HomeMy WebLinkAbout71-87 RESOLUTIONRESOLUTION NO.
71-87
A RESOLUTUION AUTHORIZING THE MAYOR AND CITY
CLERK TO EXECUTE A CONTRACT WITH HART-
FREELAND-ROBERTS TO UPDATE THE CITY'S GENERAL
PLAN.
BE IT RESOLVED BY THE BOARD OF DIRECTORS OF THE CITY OF
FAYETTEVILLE, ARKANSAS:
That the Mayor and City Clerk are hereby authorized and
directed to execute a contract with Hart -Freeland -Roberts to
update the City's General Plan at a contract price of $60,000.00.
A copy of the contract authorized for execution hereby is attached
hereto marked Exhibit "A" and made a part hereof.
PASSED AND APPROVED this 15th day of September , 1987.
01/4"AT.ST l7,''t,
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APPROVED
BY: ..,r Ao.."_J
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CONTRACT FOR PROFESSIONAL SERVICES
BETWEEN THE
CITY OF FAYETTEVILLE, ARKANSAS
+ AND
`.HFR PLAN GROUP/ALFRED N. RABY, AICP
-
FOR PREPARATION OF A
GENERAL PLAN
Mt@R®PLMPID
WHEREAS: The City of Fayetteville,:Arkansas,-hereinafter referred to as
the "CITY", seeks professional services inrpreparation of a General Plan,
hereinafter referred to as the PLAN"; and,
WHEREAS: The firm of HFR Plan Group/Alfred N. Raby, AICP, hereinafter
referred to as the "CONSULTANT", agrees to provide said professional
services;
THEREFORE iT IS AGREED: The CITY hereby contracts with the CONSULTANT
for the -provision of professional services in the preparation of the PLAN
in accordance with the following provisions: : •...s;::., .
Geographic Area Covered. The PLAN shall address all territory within the
existing corporate limits of the CITY and any territory which the CITY
may cause to be annexed during the term of this CONTRACT. The PLAN shall
further address the CITY'S Planning Area as identified by state and local
legislation.
Scope of Services. The CONSULTANT shall identify, analyze, project and
make recommendations for the future growth and direction of the CITY and
its planning and management process. The CONSULTANT shall perform these
services through the following Work Elements:
CONTRACT
Page 2.
WORK ELEMENT 1.00 - BASE MAPPING
Beginning with the existing maps which the City now utilizes, we shall
prepare original reproducible base maps of the City and its planning
area, and of the existing land use and zoning within the City.
1.01 Prepare a base map demarcating the current City of Fayetteville
corporate limits at a scale of 1" = 500'. The map shall contain
the following information:
- Dedicated rights-of-way
- Lot and block information
- Water bodies, natural drainage channels and major floodways
- Street names
- Corporate limits
- Major public improvements (land)
- Map section grid lines and references
Scale, direction, title and ownership
1.02 Prepare a base map demarcating the City's current planning area at
a scale of 1" = 2,000'. The map shall contain the following
information:
- Streets and major transportation systems
- Water bodies and natural drainage channels
- Major street names
- Corporate limits and other political boundaries
- Planning area boundaries
- Major public improvements (land)
- Map section grid lines and references
- Scale, direction, title and ownership
1.03 Prepare an existing zoning map of the City reflecting the
classification, location and extent of each zone at a scale of
1" = 500'.
1.04 Prepare an existing land use map of the City reflecting the
classification, location and extent of each use at a scale of 1" _
500'.
1.05 Prepare a composite existing zone map of the City utilizing maps
prepared under Task 1.03, at a scale which will not exceed a 42"
sheet size. A total of 25 composite maps shall be provided.
1.06 Field verify all major information included in the above maps.
+ti
CONTRACT
Page 3.
WORK ELEMENT 2.00 - ANALYSIS OF PLANNING AREA
We shall identify and analyze the land use, topography, geomorphology,
environmental constraints, socio-economic characteristics and political
boundaries of the City's planning area in determining its development
potential and appropriateness. All characteristics shall be summarized
and areas of special concern identified.
