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HomeMy WebLinkAbout120-93 RESOLUTIONRESOLUTION NO. 12 0 - 9 3 A RESOLUTION APPROVING THE GENERAL PLAN 2010 AS THE DOCUMENT TO ESTABLISH GENERAL POLICIES FOR GUIDING GROWTH AND DEVELOPMENT OF FAYETTEVILLE. BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1. That the Council hereby approves the General Plan 2010 as the document to establish general policies for guiding growth and development of the City of Fayetteville. A copy of the plan is attached hereto marked Exhibit "A" and made a part hereof. PASSED AND APPROVED this 16th day of November 1993. ATTEST: By: Sherry . Thomas, City Clerk APPROVED: By: (VA 14444afr F ed Hanna, Mayor "S 4k4' cIIIID• UM MI S N Al E 1M 111111 i MN MI NM IIIMI MO 0 0 1-0 4 tbl 7 F1d rt ;f -t: 2 C 4 R. 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MICROFILMED Review Copy May 30, 1989 FT1 .. ity"f 'Ve tteville rKansas L 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. KELLY & POTTER, PC Austin • Orlando Pueblo • Albuquerque JAMES B. DUNCAN, AICP, Principal 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 r TABLE OF CONTENTS PREFACE SETTING COMMUNITY HISTORY 1 Early Settlers '............................................................. 1 ReconstructionPeriod ........................................................... 2 Post War Industrial Expansion..................................................... 2 UniversityExpansion............................................................... 3 NewEra............................................................................... 4 LOCATI0N............................................................................... 4 Site..................................................................................... 4 PlanningArea......................................................................... 6 Situation............................................................................... 6 REGIONAL PROFILE.................................................................. 8 Population................................................................... . Employment......................................................................... 8 Transportation.......................................................................10 Water Services ............................................. .12 Sewerage Services..................................................................13 PHYSIOGRAPHY SOILSANALYSIS......................................................................14 SLOPE ANALYSIS..................................................................... 26 HYDROLOGY........................................................................... 28 Watershed System...................................................................28 I. Surface Hydrology..................................................................28 Flooding.............................................................................. 28 rGroundwater......................................................................... 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 .41 Unemployment......................................................................42 Agricultural Statistics............................................................'42 Income Trends ......... .42 CONSTRUCTION TRENDS..........................................................43 Residential Trends...................................................................43 Non -Residential Trends L .............................................................44 HOUSING TRENDS . .49 HousingTypes......................................................................49 Age of HousingStock........'49 Market Demand/Vacancy ......................................................... .50 Factors Contributing to Cost and Demand.......................................51 Integration of Housing..............................................................51 L L r WATER RESOURCES WATERSUPPLY....................................................................... 5 3 Capacity..............................................................................53 AreaServed-•........................................................................54 Water Quality . 54 WASTEWATER......................................................................... 59 Capacity..............................................................................59 AreaServed.......................................................................... 59 TRANSPORTATION SYSTEM OPERATIONGOALS..................................................................62 CLASSIFICATIONSYSTEM.........................................................63 CAPACITY...............................................................................65 .73 MAJOR EMPLOYMENT CENTERS......••..• .............................. ACCESS .... .75 UniversityAccess................................................................... 76 Future University .....................................................76 ...4ccess MASS TRANSIT. .77 OzarkTransit.........................................................................77 AviationService..................................................................... 78 BusService..........................................................................78 3. FREIGHT TRANSIT...................................................................78 MotorFreight........................................................................78 Rail Service .... .78 COMMUNITY FACILITIES PARKS & RECREATION............................................................. SCHOOLS..............................................................................82 79 HEALTH CARE ............................................ . 85 CHURCHES............................................................................. 87 LIBRARIES.............................................................................. 90 HISTORIC PRESERVATION RELATIONSHIP TO COMMUNITY................................................91 HISTORIC RESOURCES.............................................................93 Structures.............................................................................93 5 Sitesri...........................................................:.....................9 Distctts. .966 EXISTING LAND USE............................................................. LAND USE PATTERNS . . 99 FUTURE LAND USE GROWTH TRENDS.................................................................. 104 Interstate Highway Access. 104 Industrial Expansion ... ........................................................... 104 Population Expansion.............................................................105 Universityof Arkansas Impact 105 .................................................. RegionalActivity.................................................................. 105 USE CHARACTERISTICS .....................................................109 Public Industrial Park II . . 109 Commercial Mall.....................................................................109 Research Park. 1Q9 L r Medical Center....................................................................110 S Single -Family Residential . ......................................... 110 Multi -Family Residential 110 Mobile Home Residential.;..:��;���:;.;�;,,;;;;;,,,;;;;���;;;;�;:--;..-.. �:;;; 110 EasternBelt System........ 111 Environmentally Sensitive Areas................................................111 NEIGHBORHOOD CHARACTERISTICS PLANNINGAREAS................................................................. 114 L L L r SETTING COMMUNITY HISTORY • LOCATION • REGIONAL PROFILE Li r COMMUNITY HISTORY Since its establishment in the early 1800's, Fayetteville has experienced four somewhat distinguishable phases of growth and development, each centering on major economic 1 change. A possible fifth phase may be emerging from the new economic expansion of the region. I_. Early Settlers The original community of Washington, as Fayetteville was first called, was established L in 1828. Early settlers were involved in the relocation of the Cherokee Nation to the southwest. Fayetteville, being near the terminal point of the journey, became the new home for the escort party. Mr. George McGarrah was among Fayetteville's first settlers and laid claim to a large tract of land on the west side of East Mountain. McGarrah's property included the southern part of what is now designated as the Washington -Willow Historic District, north to Maple Street. The McGarrah family sold and gave away small portions of its farm before the onset of the Civil War. L 1 L r Although the early settlement period appeared to be blessed with prosperity, the community suffered through a particularly disastrous civil war experience. Much of the original Fayetteville community was destroyed by fire during the Battle of Fayetteville on April 18, 1863. Reconstruction Period Following the Civil War, in 1869, the McGarrah farm was bought by the Mason family, subdivided and the lots sold. The following year, 1870, the Masonic Addition became the first platted addition annexed to the original city of Fayetteville. In the 1870's several homes were constructed on the large lots of the subdivision. Portions of the land were subdivided again and built on in the 1880's and thereafter. The Masonic Addition represented Fayetteville's first reconstruction period following the Civil War. The initial filling in of antebellum homes began in this addition and was i. significant because of the many students, lawyers, administrators and faculty of the University who would make their homes here. In 1871, Fayetteville was chosen as the site of the land-grant Arkansas Industrial University. A north -south railroad was constructed through town in 1882, confirming the growth of Fayetteville's initial phase. In the 1890's, Fayetteville established itself as a banking and distribution center and, ultimately, the hub of prosperous tourist, lumber and fruit -processing industries. It was during this period of prosperous growth that two of Fayetteville's current Historic Districts, Mt. Nord & Washington -Willow, became the area of more prestigious residences. These districts attracted bankers, lawyers, lumber merchants, furniture manufacturers, university professors, railroad men and wholesale grocers. These homes were large and many maintained servants. At the turn of the century, many households rented rooms to both tourists and university students. 1. Beginning in the 1890's, many of the large lots were again subdivided and the process of infill with smaller homes and student housing initiated. Post -War Industrial Expansion Fayetteville's third phase of growth and development followed the second World War. Approximately 60 percent of Fayetteville's residential stock was built following the L2 r depression years, with the most of it coming after World War II when building materials 10 were plentiful and inexpensive. At this time, there were few code regulations guiding the growth and development of the city. Rapid growth during this period resulted in greater demands for housing, community services, space for University of Arkansas expansion and space for parking. During this same period (1945-1958), Fayetteville experienced a rapid growth in commercial uses. New business enterprises were forced to move out along existing traffic arteries due to the lack of available space in the central business district. Some chose to locate on vacant lots between residential areas. Although these businesses were able to purchase land at more reasonable rates and on larger sites, their proximity to downtown and related business enterprises was markedly diminished. Fayetteville's first industries continued to expand during this period. It was during this phase of growth that a shift from railroad service to truck service was realized. Consequently, wholesalers, bakeries, hatcheries, repair services and other traditional commercial enterprises, once located along the railroad but needing space and access to truck routes, were forced to scatter to larger sites. The transition in industry from non -durable goods to durable goods resulted in a similar ISneed for larger sites and highway frontage versus railroad siding. Thus industries began scattering throughout the southwest quarter of the city. University Expansion The fourth real period of growth and expansion in Fayetteville occurred between 1960 and 1970 and parallels the expansion experienced by the University of Arkansas. From 1960 to 1965, the University doubled in enrollment, creating an unanticipated demand for dormitories, apartments and small houses near the campus. Reaction to this demand was slow by area developers and resulted in numerous conversions of older homes and garages near campus into boarding houses and apartments. When the multi -family housing boom finally occurred, much of it located within existing residential areas. An even greater demand on parking spaces and commercial services was created within the urban core and soon filled it. New commercial establishments, in response to the increased demand, began locating outside the traditional center. Due to the sloping topography on either side, new L3 f r establishments located in narrow bands along existing major streets, creating the first 6 strip commercial. The newly expanded industries began locating on the large undeveloped sites southwest of the city. Industries, unlike commercial activities, tended to group less by scattering among the partially developed areas of the city. New Era Since 1970, Fayetteville has been growing at an average annual rate of better than 1.7 and 1.9 percent per year. Residential, commercial and industrial uses have steadily increased. Subdivision and large-scale development activity suggests that the area may be entering a new era of growth, one based on expansion of the region as a whole. Meanwhile the University of Arkansas continues to have a major impact on attracting residents, students and professionals alike, to the city. The effect on the local economy derived from the University's presence has a supporting and stabilizing effect on the community -at -large. The University has also attracted specialized community activities that enable Fayetteville to remain the cultural center of the region. Most recently, Fayetteville has taken an active role, on both a public and private enterprise level, to revitalize and preserve the character of its historical past. This effort brings the current development phase full circle as planning for future development respects the rich heritage in committing to a strategy that encourages old and new to co- exist in harmony. LOCATION LSITE Located in Northwest Arkansas, Fayetteville occupies the western edge of the Boston Mountains, an elevated feature of the greater Ozark Plateau extending further west and north. It is this modest mountainous terrain that shapes the more linear north -south development pattern and intense concentration of land uses along the valley floor occupied by US Highway 71. 