with "relative" housing they should work administratively toward making remodeling easier. He stated that clarifications need to be made for zoning on intermediate care at home. He noted that he expects to see requests pertaining to this come before the Planning Commission in the future. RECREATION POLICY I. Provide recreational opportunities that offer a diversity of activities, protect the natural environment and provide economic benefits. A. Provide diversity of recreation programs B. Integrate recreation opportunities with tourism and other economic development activities Mr. Raby stated that there seems to be ample recreation sites in Fayetteville but utilization is the problem This should be included. Mr. Raby stated that this workshop had been very helpful in providing input and they will be back working with the City of Fayetteville on Phase II of zoning ordinances.