2.01 Prepare overlay maps reflecting the following information:
- Develop/undeveloped areas (by land use, zoning and intensity)
- Topography (USGS), geomorphology and soils
- Water, wastewater and drainage systems (location and capacity)
- Transportation system (location and capacity including surface
type, width, curb and gutter, sidewalks and drainage system)
- Schools, recreation and other community facilities/services
(location and capacity)
- Political and major use boundaries
2.02 Characterize and summarize land use by City's requested categories
(field survey).
2.03 Summmarize transportation system by characteristics and capacity
(field survey).
2.04 Compare areas to current development policies and improvement
plans.
2.05 Evaluate unmet service needs with current capital improvements
plan.
2.06 Identify areas of special concern (i.e. historical, environmentally
sensitive socio-economic constraints).
2.07 Identify development capacity of all areas.
2.08 Identify potential` development areas.
2.09 Evaluate appropriateness of planning area boundaries. Coordinate
with surrounding political entities and institutions.
CONTRACT
Page 4.
WORK ELEMENT 3.00 - ANALYSIS OF POPULATION,
EMPLOYMENT AND HOUSING TRENDS
An analysis of recent population, employment and housing trends shall
be prepared for the City, its planning area and the balance of the
County. Based upon growth indicators, and utilizing our modified
version of a cohort survival model, we shall project population,
employment and housing trends by total area and within six
neighborhoods for the years 1990-1995, 2000, 2005 and 2010.
3.01 Compile the following types of population, employment and housing
indicators to determine current growth pattern:
- Employment
- Population census
- School enrollment
- Utilities connections
- Construction permits
Subdivision locations
3.02 Estimate the City's, its planning area and balance of the County's
population, employment and housing trends for the years
1990-1995, 2000, 2005 and 2010.
3.03 Identify and map six neighborhood areas for the City and planning
area including population, employment and housing characteristics.
3.04 Evaluate population, employment and housing projections with respect
to existing policies, including General Plan and Zoning Ordinance.
CONTRACT
Page 5.
WORK ELEMENT 4.00 - SOILS ANALYSIS
Based upon the existing Washington County Soil Survey, we shall map
and analyze soil characteristics for the City and its planning area.
Our analysis shall be used in determining the development capacity
referred to in our work elements 2 and 5. The soils mapping shall be
prepared as part of the overlay map described in work elements 2 and 5.
4.01 Prepare soils analysis of City and planning area through evaluation
of the following characteristics:
Location
- Erosion susceptibility
- Slippage and other instability
Bearing capacity
- Depth to bedrock
- Percolation rate
- Drainage basin
4.02 Prepare slope analysis of City and planning area in determining
suitability.
4.03 Compare and classify soils and slope areas according to suitability
for the following types of use:
Conservation
-- Passive recreation
- Agricultural
- Active recreation
- Low-density residential
- Medium -density residential
- Medium -intensity use
- Medium high-intensity use
- High-intensity use
CONTRACT
Page 6.
WORK ELEMENT 5.00 - LAND USE ANALYSIS OF CITY
We shall identify and analyze the land use, topography, geomorphology,
environmental constraints and socio-economic characteristics of the
City in determining (1) existing development patterns; (2) new areas
for determining development potential and appropriateness; and, (3)
potential redevelopment areas. All characteristics shall be summarized
and areas of special concern identified.
5.01 Conduct a field survey of all existing land use (including
undeveloped) within the City. Using the categories identified
in the City's request for proposals, tabulate each type by
number, acreage and intensity of use.
5.02 Prepare overlay maps reflecting the following information:
Developed/undeveloped areas (by land use, zoning and intensity)
- Topography (USGS), geomorphology and soils (drainage basins)
Water, wastewater and drainage systems (location and capacity)
- Transportation system (location and capacity)
- Schools, recreation and other community facilities/services
(location and capacity)
5.03 Compare areas to current development policies and improvements,
plans.
5.04 Evaluate unmet service needs with current capital improvements
plan.
5.05 Identify areas of special concern (i.e. historic, environmentally
sensitive, socio-economic constraints).
5.06 Identify development capacity of undeveloped and underdeveloped
areas.
5.07 Identify potential development, infill and redevelopment areas.
CONTRACT
Page 7.
WORK ELEMENT 6.00 — GENERAL PLAN
We shall prepare a General Plan for the City and its planning area
reflecting the demand, issues and policies identified throughout the
project. We shall compute, categorize and locate (1) future land use
according to the seven categories requested by the City in its RFP;
and, (2) community facilities/services including transportation,
utilities, schools, recreation and open space. The future land use
plan and community facilities/services plan shall be mapped.