4 Figure 1 LOCATION MAP I tyettevdie jiykansas ii REGIONAL PROFILE POPULATION Washington County's current population is estimated at 104,037. Fayetteville has approximately 35 percent of this population. Since 1960, Washington County has increased by 89.4 percent as part of an overall expansion of the region. Since 1960, Fayetteville has grown by 80 percent (16,334). Approximately 25 percent of this growth can be attributed to the growth associated with university enrollment, from an estimated 10,000 students in 1960 to slightly over 14,000 in 1988. The remaining 75 percent of growth can be associated with both annexation and migration. The completion of Beaver Lake in the mid -1960's encouraged an accelerated rate of growth for the Fayetteville/Springdale MSA. The increased water supply encouraged industries to relocate to the area, bringing with them an increase in employment opportunities and population. Areas surrounding the lake attracted retirement -oriented and other residential growth as well as tourism and recreational activities. Springdale has grown significantly since 196O as well. With an estimated population of 24,477 in 1984, Springdale has experienced a 143 percent (14,401) increase in its population based primarily on industrial expansion. Springdale has steadily increased its percent of the county's total population compared to a 4.5 percent loss in Fayetteville's - share since the early 1970's. I 'Significant increases in population have also occurred in smaller cities within the Fayetteville/Springdale MSA, including the cities of Johnson, Elm Springs, Farmington - and Elkins. Although population within each of the cities is relatively low, their rapid rate of growth since 1970 is indicative of the region's broad expansion. At present, each tof these cities rely on either Fayetteville or Springdale for one or more of their public services. LEMPLOYMENT In 1970, FayetteviIle's employment base was 11,746 persons. An estimated 47 percent • were employed in services, approximately 18 percent in retail and another 15 percent in 8 I W R� �n c� co 4 Vd ch a3 LL) CJ N≥ I 1!) a T w W , �� O) a n N W LU Z o W V c� tD cig T C) 1. O � w 0 Z _� z O W U w ~� m Z W T v C I, cc OVC T G �~j" iC f+ c a N T CCI I.. z 0 U c oci T }� T N O U Z a o 0 a o rn --tea ro E c aci ti cn i W C7 - o w cFs 9 cr I- C', m coo za)D —'co �F.ad W r 60 -J LU O U z O }WZ a W Q Wad J LL O 11 r IL) I- N • •• r Cl) r N N 04 O 0 to Lo r Ci CD CD F --N W M cc N CD T r F- CDc o I 1 " C L. Co N C9 r I CD It) � to m m N. I4 c r t c CA 0) T T '/^ N ►e, ch co v too cam') 'i N r o qr Co ti Co•r # r co co r « N � GoG N N M v CD ti a 0) z C') r IL)1 L fl m° C) CD 0) m rr rt r r r r 0 U W _I iii z w o z N W 4 LL Cam/) c r Maximum daily consumption is not to exceed 450,400 and 600 gallons per minute, respectively at either two delivery points for either city or district. The City of Johnson contracts for approximately 50 percent of its water supply from the City of Springdale and 50 percent from Fayetteville. Assuming population estimates developed in this report are reasonably accurate, it would appear that the present sources of water supply to the Fayetteville/Springdale region should be sufficient to meet the region's future needs on an annual basis through the year 2000. A study has been initiated by the Beaver Lake Water District to evaluate the need to upgrade existing plant capacity to approximately 80 million gpd. Sewerage Services Fayetteville treats its wastewater at its own Sewer Treatment Plant, which is located adjacent to the Water Treatment Plant. Although the plant is primarily a local facility, the City of Fayetteville owns and maintains the sewer lines in Greenland, Elkins and Farmington. Wastewater generated within these three cities is considered part of FayettevilIe's overall system and is treated at the same facility. The plant is designed for a maximum flow of 11.4 million gallons per day (gpd), which will serve between 70,000 and 80,000 people, plus industries. Fayetteville, Greenland, Elkins and Farmington presently generates 7.5 million gpd from approximately 49,000 population, plus industries. Generally Fayetteville does not provide sewer services outside its city limits. For an area butside the city limits to obtain sewer service requires approval by the City's Board of Directors. The City of Springdale also operates its own water and wastewater treatment plant system. The water treatment plant is designed for a maximum flow of 16 million gpd with available design capacity estimated to the year 2005. Like Fayetteville, Springdale currently maintains a contractual agreement with adjacent cities, including the City of Johnson, for wastewater treatment service. Springdale is presently constructing sewer lines and pump stations extending to the City of Lowell to the north. 13 I 1 PHYSIOGRAPHY SOILS ANALYSIS • SLOPE ANALYSIS • HYDROLOGY [1 SOILS ANALYSIS �10 Soils and their companion characteristics of slope and elevation need to be considered in the planning of the region as well as in the development of specific sites. Use of soils that are not suited for development can result in the increased potential for soil erosion, foundation destruction through slippage and landslide, insufficient bearing capacities, increased construction costs in providing utilities, insufficient percolation rates for septic tanks and increased storm run-off and flooding. in determining what types of development are suitable for a particular area, the relationship between soil characteristics, slope and elevation, and their inherent limitations must be understood and taken into consideration. The compounded effect of development on unstable soils with the steep slope characteristics found at higher r elevations brings a greater risk of foundation problems. The following Soils Analysis and L Slope Analysis maps should be consulted when planning for the development of a particular area to determine what possible effects they will bear upon one another, as L well as to determine what measures will be necessary to compensate for any unsuitable conditions. Soils that are identified as having severe limitations either on steep slopes or in floodplains would be best utilized in their natural state. Development of these areas should be restricted to open space, passive recreation, conservation and range land. If L14 L f • Northeast edge of the older city area. Pockets of the most restrictive and moderately restrictive soils are located in the triangle formed by North College Avenue, Old Wire Road and Township Street. The area is partially developed with residences. Generally the western and northern -most portions of the Planning Area contain soils with very few restrictions. Ideally more intense land uses should go in these areas. 0 L 16 L &� x • -; - ' 2■ • `~ \ :� A % � k 5 j r Class V Soils Ec Elsah cobbly soils - Eg Elsah gravelly soils - Class IV Soils AIE2. Allen loam, eroded b 1 AnE Allen soils a,b FaE2 Fayetteville fine sandy loam, eroded b BaE Baxter cherty silt laon b I. HmDHector-Mountainburg gravelly fine sandy loam a EnD Enders gravelly loam a End2 Enders gravelly loam, eroded a EoD Enders stony loam a EtD2 Summit stony silty clay, eroded a Class VII Soils AiE2 Allen loam, eroded b AnE Allen soils a,b FaE2 Fayetteville fine sandy loam, eroded b BaE Baxter cherty silt loam b HmD Hector-Mountainburg gravelly fine sandy loam a EnD Enders gravelly loam a EnD2 Enders gravelly loam, eroded a EoD Enders stony loam a StD2 Summit stony silty clay, eroded a Class II Soils AgF Allegheny stony loam b,c,d AhF Allen -Hector complex c,d AhG Allen -Hector complex e AoF Allen stony loam b,c,d LErE Enders -Allegheny complex a,b FeF Fayetteville stony fine sandy loam b,c,d FhF Fayetteville Hector complex c,d,e BaF Baxter cherry silt loam c,d,e CIG Clarks cherty silt loam b -f AhF Allen-Hectorcomplex b -d MoD Montavallo soils ' b -d 19 U Ro Rock land So Sogn rocky silt loam Class II Soils ErF Enders -Allegheny complex c -e HoF Hector-Mountainburg stony fine sandy loam a -e St2 Summit stony silty clay b -c Slope classifications a = 0 -12% slope b= 13 -19% slope F c=20-30% slope d = 31'- 40% slope e=41-50% slope f=51% slope and greater I I t I. 1.. {i[ 20 r CAPABILITY UNIT DESCRIPTIONS [ CLASS III Capability UniLM Soils in this unit consist of the Captina, Jay and Savannah series. They are moderately well drained and well drained soils on uplands and stream terraces. Slopes range from 3 to 8 percent Erosion hazard is severe and permeability is slow. Capability Unit lHe-2 The soils in this capability unit consist of the Allen, Allegheny, Pembroke and Pickwick series. They are characterized by deep, well -drained soils on uplands and stream terraces. The slope range is 3 to 8 percent. Capability Unit Me- - There is only one soil in this unit, Baxter cherty silt loam, 3 to 8 percent slope. Erosion hazard is severe and permeability moderate. • Capability Unit Me -4 Soils in this unit consist of the Apison, Fayetteville and Linker series. These are deep and moderately deep, well -drained, eroded soils on uplands. The slope range is 3 to 8 percent. Permeability is moderate. Capability Unit me -5 There is but one soil in this unit; Summit silty clay, 3 to 8 percent eroded slopes. This is a deep, moderately well -drained soil found on uplands. Shrink and swell potential is high. Permeability is very slow due to high clay content. Erosion hazard is severe. Capability Unit Mw -1 Soils in this unit consist of the Taloka and Samba series. The slope range is 0-1 percent. These are poorly drained soils on uplands and stream terraces. Capability Unit mw -2 The one soil in this unit is Johnsburg silt loam. This is a deep, poorly drained soil on uplands and stream terraces. The slope range is 0-2 percent.- Permeability is slow and erosion potential only slight. I.. n Capability Unit IIIw-3 The one soil in this unit, Cleora fine sandy loam is a deep, well -drained soil found on flood plains. The slope range is 0-3 percent The soil is only slightly permeable. CapabilityUnit -1 The one soil in this unit is Nixa cherty silt loam, 3 to 8 percent slope. This is a deep 1. moderately well drained upland soil. Permeability is very slow. CLASS IV Capability Unit We -1 This unit consists of soils of the Allen, Linker, Pickwick, Fayetteville and Allegheny series. They are deep, well -drained soils on slopes ranging between 8 to 12 percent. Erosion hazard is extremely severe and permeability quite slow. 21 Soils in this Capability Unit include: (AeC2) Allegheny gravelly loam, 8 to 12 percent slopes, eroded. (A1C2) C2) Allen loam, 3 to 8 percent slopes, eroded (FaD2) Fayetteville fine sandy loam, 8 to 12 percent slopes, eroded. (LnC2) Linker gravelly loam, 3 to 8 percent slopes, eroded. (PsC2) Pickwick gravelly loam, 8 to 12 percent slopes, eroded. Capability Unit We -2 The Baxter cherty silt loam is the only soil in this unit with slopes ranging from 8 to 12 percent. This is a deep, well drained soil found on uplands. Permeability is moderate and erosion potential very severe. Soils in this Capability Unit include: (BaD) Baxter cherty silt loam, 8 to 12 percent slopes, eroded. Capability Unit IVe-3 Allegheny stony loam is the only soil in this unit with slopes ranging from 8 to 12 percent. This is a deep, well drained soil. Permeability is moderate. Runoff can be rapid and erosion severity is high. Soils in this Capability Unit include: (AgF) Allegheny stoney loam, 12 to 40 percent slopes. Capability Unit Ne-4 This Capability Unit consists of soils in the Hector-Mountainburg series. These are shallow, well -drained soils ranging in slope from 3 to 8 percent. Permeability is rapid and erosion hazard very severe. Soils in this Capability Unit include: (HmC) Hector-Mountainburg gravelly fine sandy boars, 3 to 8 percent slope. Capability Unit 1Ve-5 The Ender series makes up this Capability Unit. These soils are deep, moderately drained, gravelly soils on uplands. The slopes range from 3 to 8 percent. Permeability is slow due to plastic clay subsoil which resists percolation of water. Erosion hazard is severe with these soils. Soils in this Capability Unit include: (EnC) Enders gravelly loam, 3 to 8 percent slopes. (EnC2) Enders gravelly loam, 3 to 8 percent, eroded. Capability Unit Ne-b The one soil in this unit is Summit silty clay, 8 to 12 percent slopes eroded Erosion hazard is very severe on these soils. Soils in this Capability Unit include: (SsD2) Summit silty clay, 8 to 12 percent eroded. Capibility_Unit Nw-1 Soils in this capability unit consist of soils of the Cherokee, Johnsburg, Leaf, Samba and Taloka series. These are poorly drained and somewhat poorly drained soils on uplands and stream terraces. Permeability is slow and erosion hazard high. 22 I Soils in this Capability Unit include: (Ch) Cherokee silt loam. (Ck) Cherokee complex, mounded. Capability Unit IVs -1 The one soil in this unit is Nixa cherry silt loam, characteristically 8 to 12 percent slope. This is a deep, moderately well drained soil. Permeability is slow due to the fragipan, which restricts water and root movement Soils in this Capability Unit include: (NoC) Nixa cherry silt loam, 3 to 8 percent slopes, eroded. Capability Unit IVs -2 Guin cherry silt loam is the only soil in this unit and is typically 3 to 8 percent slope. It is a well -drained soil on alluvial fans and foot slopes. Permeability is fairly rapid and run-off slow. Soils in this Capability Unit include: (GuC) Guin cherry loam, 3 to 8 percent slopes. CLASS V Capabiltiv Unit Vw-I Soils in this unit consist of the Elsah series. These are deep, somewhat excessively drained to excessively drained soils. Permeability is fairly rapid. Run-off is slow, however, a severe overflow hazard is the major limitation. Soils in this Capability Unit include: • (Ec) Elsah cobbly soils. (Eg) Elsah gravelly soils. CLASS VI Capability Unit Vie -1 Soils in this unit consist of the Allen and Fayetteville series. These are deep, well -drained soils on uplands, slope range is 8 to 12 percent. Erosion hazard is severe and permeability moderate. Soils in this Capability Unit include: (AIE2) Allen loam, 12 to 20 percent eroded. (AnE) Allen soils, 8 to 20 percent slopes. • (FaE2) Fayetteville fine sandy loam, 12 to 20 percent slopes, eroded. Capability Unit VIe-2 Baxter cherry silt loam is the only soil in this unit Slopes average 12 to 20 percent This is a deep, well -drained soil. Permeability is moderate; run-off is fairly rapid while erosion hazard is severe. Soils in this Capability Unit include: (BaE) Baxter cherry silt loam, 12 to 20 percent slopes. )• Capability Unit Vle-3 This unit consists primarily of the soils of the Hector-Mountainburg and Montavallo series. These are shallow, gravelly and stony, well -drained to excessively drained soils on 23 I uplands. Slopes range from 3 to 12 percent. Permeability is moderate to rapid, erosion hazard is severe. Soils in this Capability Unit include: (Hmd) Hector-Mountainburg gravelly fine sandy barns, 8 to 12 percent slopes. Capability Unit VIe-4 • This unit consists entirely of soils of the Enders series. These are deep, moderately well drained gravelly soils on uplands. Due to plastic clay subsoil, permeability is very slow, run-off is rapid and erosion hazard, severe. Soils in this Capability Unit include: (EnD) Enders gravelly loam, 8 to 12 percent slopes. (EnD2) Enders gravelly loam, 8 to 12 percent slopes, eroded. Capability Unit VIs-1 Enders and Summit soils comprise this unit. These are deep, moderately well drained, • stony soils in uplands. Slopes range from 3 to 12 percent. Permeability is very slow due to clay subsoil. Soils in this Capability Unit include: (EoD) Enders stony loam, 3 to 12 percent slopes. (StD2) Summit stony silty clay, 3 to 12 percent slopes, eroded. • CLASS VII Capabiltiy Unit Vile -1 This unit consists of soils of the Allen, Fayetteville, and Allegheny series. They are deep, well drained stony soils on uplands. Slopes range from 8 to 55 percent Permeability is moderate. Run-off is fairly rapid and erosion hazard, severe. Soils in this Capability Unit include: (AgF) Allegheny stony loam, 12 to 40 percent slopes. (AhF) Allen -Hector complex 20 to 40 percent slopes. (AhG) Allen -Hector complex, 40 to 50 percent slopes. (AoF) Allen stony loam, 12 to 35 percent slopes. ,(ErE) Enders-Allegheney complex, 8 to 20 percent slopes. (FeF) Fayetteville stony fine sandy loam, 12 to 35 percent slopes. (FhF) Fayetteville -Hector complex, 20 to 40 percent slopes. 1. Capability Unit VIIe-2 The one soil in this unit is Baxter cherty silt loam ranging in slope from 20 to 45 percent. This is a deep, well -drained soil on uplands. Permeability is only moderate and the erodibility of the soil is very severe. Soils in this Capability Unit include: (BaF) Baxter cherty silt loam, 20 to 45 percent slopes. Capability Unit VIIs-l. The one soil in this unit is the Clarksville cherty silt loam, ranging in slope from 12 to 60 percent. This is an excessively drained soil on uplands. Permeability is rapid_ It is 50 to 90 percent chert which limits its water capacity. 