6.01 Project demand for future residential, commercial, industrial,
institutional, public, agricultural, etc.
6.02 Project demand for future community facilities/services.
6.03 Identify major capital improvements requirements beyond current
CIP.
6.04 Identify, size and locate future land use and community
facilities/services, in map form, for the six neighborhoods
identified in the City's RFP.
6.05 Coordinate future land use and community facilities/services
with the University of Arkansas and other adjoining political
entities.
CONTRACT
Page 8.
WORK ELEMENT 7.00 - EVALUATION OF REGULATORY
AND ADMINISTRATIVE SYSTEMS
In order to accomplish the administrative and regulatory review
portions of Work Element 7.00, we shall complete the following tasks:
7.01 Review the zoning ordinance, subdivision regulations, planned unit
development ordinance, special district documents, and capital
improvements program for consistency with adopted and proposed
policies and objectives, as set forth in the General Plan, the
Use Zoning Ordinance and as determined from other available
sources.
7.02 Review the General Plan and Zoning Ordinances for consistency with
requirements of state law, for consistency with apparent current
City policy and for probable ability to implement.
7.03 Review all City land use and development review procedures through the
following techniques:
- Review procedures as outlined in all ordinances and regulations.
- Review procedures as practiced by the staff.
- Review procedures before the Planning Commission by attending at
least one Planning commission meeting.
- Review procedures before the City's governing body by
attending at least one meeting.
-- Review complete files (including staff review and minutes of
Planning Commission and City hearings and action) on
approximately 6 project proposals.
- Mail a surveyregarding procedures to area developers, land use
lawyers, planning consultants and engineers.
Interview key staff members about procedures.
From the above review and analysis, we shall provide:
7.04 Identification of all substantive standards in existing ordinances and
regulations that appear to be inconsistent with City policy.
7.05 Identification of all relevant policies that are not supported by
specific standards in existing ordinances and regulations.
7.06 Identification of inconsistencies and conflicts among standards in
existing ordinances and regulations.
7.07 Identification of unnecessary, duplicative and outdated provisions of
ordinances and regulations.
CONTRACT
Page 9.
7.08 Recommendation of specific ways to streamline review procedures in
order to make the system more efficient for staff, review bodies,
developers and interested citizens. Recommendations will be consistent
with current Planning Commission staff and governmental structure
and with current Arkansas law, as well as with acceptable modern
planning practice.
7.09 Recommendation of forms, instruments and review techniques and
procedures that would make the review process more effective in
practice.
7.10 Recommendation of ways to reorganize and recodify existing ordinances
and regulations in order to make them shorter, clearer and easier to
use.
CONTRACT
Page 10.
WORK ELEMENT 8.00 — CITIZEN PARTICIPATION PLAN
As a means of helping shape policy for growth management, we shall meet
with, survey, and interview various groups including city officials
(planning, administrative, and legislative), neighborhood organization
representatives, business leaders and developers. The citizen
participation plan shall identify attitude toward current and future
growth as well as existing needs and concerns.
8.01 Survey at least 20 new residents as to why they moved to
Fayetteville and how they selected the location and type
housing.
8.02 Survey at least 5 developers (residential and commercial) as to
their development plans and attitudes with respect to current
public policy.
8.03 Meet with neighborhood associations (at least one meeting).
8.04 Survey City's governing body members' attitude with respect to
current public policy.
8.06 Meet with Planning Commissioners and staff.
8.07 Final presentation to Planning Commission and to the City's
governing body (Public Hearing).
CONTRACT
Page 11.
WORK ELEMENT 9.00 - REPORTING AND SCHEDULING
A total of three reports shall be prepared according to the following
outline:
* Initial Report. A series of "issue reports" shall be prepared
based on initial findings and data collection. Topics to be in-
cluded are:
- Current policy and administrative
- Judicial and legislative review
Infrastructure and other public
- Preliminary population forecast
policy
- Survey results
analysis
services adequacy
and implications on
current
Schedule from day 1 of project start: 90 days Copies provided: 20
* Interim Report. New policies and administrative procedures shall be
prepared. Population and employment forecast and preliminary review
of Capital Improvements Program shall be completed. Future areas of
development shall be identified and problems/opportunities
quantified.
Schedule from day 1 of project start: 180 days Copies provided: 20
Final Report. A final reproducible report shall be prepared to
integrate all of the findings, recommendations, implementation
plan, costs, and supporting data. Final Report shall include
all of the Work Elements. All administrative reviews and maps shall
be completed.
Schedule from day 1 of project start: 360 days Copies provided: 20
Commission review period of 60 days shall be allowed after the
Final Report is delivered. Upon notification by the Commission,
we shall proceed with final printing. Final printing shall be
completed within 45 days of notice.
Copies provided: 200
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CONTRACT
Page 12.
Meetings. The CONSULTANT shall provide formal meetings with the CITY'S
staff on a monthly basis for the duration of this Contract. Informal and
fact finding meetings shall be provided by the CONSULTANT on an "as
needed" basis.
The CONSULTANT shall further hold a maximum of seven (7) formal meetings
with the CITY'S Planning Commission and/or Board. At least one of these
meetings shall constitute a public hearing on the PLAN.
The CONSULTANT shall further hold a maximum of two (2) formal meetings
with citizen representatives, neighborhood associations and business
representatives to receive their comments during preparation of the PLAN.
Planning Period. All projections and recommendations in the PLAN shall
be grouped in five-year increments for the target years 1990, 1995, 2000,
2005 and 2010. The PLAN horizon year shall be 2010.
Methodology.
and reports:
The Scope of Services shall be divided into three phases
Phase 1 - Identification: The initial phase shall include the
gathering of data, review of existing plans and policies and
surveys. An Initial Report shall be prepared on planning and
management issues and opportunities.
Phase 2 - Analysis: The interim phase shall include an
analysis of population and economic needs as they relate to
land use, transportation, environmental and public finance
projections and policies. An Interim Report shall be prepared
outlining future development and management potential.
Phase 3 - General Plan Recommendations: The final phase of
this Contract shall include preparation of all final
recommendations and plans as they relate to the General Plan.
A Final Report shall be prepared conveying all of the completed
Work Elements under the Scope of Services Portion of this
Contract.
Final PLAN Documentation and Reproduction. The CONSULTANT shall prepare
a final printed and bound document reflecting all findings, projections,
recommendations, schedules and supporting information necessary to the
completion of all items under the Scope of Services. The CONSULTANT
shall provide 200 copies of the document. Additional copies may be
acquired by the CITY paying the additional printing and binding cost.
CONTRACT
'Pane 13.
Provision of Staff, Support Services and City Assistance. The CONSULTANT
shall provide all staff and support services required in preparing each
and all elements in the Scope of Services. The CITY shall provide the
CONSULTANT, without charge, the following items:
k Existing data relating to current development and planning
(reports, maps, etc.)
• Financial information relating to its budget and fiscal
capacity
• Policies relating to the General Plan
• Staff coordination for the General Plan
* Legal consultation with the City Attorney
The CITY shall designate a Contract Administrator for the purpose of
guiding, coordinating with and evaluating performance of the CONSULTANT.
The Contract Administrator shall have the responsibility for determining
that the Contract requirements have been met and for accepting the PLAN
for the CITY.
Contract Period. The contract shall take effect as of date of written
execution by both the CITY and the CONSULTANT. All work shall begin at
that point and run continuously for a maximum of twelve (12) months,
excluding final printing time. The Plan shall be delivered in Draft
form within the. 12 month period. After CITY acceptance of draft of final
document notice to proceed shall be given for final printing.
Fees and Payment. The CONSULTANT shall provide all professional
services, including staff and support services, as identified in the
Scope of Services for a lump -sum fee of Sixty Thousand Dollars
($60,000.00). The CITY shall pay the CONSULTANT in twelve (12) monthly
installments of $5,000.000 each, beginning December 1, 1987 and running
consecutively. The CITY may withhold any payment if the CONSULTANT is
found to have completed less work than is equal to the payment request.
Termination of Contract. The CITY may terminate this contract upon
written notice of thirty (30) days. Upon such termination, the CITY
shall pay the CONSULTANTS an amount of the contract price equal to the
work performed.
Amendment of Contract. This contract may be amended at any time upon
written agreement between the CITY and the CONSULTANT.