24 I Soils in this Capability Unit include: (C1G) Clarksville cherry silt loam, 12 to 60 percent slopes. Capability UnitVIIs-2 This unit is comprised of the Hector-Mountainburg and Montavallo series. These are shallow, well -drained to somewhat excessively drained stony soils on uplands. Slopes range from 3 to 55 percent. Depth to bedrock is 8 to 20 inches and water capacity is low due to shallowness and stoniness. Permeability is moderate to rapid - Soils in this Capability Unit include: (AhF) Allen -Hector complex: Allen and Hector/Mountainburg 20 to 40 percent slopes. (MoD) Montavallo soils, 12 to 25 percent slopes. Capability Unit VIIs-3 This unit consists of one land type, Rock land and one soil, Sogn rocky silt loam. Both are shallow and excessively drained with slopes ranging from 3 to 60 percent. Permeability is moderate to rapid yet water capacity is low due to shallowness and rockiness. Soils in this Capability Unit include: (Ro) Rock land. (So) Sogn rocky silt loam. Capability Unit VTIs-4 This unit consists of the Enders and Summit series. These are deep, moderately well drained, stony soils on uplands. Slopes range from 8 to 40 percent. Permeability is slow due to clay sub -soil. Run-off can be extremely rapid. Soils in this Capability Unit include: P tY (ErE) Enders-Allegheney complex, 8 to 20 percent slopes. (StE2) Summit stony silty clay, 12 to 25 percent slopes, eroded. Source: Soil Survey, Washington County, Arkansas USDA. Soil Conservation Service, March 1969 I- • 25 SLOPE ANALYSIS Slope, or gradient, is a critical factor in determining a soil's suitability for supporting development. The development of severe slopes and/or slopes possessing unsuitable soils not capable of providing foundation support can result in extensive cutting and filling in an effort to stabilize soils. When compounded by the removal of existing vegetation, excavation and fill of soil can result in severe erosion and run-off, slumping and shearing. Use of more restrictive soils for development is costly, unsafe and best avoided. The areas of more severe slope are also characterized by soils less suitable for development. Shallower depth to bedrock conditions compound problems in these areas. There are several identified beds of cherty limestone, acid sandstone, siltstone and shale that have shown considerable faulting and folding at steeper locations. Of the 59,250 acres within the city and its planning area, some 15 percent, or 8,900 acres, have slopes of 15 percent or greater. These slopes remain largely unused because they are too severe for most types of development. The Slope Analysis Map identifies three major areas where severe slopes are predominant: • Southwest quadrant of the Planning Area paralleling both sides of the route for Interstate 171. Almost the entire quadrant is restricted. Some of the highest elevations in the planning area are found here. • Southeast extreme of the Planning Area. The area is blocked by a solid line of severe slopes. Pockets are found around the Country Club. • Northeast quadrant of the Planning Area paralleling and to the east of Old Wire Road. The steeper slopes are generally confined to a narrow line that terminates on the southern end with Mount Sequoyah. L Generally as one goes north and west of Fayetteville the terrain is both more level and lower in elevation. It is in these directions that the city should direct new growth. Conversely the city should discourage development from the more severe areas identified on the Slope Analysis Map. 1• 26 f HYDROLOGY Watershed System Fayetteville is located within the Springfield -Salem plateau section of the Ozark Plateau 1 province. The urban area is dissected by two major drainage basins. The principal drainage course is the White River, covering approximately 70 percent of the area to the south and southeast. The White River is periodically subjected to storm flow from the Boston Mountains to the Arkansas River. The rivers headwaters are located near the edge of the Springfield Plateau in the Ozarks. The second principal drainage course is the Illinois River. This drainage basin covers approximately 30 percent of the midwest and northwest portions of the urban area. The natural drainage system consists of many smaller streams in a dendriticpattern along t g y the upper reaches of the watersheds. All of these streams eventually flow into the Arkansas River. Tributaries in the vicinity of the city contribute little run-off except L during and immediately following periods of rainfall. Sheet run-off generally to the north and west is intermittent depending on rainfall. Surface Hydrology Surface water resulting from storms is a major problem in the built-up area of Fayetteville. Due to the geomorphology of the area, many of Fayetteville's soils do not have good permeability. Steep slopes in the northeast, east and southwest are associated with rapid run-off from storms, causing surface water build-up in flatter slopes where permeability is notably poor. Drainage generally flows in a southeasterly direction and is intermittent depending on rainfall. Most precipitation falling within Fayetteville collects in the low-lying portions of the city and eventually percolates into the soil. When rainfall intensity exceeds the combined infiltration and evaporation rates, run-off accumulates and flows to natural drainage areas. L It is important that the City develop a surface water drainage system as an integrated element in the street system. An overall drainage system needs to be established whereby surface water can be collected during periods of overflow and distributed later. Flooding Rainfall in the White River and Illinois River watersheds normally occurs in the spring 28 t and summer months between March and September. Precipitation is lightest during the winter months. F At the request of the Federal Emergency Management Agency (FEMA), the U.S. Army Corps of Engineers conducted a study of the flood hazards posed by these rivers. The ' findings of this study resulted in a determination of the boundaries, depths and elevations of the White River 100 year floodplain limits. As determined by the Corps of Engineers, these limits define the areas which would be flooded in the event of an intermediate regional flood (100 year) and standard project flood (200 year to 500 year). • An intermediate regional flood is defined as the largest flood that would probably occur on the order of once every 100 years. The peak discharge used for determining the 100 year floodplain limit is 48,000 cfs (cubic feet/second). The standard flood is defined by the Corps of Engineers as a major flood that can be expected to occur from the most severe combination of meteorologic and hydrologic conditions reasonably characteristic of the geographic region. Although the standard project flood is not assigned a recurrence interval, it is generally considered to approximate a 200 year to 500 year frequency flood. The Floodway Map indicates two major areas of flooding: • West Fork of White River along the southern city limits. The floodway is fairly confined until it becomes more widespread near the Industrial Park. • Schull and Mud Creeks through the northern portions of the city. The floodway is fairly confined until the confluence of the two streams near the Northwest Arkansas Mall. Both sides of Schull Creek are moderately developed. Groundwater The groundwater level in Fayetteville is approximately 80-200 feet below the ground surface, with some areas as deep as 300 feet below surface level. Groundwater supply is generally of good quality; however, water is moderately hard and high in iron in some places. L A r POPULATION & ECONOMY POPULATION TRENDS • EMPLOYMENT TRENDS • CONSTRUCTION TRENDS • HOUSING TRENDS t t POPULATION TRENDS 0 Historic Trends The Northwest Arkansas region has followed the national surge in population and economic growth that followed World War H. As of 1986, population has increased by 122,884 over the number of persons in 1940. Annual increase has averaged 2,671 persons for a growth rate of 2.3 percent. The area now described as the Fayetteville -Springdale Metropolitan Statistical Area (MSA) has been the focal point of the region's growth. The MSA has experienced a relatively steady increase of 66,000 in population since 1940, averaging 1,435 persons or 1 3.4 percent growth rate annually. The City of Fayetteville, as the traditional center of the MSA, has also experienced significant growth. The city can attribute much of its development to the presence of the University of Arkansas, Fayetteville with a current enrollment of nearly 15,000 students. LViewed on a decennial basis, Fayetteville's population growth has been sporadic. The greatest period of growth was recorded between 1940 and 1950 with an average annual growth rate of 10.8 percent. Between 1950 and 1960, the growth rate suffered a sharp decline at 1.9 percent annually. Between 1960 and 1970, the average growth rate W experienced another surge at 5.2 percent annually. Since 1970, the growth rate has appeared relatively steady, varying between 1.7 and 1.9 percent. The most recent trend has averaged 1.6 percent annually between 1980 and 1986. Table 3 COMPARISON OF POPULATION TRENDS FAYETTEVILLE, MSA AND NW ARKANSAS REGION, 1940-1986 FAYETTEVILLE NORTHWEST YEAR FAYETTEVILLE SPRINGDALE MSA ARKANSAS 1940 8,212 41,114 106,516 1950 17,017 49,979 113,033 1960 20,274 55,797 112,326 1970 30,729 77,370 149,600 1980 36,608 100,494 206,185 1985 39,641 106,000 224,600 1986 40,052 107,100 229,400 Source: Special Census, Nov. 1985 Chamber of Commerce Estimates Table 4 COMPARISON OF AVERAGE ANNUAL GROWTH FAYETTEVILLE, MSA AND NORTHWEST ARKANSAS REGION 1940-1986 Fayetteville .10.8% 1.9% 5.2% 1.9% 1.6% Fayetteville Springdale MSA 2.2% 1.2% 3.9% 3.0% 1.1% NW Arkansas 0.6% -1.1% 3.3% 3.8% 1.9% Population Projections, 1988 — 2010 Three different scenarios are developed as part of this report to project population in the City of Fayetteville to the 2010 horizon year. Due to the limited availability of recent 33 I____ data, projections are developed based on the population benchmark established by the 1980 Census. Population, the number of housing units and the housing density II (population per housing unit) are used to project population. In addition, to obtain a more realistic determination of the existing population, university housing (dorms); institutional housing (nursing homes) and retirement housing are factored into the ! computations. In each of the scenarios, a vacancy rate is established based on information obtained both from local apartment complex operators and managers, and 11 from local developers. ii In Scenario 1, the 1988 population level is derived by adding the number of housing units built since 1980, and multi 1 that number, 5,484, to an estimated vacancy rate multiplying of 4 percent. The vacancy rate in this scenario is based on the average vacancy rate 1 indicated by approximately 30 percent of all local apartment complex managers. This scenario assumes a relatively conservative average annual growth rate of 1.9 percent. Assuming that the density, or population per dwelling unit, stayed constant since 1980 (2.6) then the estimated population for 1988 is 51,627. Under this scenario, the 2010 horizon year population is estimated to be 79,162. Population projections in Scenario 2 are based on a significantly higher vacancy rate of 25 percent. The vacancy rate utilized in this scenario is based on a rate as determined by ;= local developers in the Fayetteville area. In addition, this scenario assumes a more conservative average annual growth rate of 1.6 percent. This average is consistent with the pattern of growth experienced in Fayetteville annually since 1980. As a result, the 1988 estimated population level is 48,378. This represents an approximate 6.2 percent reduction in the Scenario 1, 1988 estimated population. The 2010 population estimate under this scenario is 68,585, approximately 13% less than the estimates obtained for Scenario 1. Scenario 3 is a compromise of the first two scenarios as it takes into consideration the } average of all seasonal vacancy rates (17.5%) and assumes the same average annual !_ growth rate of 1.6 percent as does Scenario 2. The 1988 estimated population under this scenario is 47,182. The 2010 horizon year estimated population is 65,150. 34 r tracts that fall within a 5 mile radius of the City are- used to develop population projections. An average vacancy rate of the combined census tracts is factored into the estimates. In addition, due to lack of any current census data for unincorporated areas, it is assumed that the growth rate for the planning area will follow a similar pattern of growth as the City. Assuming that urban growth occurs outwardly from the City core, it is anticipated that the 'growth rate for the Planning Area will average approximately 1.6 percent annually. Further, of the incorporated areas, the 1980 census population estimates for the town of Greenland, the City of Johnson and the City of Farmington are factored into the Fayetteville Planning Area. Cities where only portions of the census tracts fall 1 within the 5 mile planning radius include Elkins, Elm Springs, Goshen, Prairie Grove and Springdale. Building permit information for unincorporated areas within the Planning Area is not available; thus, building activity since 1980 is not factored into • these projections. Table 6 POPULATION ESTIMATES FAYETTEVILLE & THE PLANNING AREA 1988-2020 (a.) City of Including 1 Year Fayetteville Planning Area (c.) 1988 47,182 53,449 1990 48,706 55,174 1995 52,729 59,729 2000 57,084 64,660 1 2005 61,184 69,385 2010 65,150 74,026 I- 1 36 H r z N W a.. Fa O O a WO ZO ON W 0 z 0 37 F. Table 7 POPULATION PROJECTIONS BY NEIGHBORHOOD PLANNING AREA FAYETTEVILLE, 1988, 1990, 2010 tyelghbothoad Corresponding 1988 Est. 1990 Est 2010 Est 2010 Est. Planning Area Traffic Zones Population Population Population Population Density per Acre Density per Acre 1 5043 376 .21 702 .40 2 5017 2,065 1.05 3,266 1.67 3 5019 2,779 3.2 3.060 3.5 4 5021 5044 5045 3.157 2.32 5,949 4.37 5 5018 5020 3,923 2.2 7.764 2.72 6 5008 5022 3,411 2.0 5,087 3.09 7 5037 5039 1.189 .68 3,590 2.0 8 5013 1,939 2.11 2,543 2.7 9 5005 5006 5016 5014 7,692 6.64 7,709 6.66 10 5012 2,146 2.06 2,501 2.40 11 5001 5002 5003 3.880 8.98 . 3,951 9.15 12 5030 579 .32 4,087 2.3 13 5033 5034 2,477 1.3 4,518 2.45 ' 14 5004 4,621 14.0 4,645 14.1 15 5010 5026 • 5027 5028 3,029 1.85 3.141 1.92 16 5024 841 .71 983 .83 17 5009 1,870 2.22 • 2,287 2.71 18 5007 2,086 2.32 2,151 2.4 19 5025 105 .12 105 .12 20 21 5023 320 .18 356 .20 38 f EMPLOYMENT TRENDS Employment by Sectors According to the Arkansas Employment Security Division, as of April 1988, approximately 61,525 people were employed in the Fayetteville -Springdale MSA. Of those employed within the City of Fayetteville, the University of Arkansas (UAF) is the single largest employer, engaging 4,496 persons in either part-time or full-time capacity. It is estimated that each full-time student of the UAF campus generates $20,000 of annual business volume to community establishments. At the time of this analysis there were no current statistics illustrating the breakdown of the civilian labor force by employment numbers for the City of Fayetteville. Approximately 16 non -government establishments employ 50 or more persons. Two manufacturing firms employ over 500 (Campbell Foods, 1,080 and Tyson Foods, 561). According to labor statistics for all of Washington County, Government, Trade and Manufacturing are the leading employment sectors, representing approximately 49,900 jobs, or 52 percent of the current labor force. Government jobs are dominated by public education (approximately 90 percent) followed by public education (approximately 49,900 jobs, or 52 percent of the current labor force. Government jobs are dominated by public education (approximately 90 percent) followed by public administration (the remaining 10 percent). 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 the retail trade jobs listed, approximately 33 'percent are employed by the generally lower paying eating and drinking establishments. Within the manufacturing industry, the production of "food and kindred" products constitutes approximately 51 percent of the labor force while primary metals and metal working industries represent approximately 30 percent of the labor force. The Arkansas Employment Security Division estimates that total employment in 1988 has gained 4,450 over 1987 estimated figures, or approximately 7 percent. The unemployment rate correspondingly declined six -tenths of a percentage point over the year while the level of unemployment was 225 below last year's level of 2,500. 39 Table 8 FAYETTEVILLE-SPRINGDALE MSA CIVILIAN LABOR FORCE SUMMARY, 1987 -1988 LABOR APRIL NET CHANGE APRIL 1988- 1988 APRIL 1987 APRIL 1987 Labor Force 61,525 57,700 +3,825 Unemployment 2,275 2,500 -225 Unemployment Rate 3.7 4.3 -0.6 Employment, Total 59,250 55,200 +4,050 Agricultural Employment 2,325 2,375 -50 Domestic Services Self Employed & Unpaid Family Workers Unemployment Rates State of Arkansas 7.0 8.3 -0.8 United States 5.4 6.3 -0.9 Since 1980, total employment opportunities in the Fayetteville -Springdale MSA has increased by approximately 85 percent. In addition, the Household Median Income has increased from the 1980 Census figure of 15,760 to 21,765 currently, an increase of approximately 38 percent. Per capita income has illustrated a dramatic increase from the 1980 Census figures of 6,100 to 11,728, or 92 percent. The significant increases in income can be attributed directly to new, higher paying employment opportunities. 40 r Table 9 COMPARISON OF EMPLOYMENT AND HOUSEHOLD/PER CAPITA INCOME FAYETTEVILLE-SPRINGDALE MSA 1980 AND 1988 1 1980 1988 % INCREASE Total Employment 31,882 59,250 +85 Household Median Income 15,760 21,765 +38 1. Per Capita Income 6,100 11,728 +92 Non -Agricultural Wage and Employment � �Summary From April 1987 to May 1988, the Employment Security Division recorded wage and salary employment increases of 2,600 job opportunities. Manufacturing as well as non -manufacturing employment recorded strong gains. An increase of approximately 600 in the metals industry and 100 in other durable goods industry provided a total advance of 700 in durable goods. The Employment Security Division recorded a decline in food and kindred products employment that resulted in loss of 100 employment opportunities for non -durable goods. Construction employment decreased slightly over the previous 12 months, while 'transportation and public utilities reflected an increase as the volume of goods by major shippers has increased. Wholesale and retail trade recorded an advance of 900 employment opportunities with retail accounting for approximately 75 percent of the increase. Service industries reflected an increase in available jobs and trends. Federal government jobs jobs recorded a decline; however, according to the Employment Security Division, this L. decline was offset by an increase in employment opportunities at the state level. 41 Unemployment As indicated by the Arkansas Employment Security Division, approximately 94 percent of those presently unemployed are 22 years of age or older. Approximately 65 percent were males and 95% were white. Of the unemployed recorded, approximately 70% listed their last job in the non -manufacturing group. Approximately 21 percent of the jobless workers listed their last job in the construction industry. This statistic is consistent with the drop in building permits. According to the Employment Security Division, trade was the last industry group recorded for 19 percent of the unemployed followed by 17 percent in services. Only 4 percent of the recorded unemployed listed their last job in agricultural. Of major occupational groups, 31 percent of the jobless workers indicated that their last job was in structural work followed by 21 percent in clerical and sales occupations. Approximately 23 percent of the jobless in this classification recorded their last job as being in either professional, technical or managerial work. Agricultural Statistics The economy of the Fayetteville -Springdale MSA reflects two primary employment sectors: the traditional rural farm and the newer mechanized farm. Agricultural employment in Washington County accounts for approximately 3.6 percent of the current civilian labor force; however, approximately 37 percent of the total employment in 1987 was employed in Group I industries such as canning and preserving food, general food processing and packaging companies. The Fayetteville -Springdale MSA (including all of Washington County) has the largest agricultural income of any county in NW Arkansas. The highest concentration of agricultural production is in chicken (broiler) and turkey production, with cattle, hogs and pigs following slightly behind. As with most any type of processing, transportation costs are- minimized by strategically locating processing plants close to the area of supply. This is an area where Fayetteville is able to capitalize on its strong agricultural base by having trucking companies and processing plants Ilocated within its city limits. Income Trends According to a special census study prepared by the University of Arkansas at Little Rock, the Fayetteville -Springdale MSA per capita income is just above the per capita 42 income estimated for Northwest Arkansas: $10,093 as compared to $10,021. In comparison to the state as a whole, the Fayetteville -Springdale MSA per capita income is approximately 5.8 percent above that represented by all five MSA's. Average Household Income for the Fayetteville -Springdale MSA has increased steadily since 1982. In 1986, the average household income was $27,024, representing a 31 percent increase since 1982. The Average Household Income for the Fayetteville - Springdale MSA is approximately 1.5 percent above that indicated for NW Arkansas and 3.8 percent above that indicated for the state of Arkansas as a whole. CONSTRUCTION TRENDS Residential Trends Residential construction trends have experienced rather dramatic surges and declines over the last six -year period (1981-1987). The annual average was 417 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. - units experienced thegreatestgrowth curve, 1981 to 1985, multi -family dwelling e p most likely reflecting the timely demand for row cost student housing. The trend was PUD Following also in response to the introduction of a Small Area zoning provision. 1985, there was a dramatic drop in the number of building permits approved for multi- family housing. Just the reverse happened in single-family housing: after 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. has been Although the total number of residential building permits approved since 1984 falling at an average annual rate of 1.6 percent, this decline reflects multi -family and two-family housing units rather than single-family detached dwelling units. 1984 appears to be the record high year with 536 units constructed. In 1981, a record low year, only 171 units were constructed. • 43 r In the balance of Washington County, 1984 Special Census data indicated that from 1979 to 1984 the total number of single-family unit structures and multi -family unit structures increased from 608 to 892, or a 46 percent increase. The majority of new housing activity for the five-year period was within the City of Fayetteville, in contrast to the fremainder of the county. Non -Residential Trends New commercial/industrial construction was the focus of building industry activity in 1983, with 57 building permits recorded. A 54 percent decline in commercial/industrial permits was recorded in 1984 and has been falling since then at a fairly steady rate of 4 percent per year. A subtle increase in activity was noted in 1987. Recent commercial activity in Fayetteville has slowed apparently as part of an overall trend within the state. It is likely that, with the completion of the Interstate, commercial and industrial uses will be attracted to Fayetteville by the enhancement of business opportunities provided by improved access, visibility and the relationship of economic activity centers to both one another and to major transportation avenues (i.e. airport, Interstate). • Table 10 TOTAL VALUE OF RESIDENTIAL PERMITS CITY OF FAYETTEVILLE, 1980 -1987 SINGLE-FAMILY STRUCTURES YEAR NO. COST 1980 132 5,814,058 1981 80 3,379,719 1982 50 2,007,789 1983 175 8,661,950 1984 164 8,275,724 1985 171 7,815,150 - 1986 198 9,843,113 1987 218 11,914,204 1. L TWO-FAMILY STRUCTURES NO. COST 35 1,313,600 6 304,125 11 455,150 11 575,800 23 1,135,115 18 878,900 28 1,382,630 17 1,065,330 44 MULTI -FAMILY STRUCTURES NO. COST 55 4,869,000 14 1,694,200 41 4,673,358 36 4,606,441 40 4,265,400 40 4,397,475 28 3,837,755 14 1,953,2 f Table 11 TOTAL VALUE OF COMMERCIAL/INDUSTRIAL PERMITS CITY OF FAYETTEVILLE, 1980 -1987 YEAR NUMBER FLOOR AREA COST 1 (square feet) 1980 18 283,068 9,117,793 1981 19 364,682 4,673,358 1982 32 148,870 2,121,398 1983 57 360,675 5,662,270 1984 31 157,668 4,043,941 1985 25 771,240 20,104,178 1986 25 121,501 4,017,074 1 1987 26 56,667 2,069,501 r t L L 4 L. 45 f NEW RESIDENTIAL BUILDING PERMITS CITY OF FAYETTEVILLE, ' 1981 - 1987 I 1• DWELLING UNITS DETACHED ATTACHED DUPLEX MULTI- YEAR 1 -FAMILY 1 -FAMILY (2 -FAMILY) FAMILY TOTAL 1981 80 12 79 = 171 1. 1982 50 22 257 329 1983 175 14 22 274 = 485 1984 164 46 326 = 536 1985 171 36 322 = 529 1986 198 56 235 = 489 1987 218 34 127 = 379 TOTAL 1656 14 228 1620 2918 JANUARY 1981- DECEMBER 1987 DETACHED. SF ATTACHED SF DUPLEX MULTI -FAMILY SINGLE FAMILY SINGLE FAMILY 2 -FAMILY 1056 (36.2%) 14 (0.5%) 228 (7.8%) 1620 (55.5%) TOTAL = 2918 DWELLING UNITS 36% SINGLE-FAMILY f- 56% MULTI -FAMILY AVERAGE ANNUAL OVER SEVEN (7) YEARS = 417/YEAR HIGHEST YEAR = 1984 (536 UNITS) LOWEST YEAR = 1981 (171 UNITS) i (1 46 CITY OF FAYETTEVILLE, ARKANSAS NEW RESIDENTIAL BUILDING PERMITS 1981 -1987 600 500 400 300 200 100 iii IIWiiiIiiiiiL.. 2081 82 53 64 ts0 00 of 'OTAL DWELLING UNITS SINGLE-FAMILY DETACHED MULTI -FAMILY TWO-FAMILY (DUPLEX) 47 CITY OF FAYETTEVILLE, ARKANSAS NEW COMMERCIAL BUILDING PERMITS 1981-1987 60 50 E 40 L 30 20 L 10 0 _ t 81 82 83 84 85 86 87 YEAR 48 TOTAL COMMERCIAL PERMITS t 4 HOUSING TRENDS Housing Types The total number of dwelling units in the Fayetteville -Springdale MSA as of the 1980 census was approximately 63,322. Fayetteville's total number of dwelling units as of 1988 is 17,788, or 28 percent of the total number of housing units within the Fayetteville -Springdale MSA. Fayetteville represents a commanding 46 percent of the total dwelling unit count within Washington County. Age of Housing Stock Approximately 19 percent of Fayetteville's present residential stock was built between 1 1940 and 1959 following the depression years and World II when building materials and supplies were ample and inexpensive. The next rapid period of residential growth occurred between 1960 and 1969 when approximately 22 percent (or 3,903 units) of the current housing stock was constructed. • This occurred in response to both relatively low interest rates and short-term low interest construction loans, as well as an increase in the University of Arkansas student population. From 1970 to 1980 an estimated 4,289 dwelling units were constructed, or approximately 24 percent of the current housing stock. Since 1980 construction of residential housing units, both owner -occupied and rental occupied has witnessed an increase already parallel to that of the increase in housing �.. stock from 1970 to 1980; an equivalent of 24 percent or 4,306 dwelling units. L Approximately 25 percent (or 3,542 units) of all Fayetteville's residential housing has been built since 1980. An estimated 3,846 units were built between 1970 and 1980. Thus prior to 1970, there were approximately 10,400 residential units within Fayetteville's housing stock. The University of Arkansas provides on -campus housing in dormitories for L 49 r approximately 3,100 students as of December 1988. An additional 362 units (including fraternities and sororities) are owned by the university and provide off -campus housing opportunities for students. Market Demand/Vacancy 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 (e.g. garage, second bath, etc.). Newer and slightly larger structures in the downtown area are sale priced at $39 - $41 per square foot. • New homes in outlying areas to the north sell for $41 - $42 per square foot, and to the northeast for $43 - $44 per square foot. Lots are typically in the 10,000 square foot range. Further east toward the Rock Cliff area, the larger new homes sell for $70 - $80 per square foot. Monthly rental rates for one -and -two bedroom apartments in the university area range from $190 - $350. There are few three -bedroom apartments near the University of Arkansas. Some conversion of condominiums to rental apartments has occurred in the university area and are commanding rents of $350 to $500 per month. Apartment units east of downtown are typically larger and better appointed. Rents range from $350 to $600 per month. A recent city-wide survey of apartment vacancies revealed broad results ranging from four to twenty-five percent. Vacancy rates are seasonal due to the university influence. That no significant number of apartments have been built since 1985 support estimates that the market is overbuilt by some 15 to 20 percent. Discussions with UAF officials indicate that on -campus student housing is — and will continue to be --- limited. The university is relying on the private market to provide off - campus housing for the majority of its students. No change in this policy is anticipated in the near future. Since university enrollment has leveled off at approximately 15,000, rental housing should have peaked after 1985. UAF officials do not anticipate a significant increase in L 50 L t enrollment over the next five to ten years. It is the current policy of the State university system to equalize its enrollment between the several campuses. I Factors Contributing to Cost and Demand There appears to be a sufficiently wide variety of housing (type, size, cost and location) to meet current demand. The market is sufficiently fluid to allow competition; single- family construction is adequate to meet growth demands. Housing in Fayetteville is affordable. Typical single-family construction costs throughout the sun -belt states are $45 - $60 per square foot. Residential construction costs in Fayetteville are consistently at or below $45 per square foot. Land cost is a major factor in keeping local housing affordable. Raw land is reasonably priced in Fayetteville. IDensity is equally important. Allowable densities of four to six single-family dwelling units per acre hold down land costs to the ultimate consumer. The higher densities also allow economy in the provision of streets, water, sewer and other utilities. Development requirements have been minimal under previous subdivision regulations. The City has picked up the majority of the costs for infra -structure; however, this has led to too little provision of some improvements (e.g. curbs and gutters, sidewalks, site drainage, etc.). Recently revised subdivision regulations appear to be more adequate. Construction labor costs are also relatively low in Fayetteville. An over supply of construction workers, coupled with limited impact of union wages, are the major factors contributing to lower labor costs. Integration of Housing A unique characteristic of Fayetteville is the significant