Ownership of Materials. The CITY shall have ownership of all material
prepared as part of this contract. The CONSULTANT may copy and use or
refer to• the PLAN in support of seeking related work with other clients.
ACCEPTED this f5 '151
day of iL 00 -441 -g -A. , 1987
an Group/Alfred N. Nab AICP Tit1
For: The Oity o ayetteville, Arkansas
Title
1t0f
yetteville
rkansas
MICROFILMED
Review Copy
May 30, 1989
GENERAL PLAN 2010
prepared by
Alfred N. Raby, AICP / RM Plan Group
in association with
James Duncan & Associates
Kelly & Potter;.P. C.
The
FAYETTEVILLE GENERAL PLAN 2010
was prepared under contract with
THE CITY OF FAYETTEVILLE, ARKANSAS
by
RM PLAN GROUP, INC
Nashville • Tri Cities
Project Director
ALFRED N. RABY, AICP, Principal
Planning Staff
LAURA WORTHINGTON-FORBES, Planner
B. THOMAS MOORE, Principal
Associated Frims
JAMES DUNCAN & ASSOC.
Austin • Orlando
JAMES B. DUNCAN, AICP, Principal
KELLY & POTTER, PC
Pueblo • Albuquerque
ERIC D. KELLY, AICP, JSD, Principal
Copies of this report may be obtained through the following:
OFFICE OF PLANNING & COMMUNITY DEVELOPMENT
JOHN F. MERRELL
113 W. Mountain
Fayetteville, AR 72701
(501) 521-7700
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TABLE OF CONTENTS
PREFACE
SETTING
COMMUNITY HISTORY 1
Early Settlers 1
Reconstruction Period 2
Post War Industrial Expansion 2
University Expansion 3
New Era 4
LOCATION 4
' Site 4
Planning Area 6
Situation 6
REGIONAL PROFILE 8
Population 8
Employment 8
Transportation 10 •
Water Services 12
Sewerage Services .13
PHYSIOGRAPHY
SOILS ANALYSIS 14
SLOPE ANALYSIS 26
HYDROLOGY 28
Watershed System 28
Surface Hydrology .28
Flooding 28
Groundwater 30
POPULATION & ECONOMY
POPULATION TRENDS 32
Historic Trends 32
Population Projections 1988-2010 33
EMPLOYMENT TRENDS 39
Employment by Sectors 39
Non -Agricultural Wage and Employment 41
Unemployment 42
Agricultural Statistics 42
Income Trends 42
CONSTRUCTION TRENDS 43
Residential Trends 43
Non -Residential Trends 44
HOUSING TRENDS ..49
Housing Types 49
Age of Housing Stock 49
Market Demand/Vacancy 50
Factors Contributing to Cost and Demand 51
Integration of Housing 51
WATER RESOURCES
WATER SUPPLY 53
Capacity 53
Area Served 54
Water Quality 54
WASTEWATER 59
Capacity 59
Area Served 59
TRANSPORTATION SYSTEM
OPERATION GOALS 62
CLASSIFICATION SYSTEM 63
CAPACITY 65
MAJOR EMPLOYMENT CENTERS 73
ACCESS 75
University Access 76
Future University Access 76
MASS TRANSIT 77
Ozark Transit 77
Aviation Service 78
Bus Service 78
FREIGHT TRANSIT 78
Motor Freight 78
Rail Service 78
COMMUNITY FACILITIES
PARKS & RECREATION 79
SCHOOLS 82
HEALTH CARE 85
CHURCHES 87
LIBRARIES 90
HISTORIC PRESERVATION
RELATIONSHIP TO COMMUNITY 91
HISTORIC RESOURCES 93
Structures 93
Sites 95
Districts 96
EXISTING LAND USE
LAND USE PATTERNS 99
FUTURE LAND USE
GROWTH TRENDS 104
Interstate Highway Access 104
Industrial Expansion 104
Population Expansion 105
University of Arkansas Impact 105
Regional Activity 105
USE CHARACTERISTICS 109
Public Industrial Park II 109
Commercial Mall 109
Research Park 109
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Medical Center 110
Single -Family Residential 110
Multi -Family Residential 110
Mobile Home Residential 110
Eastern Belt System 111
Environmentally Sensitive Areas 111
NEIGHBORHOOD CHARACTERISTICS
PLANNING AREAS 114