integration of housing (and its occupants) by type, cost, age and occupant income/age. This mix has led to an attractive 1. blending of styles and age that provides variety and continuing neighborhood viability. Few residential areas in the City were found to be blighted. This fact, too, appears to be attributable to the integration of housing wherein new structures are continually 51 VI t L replacing older deteriorated housing. New subdivisions have been constructed on tracts that have been left vacant in older areas. Much of this infilling and replacement might not have occurred had not the smaller lots/higher densities been allowed. The character of housing is also affected by topography. The more severe terrain near downtown has necessitated more individualized character in housing, whereas newer, outlying areas of more level terrain tend to be more uniform in appearance, size and cost. 52 WATER RESOURCES WATER SUPPLY • WASTEWATER Y WATER SUPPLY Capacity The City of Fayetteville purchases its water from the Beaver Lake Water District. In turn, the City provides water on a contractual basis to the cities of Elkins, Greenland and Farmington. The water district was established in the late 1960's and a 36 inch water main was later constructed linking the district's water supply to Fayetteville. Besides Fayetteville, the Water District provides water supply service to Springdale, Rogers, °Bentonville, Mt. Olive, FKA and The Washington Water Authority. The Joe M. Steele Water Treatment Plant has a pumping design (tested) capacity of 15 million gpd (gallons per day), or roughly 62 percent of the existing pumping capacity of the plant. The Plant has a projected design capacity to meet the estimated water demand to the year 2000. At the time of construction of the plant, population projections were utilized to determine the plants design capacity in relationship to anticipated future growth. All water supplied to Fayetteville is treated by the Water District's Treatment Plant prior to purchase. There is one 36 inch supply line that extends from the plant southerly through Springdale to central Fayetteville. A 24 inch line taps onto the 36 inch main at 5th and Pittman Drive. This 24" line is a loop line that supplies all of Fayetteville and its contractees. The 24 inch line runs from 5th and Pittman Drive west and east to the 71 53 r bypass. At the bypass it veers south where it links at a 16 inch line that runs into the water tank (holding tank). A 24 inch line exits the water tank and extends parallel to Highway 62. There, it veers west to the 71 bypass and follows the bypass until it reaches the Cato Springs exchange. From there the line extends along 71 bypass back north where it changes from a 24 inch line to a 36 inch line again. ^ Due to the varied topography of Fayetteville, water pressures throughout the distribution system vary from 30 psi to 150 psi, with an estimated average of between 60 and 70 psi. Area Served At the present time, water service is available to outlying areas (areas not currently 1 within Fayetteville's corporate city limits), on an individual case by case basis. If a situation occurs whereby water lines do not already exist, the City, based on existing growth related policies, will determine how water will be supplied and who will bear the cost of supplying the water lines. Based on population estimates developed in this report, it would appear that the present • sources of supply from Beaver Lake Water District should be sufficient to meet the City's future needs on an annual basis. Applying a standard water generation factor of approximately 150 gallons of water per person per day x the estimated population level for the 2010 horizon year (74,026), approximately 11.5 million gpd (gallons per day) could be expected to be generated both within the City of Fayetteville and its planning area. Although at first glance, the pumping capacity of the Water District appears to be - sufficient to meet the estimated future demand for water supply from the City of L Fayetteville, this estimate does not take into account the potential increase in demand for water supply and treatment from the six other entities that depend on the District for their supply of water. However at present the firm of McGoodwin, Williams and Yates have Lbeen retained by the Beaver Lake Water District to evaluate the future need to upgrade the plant to a design capacity of approximately 80 million gpd. Expansion would occur in stages, and as growth within the areas that the District supplies increases, capacity of the plant would be increased until it is capable of supplying and treating upwards of 80 million gallons of water per day. Water Quality !• Fayetteville's water is treated at the J. M. S. Water Treatment Plant of Beaver Water District. Apart from moderately heavy concentrations of iron, water quality is generally 54 L a M Ir)t, m 0 ClN C) lb Go N. w m r N oo A N ti Co Cfl m O! U G lb 10 0 1n r O T 1- T t1D lb Q N N lb N. 10 ti A n ti Go 10 1 ? N. 1O Cl tD 10 N in in N N Cl Cl 10 X �! O Zo N. N. N. 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ID O 01 4r9 N N M N U) � On in C N N N N N N N N N 4 $ co U) U) m m m cc ,n37 } T r r r r r r V/ 57 high. From relatively high water quality at the upper end of the White River and Illinois River watersheds, the quality decreases progressively downstream. Major sources of pollutants include agricultural run-off, livestock wastes, wastewater treatment plant discharges. Treatment procedures include the use of lime and aluminium sulfate. The use of these chemicals is followed by a process of coagulation, sedimentation, filtration, chlorination and the use of activated carbon for taste, odor control and fluoridation. The State of Arkansas Department of Health conducts monthly bacteriological analysis to ensure that both State and Federal drinking water standards are met on a monthly WASTEWATER Wastewater from the City of Fayetteville is treated at the' Fayetteville Water and Sewer Treatment Plan. The plant is operated as a local facility serving all of Fayetteville, and on a contractual basis, the cities of Greenland. Elkins and Farmington. The treatment plant is located in east Fayetteville and is designed for a maximum flow of 11.4 million gpd (gallons per day). The City presently generates approximately 7.5 million gpd. At present Fayetteville pumps its wastewater from various sewer lines and lift stations located throughout the City to one treatment facility located in the eastern portion of the City. Treatment of wastewater includes bar screen, grease removal, primary sedimentation, activated sludge, secondary sedimentation, post -chlorination and re - oxygenation. Sludge is disposed of by burying following vacuum filtration. Although the systems capacity is designed to meet wastewater generation needs to the year 2000, there may be a point at which pumping the sewage from locations west of the City becomes increasingly difficult as the number of generators of waste increase over time. It is possible that if land development along the western periphery of the City progresses as is anticipated, that a second wastewater treatment facility will be needed on the west side to handle the large volumes of wastewater generated. Based on population projections provided by the Northwest Arkansas Regional Planning Commission, the plant was constructed with a design capacity based on anticipated growth to the year 2005. The City of Fayetteville requires all new construction activity and existing commercial and industrial land uses to hook into the city's sewer system. With any kind of sewer service, flow is generated from 24 inch gravity mains to one of 5 main lift stations: Methodist Assembly, Baxter Lane, Township, Markham Heights or Rogers Drive. From the lift stations the wastewater is pumped via an 18 inch line to the plant site. For the cities of Elkins, Farmington and Greenland, the wastewater is pumped to the nearest lift station utilizing the same method of gravity pull to generate flow. The flow is then pumped from the lift stations through City lines to the plant. There is presently no sewer availability for areas not currently within the corporate city boundaries. To obtain sewer service in an unincorporated area requires action and approval by the Fayetteville City Board of Directors. The process is similar to requesting sewer service for an area within the City but either presently vacant and/or undeveloped. Approval of such service requires approval by the Fayetteville City Board of Directors. Assuming a standard generation factor of 125 gallons of waste -water generated per person per day and an estimated population projection of 74,026 for the horizon year of 20101 , approximately 9.2 million gallons of wastewater could be expected to be generated by the year 2010. Assuming the existing design capacity of the facility is accurate, the treatment plant would be able to accommodate the estimated demand for wastewater treatment within Fayetteville and its planning area through the horizon year. 1 Population estimates include Fayetteville's 5 -mile radial planning area. r r t l fi TRANSPORTATION SYSTEM OPERATION GOALS • CLASSIFICATION SYSTEM • CAPACITY • MAJOR EMPLOYMENT CENTERS • ACCESS • MASS TRANSIT • FREIGHT TRANSIT OPERATION GOALS Transportation systems in Fayetteville include streets and highways, public transport, bicycling, walking, aviation and rail. As the costs and benefits of transportation facilities and services frequently extend beyond local government jurisdictions, transportation planning and decision -making are conducted within the urbanized area by the Northwest Arkansas Regional Planning Commission (NWARPC). The Northwest Regional Planning Commission receives assistance from the Arkansas Highway Commission. The Arkansas Highway Commission approves or declines requests and authorizes the Director or the Commission to aid the NWARPC to plan, conduct and participate in comprehensive transportation studies for the Washington -Benton County Region. The Northwest Arkansas Regional Planning Commission has anticipated the level of regional growth and continues to do so on a regular basis. They have developed goals specifically related to the economy, land utilization, transportation, communication, public services and facilities. Arkansas State Highway Department and U.S. Department of Transportation and, in addition to plans for other transportation systems, serves as the basis for certification of II the urbanized area for continuing receipt of federal transportation funds. The Master Street Plan Map for the City of Fayetteville represents both a long-range plan for the improvement of streets and highways and a long-range policy plan for decision - making bodies. As a basic and necessary initial step in developing a Master Street Plan, a study and evaluation of the existing network was conducted. All roads, streets and highways for both existing and planned systems in the region were functionally classified in accordance with the guidelines set forth in the U.S. Department of Transportation's National Highway Functional Classification Study Manual. Streets within Fayetteville are classified as one of the following five types: Expressway -Freeway Systems - Provide for large volumes of traffic at relatively high speeds and are primarily intended to serve long trip lengths (4 to 6 lanes carrying between 28,300 and 44,800 vehicles per day). Principal Arterials - Serve major generators and virtually all portions of the urbanized area with the Freeway and Expressway systems (4 lanes carrying between 17,600 and 20,600 vehicles per day with left turn pockets). Minor Arterials - Interconnect with and augment the principal arterial system and provide service to trips of moderate length (4 lanes undivided and carrying Lbetween 12,200 and 14,800 vehicles per day with left turn pockets). Collector Streets - Have the joint function of traffic service oriented to immediate and short distance travel with much lower traffic volumes than arterial facilities (2 lanes carrying between 4,000 and 6,000 vehicles per day with left turn pockets). Local Streets - Primary function is to provide direct access to abutting land and access to higher order systems (2 lane facility carrying less than 4,000 vehicles per day). L �a w Q Q F Q Z ti= Z Ov tz Z w , m z0Q �Q7 �v) ww ZQoOQw CAWU) -o'-R U) - 5 .VIZUu1WJj N2ocrV 5 ZQw❑ c)LU=�O wa<WO¢ v=�❑�� w,,,. ❑cno3 wOQOiuUw� nzIm=mJ: weaUO�U O❑VOZZ OUWI -�cv7� aw OcC�'a0❑ZU} 5 -oZOcn Oc -'ct ¢Ow20<O 20�GCQ— a o 3c.i acUQ� a¢v)2 s<Otn❑OQ¢ ❑cn� .C/) --JLL acne -,--- � N � 0 c 00 � � oil er th wX ZZ Jp W Jp a J a U U N 0. Q ij a Q Q v w V W Z w Q. x a¢ aQ ¢ w r AVERAGE DAILY TRAFFIC VOLUMES (ADT) • 1987 EXISTING STREET CLASSIFICATION 1987 ADTS EXISTING FUNCTIONAL CLASSIFICAITON State Highway 71 1 Location: South of Ton Rd. 28,780 Principal Arterial North of Township Rd. 23,500 Principal Arterial At E. Lafayette St. 22,860 Principal Arterial North of 16 10,820 Principal Arterial South of Cato Springs Rd. 9,820 Principal Arterial At intersection of Township Rd.. 9.580 Principal Arterial 1 U.S. 71 Expressway Location: At Intersection of Railroad 10,820 Expressway At U.S. 62 14,040 Expressway North of U.S. 62 14,510 Expressway At intersection of 1125 5,970 Expressway North of Drake Ave. 7,000 Expressway) At intersection of College Ave. 12,320 Expressway 71/62 North of State Highway 112 12,090 Expressway State Highway 16 Location: West of 471 5,770 Minor Arterial East of 471 9,560 Minor Arterial East of Crossover 8,420 Minor Arterial State Highway 112 Location: West of Garland 11,550 Minor Arterial State Highway 112 Location: At intersection of Sycamore 10,520 Principal Arterial South of Maple St. 8,770 Principal Arterial L North of Drake St. 7,000 Minor Arterial State Highway 18O Location: At intersection of Gregg Ave. 1,340 Minor Arterial East of Razorback Ave. 9,600 Minor Arterial State Highway 265 Location: North of Huntsville Rd. 5,400 Principal Arterial At intersection of U.S. 71 1,680 Principal Arterial F' State Highway 45 Location: West of 265 East of 265 At intersection of 45 South of North St. U.S. Highway 62B Location: At intersection of Anderson St. At intersection of Hue St. 7,030 Principal Arterial 5,010 Minor Arterial 22,860 Minor Arterial 11,510 Minor Arterial 9,990 Principal Arterial 1,400 Principal Arterial North Street' Location: East of Garland 11,580 Collector Maple Street' Location: At Railroad Crossing 7,730 Collector West Dickson' Location: West of School Ave. 8,390 Collector Shady Grove Road' Location: At intersection.of Railroad 2,900 Collector West Center ST.' Location: Al intersection of University Ave. 3,450 Collector 'Based on 1986 ADTS Sources: City of Fayetteville, Traffic Volumes, March 1988 L. 1986 Traffic Volume Map FSATS, Arkansas State Highway & Transportation Dept. I L L 70 fl Characteristics of the Fayetteville street system are shown in Table 1. The 1986 and 1987 Average Daily Traffic Volumes (ADT's) fall within the ranges adopted by the Transportation Plan Subcommittee on all but the following street segments: Though classified as a collector street, Dickson Street, west of West Avenue presently functions as a minor arterial with an estimated ADT of 9,100 vehicles per day. In addition, State Highway 45, though classified as a minor arterial, functions at the capacity of a principal arterial or expressway at the intersection of College Avenue. The estimated ADT for this intersection is approximately 22,860 vehicles per day exceeding the range of 12,2000 - 14,800 vehicles per day for a minor arterial. In most cases Fayetteville's streets function below the volume range standards adopted for each street classification. Those streets that have been classified on the Master Street Plan Map as principal arterials, minor arterials, etc. which have not yet been physically improved to function as their classification suggests, are addressed in the Transportation Improvement Program 1988-1992 (T.I.P.) and the City of Fayetteville 5 year (1989-1993) Capital Improvements Program. For all but the two street segments mentioned above, the existing street classifications system indicates that, in cases where current ADT volumes were available, the City could accommodate future anticipated growth in accordance with the layout of the Master Street Plan Map, assuming that improvements itemized in the T.I.P. and/or the City of Fayetteville C.I.P. are implemented as the demand for additional roadway capacity rises. 1. MAJOR EMPLOYMENT CENTERS I_ Fayetteville presently has 7 major centers of employment activity and opportunity each L of which significantly contribute to the average daily level of traffic generation. Additional centers of employment, although not primary traffic generators, generously contribute to the daily traffic generation level. The following table presents a breakdown of major and contributing employment centers in Fayetteville: 1 W N J Cl) LL N °Wa o W LL ` 'd R O a I R I O S 1. 5 .. I. 0 I- N w M N Z U W Z F a. (0.A zz Zc'q ZN > 9a ' cc N� :)<r W Z 000 0 0000 R r ESTIMATED NO. EMPLOYER OF EMPLOYEES University of Arkansas, Fayetteville Y 3,500 Northwest Arkansas Mall Industrial Park 2000' 994 Manufacturing & Processing Campbell Soup Co. 1,125 Tyson Foods 965 Levi Strauss Co. 402 • Superior Industries 350 Central Business District (includes all Government Employees) 10,800 1. TOTAL 20,136 %OF TOTAL (estimated labor force Fayetteville/Springdale M.S.A.) 34.0% 'Based on square footage and F.A.R. of Downtown CBD. Of the major centers of employment, the University of Arkansas and the Northwest Arkansas Mall are the two largest single employers within the Fayetteville/Springdale • region and each pose unique traffic generation complexities and challenges. Route U.S. 71 provides immediate and primary access to the mall; the university, however, has limited access. Primary access routes to the university are presently overcrowded and functionally inadequate to satisfy the traffic demand generated by the universitys' presence. Current traffic congestion levels on streets adjacent to the university have caused city and state transportation planning officials to recommend appropriate improvements and to consider what and when fiscal appropriations would be necessary to initiate those improvements. L ACCESS The City of Fayetteville is served by two U.S. highways and eight state highways. • Primary vehicular access to Fayetteville is possible via State Highway 16 from the east and west, U.S. Highway 62 from the southwest, U.S. Highway 71 from the south, State _ "15 I Highways 45 and 68 from the east, and both U.S. 71 and State Highway 265 from the north. I Highways 71B and 62B provide the only direct access to the downtown business district. All other routes provide primary access to the City, but secondary access to the downtown core. 1 University Access Existing access to the University of Arkansas is presently possible via Razorback Road from the South, Weddington Drive (State Highway 16/112S) and Garland Avenue from the West and North, North College Avenue (State Highway 471) and West Maple from 1 the east and north and West Dickson Street from Downtown Fayetteville. From an analysis of the existing available average daily traffic count numbers (ADT's), it appears that the most heavily traveled primary access routes are from the north along both Garland Avenue and North College Avenue. Average daily traffic counts along each of these routes suggest approximately 12,000 and 8,000 average daily trips respectively. 1. The design capacity of these streets is currently insufficient to handle heavy peak hours of traffic most notably during football season when delays of up to two hours are common place. Future University Access There are several improvements already programmed for construction that specifically address the future access needs of the university. Engineering design by the State Highway Department is presently underway for the extension of Razorback Road to the first leg of the Cato Springs interchange at U.S. 71. The improvement of Razorback Road has been included in the 1988-1992 Transportation Improvement Program (T.I.P.). Construction is anticipated to begin in the latter part of 1989. Although this improvement has been targeted to relieve existing traffic congestion to and from the university (notably during football season) it is also being considered as a new main entry to the university. 1 As a primary entry route to the university, the expansion of Razorback Road provides transportation planners and city and university officials the unique opportunity to create a university access that exudes the character and environment of the university through L `7(0 L Fl sensitive engineering techniques as expressed in the design and peripheral landscape of the roadway. A second roadway improvement, the North Street widening back east to Garland Street is presently in the T.I.P. with funding scheduled in 1989. The State has received Federal Assistance from FHWA for construction and engineering of North Street for 1989. Although the Arkansas State Highway Department has surveyed the North Street site, preliminary plans were not yet available for review at the time of this writing. As North Street is consistently utilized as a university access from North College Avenue (471) to Garland Avenue from areas extending as far north as Springdale, widening of the roadway will permit greater improvement in the existing traffic flow. MASS TRANSIT Ozark Transit A division of Community Resource Group, Inc., a private non-profit corporation organized and regulated by the Arkansas State Law, Ozark Transit provides commuter service for Madison and Washington County residents to and from their work sites in Washington County. There are two established routes that serve workers on a five day t. work schedule. In 1974, a Dial -a -Ride program was established to provide transportation services to both elderly and handicapped residents of Washington County. This service operates as a -demand-response transportation service and is a significant part of Ozark Transit's public transportation system. In order to receive service, a passenger must make reservations 24 hours in advance. The service is provided on a demand -response basis throughout the county under a third -party contract (Title XX). Clients of this service may have their L passenger rates paid for them if they meet the eligibility guidelines. However any client may take advantage of the services offered, even if they do not meet eligibility requirements for third -party service by paying a standard calculated fare. For human service clients within the Fayetteville/Springdale urbanized area, the Ozark Transit division provides transportation service to and from human service agencies. L 77 l Finally Ozark Transit also provides sight-seeing and incidental charter service on a first come -first serve basis within its service area. This service depends upon the availability of vehicles and is only an incidental service. Aviation Service Drake Field, Fayetteville's airport is located within the southern city limits adjacent to U.S. 71. The airport provides commuter service to the regions hub airports, principally Memphis, Dallas/Ft. Worth, Kansas City, St. Louis and Little Rock. Five airlines presently serve Drake Field, including American Eagle, Atlantic Southeast, Eastern Express, Northwest Airlink and Trans World Express. Bus Service Jefferson Bus Lines and University Transit System provide daily service to numerous destinations throughout Fayetteville. IL FREIGHT TRANSIT Motor Freight Arkansas Best Freight, Jones Truck Lines and Yellow Freight System offer full carrier service from Fayetteville to destinations both regional and national. Rail Service Freight service is available from Arkansas and Missouri Railroad with connections to the Burlington -Northern Railroad. I u I 78 r COMMUNITY FACILITIES PARKS & RECREATION • SCHOOLS • HEALTH CARE • CHURCHES • LIBRARIES F t t PARKS & RECREATION Is 1. The Youth Center Facilities include: Gym, indoor pool, game rooms, weight room, arts and crafts. Recreation programs are provided for youth, adults and families. Location: 915 California Drive. 2. The Adult Center Facilities include: Recreation and education programs for people age 55 and above. Location: HilIcrest Towers. 3. Lake Fayetteville Recreation Area Facilities include: Picnic tables, fishing, small craft boating, nature center, ball diamond, hiking trails, archery range, horseshoe pits, restrooms. Location: Highway 71 North at Lakeview Road and/or Zion Road. 4. Wilson Park Facilities include: Lighted ball diamond, picnic tables, city swimming pool, 6 tennis courts (4 lighted), playground equipment, basketball court, barbecue pits, open play area and park benches. Location: Park and Prospect Street. L 5. Greathouse Park Facilities included: Playground equipment, picnic tables, barbecue pit, nature area and walk bridge. Location: Corner of Price Avenue and Boone St. 6. Industrial Park Facilities include: 2 lighted ball diamonds (Babe Ruth League), concession stand, picnic tables, restrooms. Location: Off Highway 16 east at 2400 Armstrong Avenue. 7. Gregory Park Facilities include: Pavilion, picnic tables, nature trails and hiking trails. Location: Sycamore St., 1 block west of College Avenue. 1 S. Hotz Park Facilities include: Playground equipment, picnic tables, barbecue pit and park benches. Location: Palmer at Hotz Drive. 9. Walker Park Facilities include: 5 ball diamonds (Little League), pavilion, restrooms, playground equipment, picnic tables, park benches, tennis courts, 3 soccer fields and basketball goals. Location: South College Avenue at 15th Street. r 10. Jefferson Facilities include: Pavilion, playground equipment, picnic tables, ball diamond, open play area, park benches. Location: 612 South College Avenue. 11. Butterfield Facilities include: Pavilion, ball diamond, picnic tables, playground equipment, basketball court, soccer field, open play area, nature area, fishing pier, and walk bridge. Location: 3050 Old Missouri Rd. and Jefferson Elementary School. 12. Asbell Facilities include: 2 lighted ball diamonds, gym, soccer fields, playground equipment, basketball courts, open play area, pavilion and park benches. Location: 1500 Sang Avenue at Asbell Elementary School. 13. Root Facilities include: Pavilion, ball diamond, picnic tables, playground equipment, basketball courts, soccer field and park benches: Location: 1529 Mission Boulevard at Root Elementary School. L 60 L 14. Bates Facilities include: Playground equipment, tennis courts, picnic tables, basketball courts, open play area, park benches. Location: 601 Buchanan Street at Bates Elementary School. 15. Happy Hollow Facilities Include: Pavilion, ball diamond, playground equipment, picnic tables, soccer field, basketball court, nature area, and park benches. Location: 308 Ray Street at Happy Hollow Elementary School. 16. Sweetbriar Park Facilities Include: Picnic tables and playground equipment, open play area and barbecue pit Location: Sweetbriar Drive, subdivision of Old Missouri Road 17. Routh Facilities include: Picnic tables, open play area, picnic grills. • Location: Highway 265 and Old Wire Road. 18. Lake Wilson Facilities include: Lake, pavilion, picnic tables, fishing, barbecue pits, nature area, park benches, hiking trails and horseback trails. Location: Southeast of City on Wilson Hollow Road via City Lake Road. 19. Lake Sequoyah Recreation Area 1 Facilities include: Fishing, boating, picnic tables, nature area and picnic grills. Location: Lake Sequoyah Drive. 1 20. Ramat' Facilities include: Tennis courts, track, soccer field, basketball court. Location: Old Farmington Road/Sang Avenue at Ramay Jr. High School. 21. Washington Park Facilities include: Playground equipment, basketball court, park benches. Location: Highland Avenue and Lafayette Street at Washington Elementary School. t. 22. Woodland Facilities include: Tennis courts, soccer field, football practice field. Location: Green Acres Road at Woodland Jr. High School. 23. Agri Park Facilities include: University of Arkansas property available for public use, pavilion; reservation for group use made through the University. • Location: N. Garland Avenue. Bl r 24. Finger Park Facilities include: Playground equipment, basketball court, hiking trails, picnic tables and grills, park benches, open play area, nature area, pavilion. Location: Off Highway 62 west at Farmers Street. 25. Combs Park Facilities include: model airplane course and horseback trails. Location: Armstrong Avenue. 26. Crossover Park Facilities include: Nature area and Hiking Trails. Location: Highway 265 and Sanitation Road. SCHOOLS Public Schools Fayetteville currently has 13 public schools within its system. Enrollment as of October 1, 1987, was estimated to be 6,296 students, covering an area of approximately 113 square miles. The city is broken down into 2 school districts based on boundaries established by Fayetteville Public School District. Elementary - Fayetteville presently has 8 Elementary Schools with an estimated 1. total enrollment of 3,052 students. Elementary School Facilities include: 1. Asbell Elementary School; 1500 N. Sang Ave. 2. Bates Elementary School; 609 Buchanan 3. Butterfield Elementary School; 3050 Old Missouri Rd. 4. Happy Hollow Elementary School; Ray Ave., Rt. 10 5. Jefferson Elementary School; 612 South College Ave. 6. Leverett Elementary School; 1124 W. Cleveland 7. Root Elementary School; 1529 Mission 8. Washington Elementary School; 425 N. Highland Ave. L 8Z f IJunior High Schools - The City of Fayetteville has two Junior High Schools: 1 1. Ramay; 401 S. Sang Avenue, and; 2. Woodland; Woodland and Poplar St. I Total enrollment is estimated at 1379 students. High Schools - Two High Schools are located within Fayetteville. These include: 1. East Campus; 1001 Stone Avenue, and; 2. West Campus; 2350 Old Farmington Rd. Total average attendance at these schools is estimated at 1,203 students annually. Special - Uptown School is the only public school within Fayetteville providing educational opportunities for either the mentally retarded and/or developmentally disabled students. Average attendance is approximately 19. Higher Education - Fayetteville presently has two institutions providing higher educational opportunities for students seeking career and/or vocational training. 1. Northwest Vocational - Technical School This school occupies approximately 38 acres adjacent to the Springdale Airport on State Highway 265, 3/4 miles north of Highway 68. This school provides vocational training in the fields of Auto Mechanics, Business and Office Education, Diesel and Truck Mechanics, Industrial Equipment Mechanics, Machine Shop Practices, Drafting, Truck Driving, Carpentry, Adult Basic Education, GE]) and Industrial Electronics. 2. The University of Arkansas, Fayetteville (UAF) The U.A.F. campus was Arkansas's first university. It was established in January of 1872 as a Federal Land -Grant University. The following colleges make up the University of Arkansas, Fayetteville campus. 1 g3 r 1.1. Agriculture & Economics 2. Architecture 3. Business Administration 4. Education 5. Engineering 6. Fulbright College/Arts & Sciences 1 7. Law School 8. Continuing Education 9. Nursing Total enrollment is estimated to be approximately 14,000 students. Private Schools 1 - Four private schools provide alternative educational opportunities for students in the Fayetteville area. These include: 1. St. Joseph's School A private Christian religious school, built, maintained and operated by the St. Joseph's Catholic Church. Educational opportunities are provided for grades K through 6. Enrollment is estimated to be approximately 125 students. Location: 313 East Lafayette Street. 2. Richardson Center An educational facility for mentally retarded and/or developmentally disabled children from two months to adulthood. Location: Richardson Center, 1760 Woodland. 3. Montessori Children's House, Inc. An educational facility financed through private funds and providing private education for infants through grade 6. Enrollment is estimated at 120. Location: Corner of Sycamore & Garland. 4. Fayetteville Christian Academy This is a private Christian religious school operated and financed by the United Pentecostal Church. Educational opportunities are provided for grades K through 6. Enrollment is approximately 29. Location: 3701 Weddington Drive. 69 r HEALTH CARE FACILITIES 1. Washington Regional Medical Center _ - Established in 1950 as a 50 bed hospital; presently licensed for 294 beds - Owned by Washington County - Operated by a 7 member Board of Governors. - Offers health services in the following medical areas: • a) Cardio-Pulmonary Services b) Emergency Trauma Center c) Physical Medicine d) Obstetrics e) Hospice Care f) Laboratory g) Radiology & Special Procedures h) Dialysis 1 i) Special Care (ICU, Coronary Care Unit) j) Surgical Services • k) Oncology 1) Health Promotion Location: 1125 North College Avenue, Fayetteville. 2. Fayetteville City Hospital & Geriatric -Established in 1912 - Owned by City of Fayetteville - Operated by a ten member board appointed by area churches and City of Fayetteville - Total 139 beds; 35 designated for short-term acute medical needs, and 104 for long-term chronic care - Offers health services in the following medical areas: a) After Hours Clinic Care b) Physical, Occupational, Respiratory and Speech Therapy c) Family Medicine d) Home Health Service Location: 221 South School, Fayetteville. L 85 r 3. Veterans Medical Center - 187 Bed Medical Center - Provides health services in the following medical areas: a) Acute Medical, Surgical and Psychiatric Care 1 b) Primary and Secondary levels of out -patient services to a four state area containing over 127,000 veterans Ic) General Medical and Surgical Clinics d) Specialty clinics for Urology, Orthopedics, Diabetics and Mental Hygiene. e) Dental Care f) Cardiopulmonary Function Lab, Ultrasound and Echo Cardiography Services and Ambulatory Surgery Program. Location: 1100 North College, Fayetteville 4. Charter Vista Hospital - Established in April 1983 - Private 65 bed facility - Provides for the effective treatment of psychiatric and addictive disease patients - Offers patients a psychiatric unit utilizing a therapeutic community designed to meet the specific needs of the particular age group served - Serves all ages with its Adolescent and Adult units. - Three phase treatment program in the addictive disease unit a) Primary Care (Detoxification) b) Intermediate Care c) Aftercare (Support and Continuance of treatment program for a t. period of 1 year.) Location: 4235 Crossover Road I- 5. Washington County Public Health Center - Provinces the following health services for all Washington County residents: a) Immunization Clinics # b) Family Planning Clinics L c) Chest Clinics d) Child Health Clinics e) Maternity Clinics f) Venereal Disease Control L g) Tuberculosis Control h) WIC (Women, Infant & Children) Clinics & EPSDT (Early Periodic Screen Diagnosis Testing for (AFDC) Aid for Dependent Children i) Food Services Inspections j) Sewage Disposal System Inspections k) Rabies Control 1) Environmental Health Hazard Inspections Location: 1100 North Woolsey, Fayetteville 6. Nursing Homes a) City Hospital and Geriatric Center b) Apple Tree Inn c) Sunrise Manor Care Center CHURCHES The City of Fayetteville presently has appropriately 71 churches representing 18 different denominations of faith. 1. Adventist Seventh Day Adventist 2. Apostolic First Apostolic Church Assembly of God Calvary Assembly of God First Assembly of God Hyland Park Trinity Temple 3. Baptist Baptist Student Center Buckner Baptist Church Calvary Baptist Church Nr f Central Baptist Church College Avenue Baptist Church First Baptist Church First Freewill Baptist Church Grace Baptist Church Imanuel Baptist Church Mission Blvd. Baptist Ridgeview Baptist Church Rolling Hills Baptist St. James Missionary Baptist Sang Avenue Baptist 1 Southside Baptist Church Truevine Baptist Church University Baptist Church West Ridge Freewill Baptist Winwood Baptist Church Wood Avenue Baptist Church 4. Catholic St. Joseph's Catholic Church St. Thomas Aquinas Church & Student Center 5. Christian Central Christian Church First Christian Church E. Oak Manor Christian Church L6. Church of Christ Center Street Church of Christ 1. North Street Church of Christ Church of Christ, Old Wire Rd. L Church of Christ, Combs & Willow Rd. Church of Christ Student Center 7. Christian Scientist First Church of Christ Scientist SB L 8. Episcopal St. Paul's Episcopal Church St. Martin's Episcopal S.C. 9. Latter Day Saints The Church of Jesus Christ of Latter Day Saints The Reorganized Church of Jesus Christ of Latter Day Saints 10. Jewish Temple Shalom 11. Lutheran Good Shepherd Lutheran Church St. John's Lutheran Church 12. Methodist Central United Methodist Sequoyah United Methodist St. James Untied Methodist Trinity United Methodist Wiggins Memorial United Methodist 13. Nazarene Church of the Nazarene 14. Non -Denominational Abundant Life Tabernacle Christian Life Center Fellowship Bible Church Fayetteville Christian Fellowship Family Workshop Center • Fayetteville Bible Church Hyland Community Church Salvation Army Church Trinity Evangelical Free N 15. Pentecostal First Pentecostal Church of God First United Pentecostal New Life Chapel Northeast United Pentecostal White Rock Pentecostal 16. Presbyterian Covenant Presbyterian Faith Evangelical Presbyterian Cumberland Presbyterian First United Presbyterian Mt. Comfort Presbyterian Church 17. Unitarian Unitarian University Fellowship 18. Unity Unity of Fayetteville LIBRARIES 1 Fayetteville Public Library - Member Ozarks Regional Library System - 233,000 Books in System - Collection within Library is approximately 82,000 books; 250 magazines - Auditorium available for civic meetings and exhibits. - Supported by a one -mil county tax, supplemented by local funds. Location: 217 East Dickson Street. as r 1• t r 0 HISTORIC PRESERVATION RELATIONSHIP TO COMMUNITY • HISTORIC RESOURCES RELATIONSHIP TO COMMUNITY No land use analysis of Fayetteville would be complete without due recognition and an illustrative representation of its rich and diversified historic resources. Numerous antebellum homesites, buildings and structures provide both architectural and cultural reminders of the historical framework that has contributed to the character of present day Fayetteville. Fayetteville has successfully integrated many of its historically significant structures into 'functionally viable uses for present day residential and commercial business activity. This has been accomplished through revitalization, restoration and renovation efforts and La community wide commitment to the preservation of Fayetteville's historical past. Downtown Fayetteville is a striking example of the community's commitment to the Lintegration of its historical past with the social and economic dynamics of its present. L Numerous homesites and structures have qualified for listing on the National Register beginning in 1970. In addition, two areas of the City have been designated as historic districts. Yet in the light of present day economics and subsequent development pressures, areas of historical significance/importance require more than recognition and I commitment: Fayetteville needs land use policies established to guide, control and protect the future of its historical past. The land use plan herewithin identified 2 Historical Districts and 12 historical sites, 9 of which are maintained on the National Register and 2 which are recognized by both the Fayetteville Historical District Council and the Washington County Historical Society for their historical contribution to Fayetteville's present demographic, architectural and economic profile. If the effort to maintain the significant historical resources inherent in the City's evolution is to persevere, appropriate measures need to be incorporated into the future land use plan to ensure the protection, preservation and enhancement of these resources from the omnipresent existence of development pressures. The following measures are recommended for incorporation into the new land use policy statements to strengthen adherence to historic preservation efforts of Fayetteville's resources. 1. Establish an Historic Preservation Review Committee to ensure that proposed renovation, restorations and revitalization efforts on properties identified as "significant historical resources" maintain the historical integrity of the structure and the cohesive architectural features that distinguish the resource as historically significant. 2. Set standards for compatible physical, structural, cosmetic or functional changes to ensure compatibility with past uses, surrounding historical uses and future uses. 3. Provide incentives to local businessmen and private residences to maintain and or L restore the historical significance and integrity of existing structures and encourage the adaptive reuse of those structures considered "historically significant. 4. The Historical Preservation Design Review Committee should be provided prior notification of any intent to alter or modify in any way, the use, function, design or structural integrity of any structure of historical significance. LqZ L 1 5. The Historic Preservation Design Review Committee should review all land development proposals that, by nature of their proximity to significant historical resource or; by their proposed design, architectural style, facade, color or purpose, may threaten the historical cohesiveness of an existing resource. I HISTORIC RESOURCES Structures 1 1. University of Arkansas, Fayetteville Campus. "Old Main," the University Hall building was built from 1872-74 and modeled after the main building of the University of Illinois. The building itself is a demonstration of architectural ingenuity and perseverance. At the time of # construction, there was no railroad within 150 miles of Fayetteville, thus, bricks were made on the campus; iron and glass were transported via the Arkansas River and hauled over mountains by teams of ox, and lumber and additional building stone came from resources within the surrounding area. Graduates of the University have their names imprinted in concrete along "Senior Walk" beginning from door of Old Main and extending across the campus. This tradition was begun in 1876 and continues today. Chi Omega Sorority was founded on the campus in 1895. In 1930, the National I. Chi Omega Foundation erected the Chi Omega Theater as a memorial to the sorority's founding. A bronze plaque on the foundation of the theater south pylon pays tribute to the University. "Old Main" was listed in the National Register in 1970. 2. Headquarters House Over 100 years ago, Jonas M. Tebbetts, a Fayetteville lawyer built what is often referred to as the "most beautiful antebellum house in Arkansas." The house served as the headquarters of the union commander during the Battle of Fayetteville on April 18, 1863. The house is located at 118 East Dickson Street. Across the street (corner of College Avenue and Dickson Street) is a bronze marker giving the date of the battle and names of the opposing commanders, q3 L I- 1. Confederate W.L. Cabell and Union Colonel M. Larue Harrison. The site presently houses the Washington County Historical Society. The Headquarters IHouse has been on the National Register since 1971. 3. Ridge House Constructed in 1854, the Ridge House, located on the corner of Center and Locust Streets is Fayetteville's oldest home site on record. The original log structure was built by John Ridge, a Cherokee leader instrumental in bringing the Cherokee to the southwest. Original logs are encased in the two-story clapboard structure. The Ridge House is presently maintained by the Washington County Historical Society and has been listed on National Register since 1972. 4. Walker -Stone House The Walker -Stone house are two brick structures constructed by Judge David Walker, Supreme Court Judge and Chairman of Arkansas Secession Convention. The first home was built on East Mountain and provides a commanding view of Fayetteville. The second home is located at 207 West Center Street and once housed the internationally acclaimed architect, Edward Durrell Stone. The later building has been restored for professional use by law firm of Kincaid, Home & Trumbo. The Walker -Stone House obtained National Register status in 1970. 1 5. Gregg House 1 This house was constructed in 1871 by Arkansas Supreme Court Justice Lafayette Gregg. Located at the intersection of Lafayette Gregg Streets, this 1. home still functions as a private residence. Justice Lafayette Gregg was responsible for preparation of the legislative bill that located the University of Arkansas in Fayetteville and supervision of "Old Main's" construction. In 1974 the Gregg house was approved for National Register status. 6. Walker Kneer Williams House 1. Located on the south slope of Mt. Sequoa. Listed on the National Register as of 1975. L. q� L 7. Washington County Courthouse Located on North College Avenue(State Highway •471) at the east and of Center Street, this building has been the subject of numerous restoration efforts. It has 1 recently been identified as a historic landmark. (Exact date of construction unknown). The County courthouse has been on the National Register since 1972. 8. Washington County Jail Located on North College (U.S. 71) at the east end of Mountain Street (Exact date of construction unknown). The County jail has been on the National Register since 1978_ 9. Old Post Office The Old Post Office is located in the center of Fayetteville Square. This building 1. is listed on the National Register and has been restored to serve as restaurant and private club. Nomination of the old Post Office for listing on the Register was Iapproved in 1974. Sites 10. National Cemetery The National Cemetery is the burial site of over 1,600 U.S. soldiers who fought in both World War I, World War H and Korea. The cemetery is maintained by the U.S. Government and is located at the south end of Government Avenue. I11. Arkansas College On College Avenue where the First Christian Church now stands was the site of the Arkansas College, the first chartered college to grant Bachelor degrees (1862- 1860). In 1928 when Fayetteville celebrated its centennial birthday, this site became an historical marker and is recognized by the placement of a bronze plaque on the front of the church. The plaque commemorates the old Arkansas College which was destroyed by fire during the Civil War. 95 r 12. Fayetteville Female Seminary The Female Seminary, built in 1839 was located on West Mountain Street, two blocks north of Fayetteville square. It was begun as a school for Indian girls from the Cherokee Nation and became widely renowned as being the best school for girls in the southwest. The seminary was destroyed by fire during the Civil War and is commemorated now by a bronze plaque on a stone pillar on West Mountain Street. This historical marker was sponsored by the Parent Teacher Association of Fayetteville in 1928 when Fayetteville was celebrating its centennial birthday. 13. Confederate Cemetery Located ar the east end of Rock Street, this cemetery is the burial grounds for Confederate Soldiers from Texas, Missouri, Louisiana and Arkansas. I 14. Prairie Grove Battlefield State Park Located twelve miles west on U. S. Highway 62 is Prairie Grove Battlefield State Park, the site of one of Arkansas' major Civil War Battlegrounds. The park today houses the Hindman Hall Museum, a monument of the battle and a collection of homes and buildings reminiscent of the 19th century hill country community. Districts There are presently 2 designated historic districts within the City of Fayetteville. The largest district, the Washington -Wilson District extends from Highway 71 on the south up the slopes of East Mountain on the north. The district includes all of Washington and Willow Avenues, Extending to the north on Willow and extending along the west side of Washington to include the 3 houses facing Willow. Most of this district lies within the Masonic Addition, the first addition to the original town. The Washington -Willow district consists of 105 primary structures sited along two north -south streets and five traversing east -west streets. The district encompasses approximately 37 acres. Nineteen of the buildings possess special Qb significance. Twenty-five do not contribute to -the primary character of the district. With the exception of a church, all the buildings are residential. Forty- six of the structures were built between 1890 and 1910. This district is believed to contain the highest concentration of significant structures worthy of preservation in Fayetteville. Architectural styles within the district range from Greek Revival to ranch style and include various Victorian themes, Classical Revival, bungalow, modem workers cottages and 20th Century period homes. The Washington -Willow District is renowned for its attractive and prestigious character. The area has never really confronted "hard times". Thus, buildings have been well maintained even during periods of growth and change. It is believed that the district's cohesiveness stems from visible boundaries, its residential character, well maintained homes, numerous large n..,re trees lining the streets, well -kept street furniture and a large concentration of buildings possessing architectural merit. Although the archaeological potential of this district has not been fully explored, there has been some productive excavation (salvage archeology) behind the Headquarters House revealing evidence of early Indian and white settlers. It is suspected that further archaeological remains exist and that the area is a significant archaeological resource. The second historic district designation is the Mt. Nord District, defined by Mount Nord Avenue (originally Lafayette Avenue) to the south. Mock Avenue to the west, Maple Avenue to the north and Forest Avenue to the east. The district consists of one distinctive block in Fayetteville situated on a hilltop to the north I of the City's historic downtown commercial square. Five residential structures of wood frame and masonry construction built between 1900 and 1925 comprise the Mount Nord Historic District. Each structure contributes to the integrity of the district by virtue of its architectural character, its natural and physical setting and its visual association. 97 This district was once the City's most prestigious new residential district and consequently attracted some of Fayetteville's most prominent and successful citizens. The landscape, atop one of Fayetteville's many roving hills, reinforces the area's strong physical definition, although a less eminent residential area than when constructed, the district is now a focal point for a larger residential area that emerged in the 1920's and 1930's. This residential eminence is what attributes to the successful retainment of the district's original integrity. I L L L ` as �j EXISTING LAND USE 11 LAND USE PATTERNS 1 The City of Fayetteville is located on the northern edge of the Boston Mountains along the southeastern rim of the Springfield Plateau. Elevations within Fayetteville range from �. between 1100 to 1250 feet above sea level along the hills and ridge lines. The topography is characterized by broad areas of deep and nearly level to gently sloping 1 soils. Soils are dissected by steep V-shaped draws. Fayetteville is divided between the White River watershed on the east and the Illinois River on the north and west. Water supply has historically been utilized from the White River watershed as the supply is the largest between the two watersheds. iL. Early settlers to the Fayetteville area utilized the varying topography and watershed basins to determine how the land would be developed. This had both a positive and negative effect on the evolution and pattern of land use development and cityscape. Typically, homes were built on the hillsides which provided ready access to water and shelter from inclement weather. Farming operations, however, prevailed on and adjacent to creeksides. Major thoroughfares paralleled stream valleys_ Streets that were necessary L to traverse major grades and slopes were and continue to be short and discontinuous. These topographical barriers have led to the lack of good through streets connecting the • east and west sides of the community. L L 99 , . W § 2 C) O k B§ § 2 g '� = S 4 W§§ 2 k. \ Slz ir LL 2 u 0 § gE m z o = co§§§ r ? \ k ( CL 0§ w§ o W ❑ � � < L . + I, .w� . � . ��. | ~ , � . . �.. � � A ` ( . . p�� • |� z r1• L EXISTING LAND USE* CITY OF FAYETTEVILLE 1988 % OF TOTAL ACREAGE ACREAGE RESIDENTIAL 6,266.49 23.1 One & Two Family 5,206.76 19.2 Multi -Family 923.39 3.4 Mobile Home 136.34 .5 COMMERCIAL 1,476.88 5.4 Retail/Wholesale 1,094.89 4.0 Services/Offices 381.99 1.4 INDUSTRIAL 2,308.55 8.5 TRANSPORTATION (Airport, Railroad) 427.45 ' 1.6 PUBLIC & SEMI-PUBLIC 1,720.54 6.3 UNIVERSITY OF ARKANSAS 514.32 1.9 OPEN SPACE/AGRICULTURAL 12,894.06 47.6 SUBTOTAL 25,608.29 94.4 OTHER (Water, Streets) 1,507.33 5.6 TOTAL 27,115.62 'Land use figures are based on calculations inside corporate city limits. 103 100 t FUTURE LAND USE GROWTH TRENDS • USE CHARACTERISTICS • ENVIRONMENTALLY SENSITIVE AREAS • TRANSPORTATION SYSTEM IMPROVEMENTS • NEW SEWAGE TREATMENT PLANT • NEW AIRPORT t it GROWTH TRENDS Fayetteville is entering a new era of growth. The change represents structural shifts in the economic base. Several factors point to the growth being sustainable. t Interstate Highway Access The, completion of Interstate 171 will provide improved access to regional markets. - Production and distribution facilities will be more closely linked economically and physically. Additional industries will seek ties to the community and the area's major • trucking industry will expand. Interstate 171 will both attract and direct growth. The new interstate highway will attract new employment opportunities and population, as well as open Fayetteville's retail and services market to the region. Interstate 171 will also direct the growth to the west side of the community and toward the area between Fayetteville and Sprindgale. Industrial Expansion Industrial growth will continue to be sparked by the availability of a trained work force, moderate wage scale, accessibility to market and attractive economic climate. The combined economies and diversity of opportunity in Fayetteville and Springdale will L - L-_____________ give added strength to the expansion. Fayetteville and Springdale will, at the same time, be competitors and partners in the attraction of new industries. The land area between the Itwo will be a major focal point. (� Population Expansion } Population will continue to grow at moderate levels, attracted by the increased employment opportunities, affordable housing and environmental quality. Characteristics of the population are likely to shift as the number of persons employed in industries increases relative to the student and employment base at the University. Trade and service employment opportunities will increase with industrial employment. University of Arkansas Impact While enrollment at the University has levelled, the institution continues to play a major role in the development of the community. In addition to providing a major and well paying employment base, the University's student body creates a strong commercial demand. The University effect both stabilizes and provides a major base for the local economy. Some change in trends are likely at the University as the more traditional role of instructing the resident student is shared by the increasing needs of the business community. Continuing education for area employees, business sponsored research and increased services to the general population are likely opportunities for the University in the near future. Regional Activity The growth is not restricted to Fayetteville but characteristic of the overall region. Springdale and other surrounding communities are experiencing growth in population 1.. and employment base. As the major market for the area, Fayetteville will be the primary benefactor of the region's growth. Specialized services and retail opportunities will become increasingly important. L FUTURE LAND USE ISSUES Construction of Interstate 171, more suitable land availability/topography and regional economic trends combine to suggest a westerly direction in Fayetteville's expansion. r 140 I L L. Conversely major developments on the west will require the pumping of raw sewage back to the east side. This is an expensive operation and poses some treatment and handling problems. EXISTING WATER -WASTEWATER DISECONOMIES OF WATER -WASTEWATER SERVICES FOR NEW HIGH GROWTH AREAS TO THE WEST One solution to the problem is to construct a wastewater treatment plant on the west side of the community. While such a plant may be economically feasible, the plant's effluent would have to empty into the Illinois River. The river is under the protection of the Oklahoma Scenic Rivers Act which precludes its use for disposal. 3. Downtown rcial t)isplacement Considerations. The opening of Interstate 171 will attract commercial development to the west around the interchanges. Such a strong attraction may displace some existing downtown commercial activities. The downtown commercial core is already distressed, although its decline has slowed and shows some signs of stabilization. There are two possible solutions to minimize the interstate's negative impact on downtown: • Limit the number and type of commercial uses around the interstate interchanges. • Open up downtown by improving access with the interstate and other parts of the city. An across -town connector linking Huntsville Road, 6th Street and the interstate at Hwy. 62 is ideal. U in7 MAJOR NEW COMMERCIAL INTERSTATE 171 i-00 MAJOR NEW COMMERCIAL ATTRACTION DOWNTOWN COMMERCIAL POTENTIAL RELOCATION OF DOWNTOWN - COMMERCIAL DUE TO ATTRACTION OF INTERSTATE 171 4. Eastern Belt Highway Considerations. Presently there are no good east -west connections across -town. Existing routes are either too broken or too restricted by development. New east -west connectors are difficult to achieve. INTERSTATE 171 NO EXISTING EAST -WEST �+� _ P?' EAST -WEST TRAFFIC ALTERNATIVE If there is to be any balancing of growth between the east and west sides, a new eastern belt, limited -access highway should be connected to the interstate at either end of the city. The use of Crossover Road as an alternative is not desirable because of its already built-up character and sight distance problems, plus it's not located far enough to the east to serve as a belt. t • Medical Center. Local physicians are proposing to develop a major medical center/office park north of Appleby Road and the east side of Gregg Avenue. The physicians have proposed the location of an out -patient care center at the new site. Single -Family Residential. It isproposed that the Planning Area north and south • g Y of Highway 16 and west of Interstate 171 be included for single-family housing. Demand will be primarily for middle -income housing of medium to medium -high density. Ideally these housing developments will be directed toward planned unit developments. PUD's will encourage clustering which will conserve land, make the delivery of public infrastructure cost effective and protect the environment and prime agricultural land. Single-family housing is also proposed for the southeast quadrant of the city along Huntsville Road. Housing is projected at medium density. The area to the northeast, between Highway 45 and Zion Road, is projected at Single-family residential of a low density. A continuation of the trend to higher income housing in this area is anticipated. • Multi -family Residential. The trend of multi -family housing along Highway 112 is projected to continue into the Planning Area. Coupling multi -family housing with single-family will offer alternative choices of type and price that workers in nearby industries will seek. Mobile Home Residential. There is no proliferation of mobile homes in the city now, and housing costs appear affordable for all segments of the population. Housing supply is generally good for all price ranges, types and location. No additional provisions are made for mobile homes. wa is Eastern Belt System. A limited access highway the eastern side • Y g Y proposed osed for P of the city. The highway would connect with the existing By -Pass to form a belt system around the city. The alignment is proposed east of Crossover Road/Highway 265. Even though the State has sufficient right-of-way to create an artery of Crossover, the road has L I/o f 10 major development along it already. The intersections with Highways 45 and 16 are already partially developed and have inadequate access control. Grades along ICrossover pose some sight distance problems for an artery. The eastern belt is proposed as an alternative to the development of several east - west connectors through the existing built-up area. While one major connector is proposed between Highway 16 and Highway 180 at Interstate 171, other connectors toward the north are impractical due to cost of right-of-way and infringement of development. i - As an alternative to east -west connectors, the eastern belt must maintain limited access to allow quick access to areas across town. The more easterly location of the belt system also provides a more appropriate boundary for growth in that direction. • Environmentally Restricted Areas. Due to unsuitable slopes, soils and 1. elevation, several areas to the east, southeast and southwest are proposed for • restriction from development. There are also areas in the southeast quadrant that are subject to flooding. Restricting these locations from development not only protects the more environmentally sensitive areas, it provides a natural scenic backdrop for the community. L L L HI i III • a • :: i I .1. CHARCTERIZATION OF NEIGHBORHOOD PLANNING AREAS r PLANNING AREA 1 This neighborhood has an estimated population of approximately 376 persons and a population density of 0.21 persons per acre. This area encompasses approximately 1,735 acres and is bound by North College St. on the west, the Fayetteville city limits to the north and east, and Joyce St. to the south. Land uses characteristic of this neighborhood include open space, recreation and sparse areas of multi family residential use. Lake Fayetteville is the dominant community recreation resource inherent to the neighborhood _ and is located at the northern most section of the neighborhood. Future land uses proposed for this area include multi -family residential, commercial uses bordering Lake Fayetteville, open space/recreation uses around the perimeter of the lake and single family residential uses south of the lake and adjacent to the east boundary of the planning area. (Total area = 1,735 acres) PLANNING AREA 2 Planning area 2 encompasses approximately 1,955 acres. Bound by State Highway 471 L to the east, Garland Ave. to the west, Drake St. to the south and the city limits to the north, this neighborhood has an estimated population of 2065, and an estimated density of 1.05. Land uses characteristic of the area are predominantly open space with some interspersed residential uses and strip commercial along Highway 471. There are presently no community facilities available within this particular neighborhood. Future L. IF land uses projected for the area include commercial uses along U.S. 71 and a mix • between single-family and multi -family residential uses. (Total area = 1,955 acres) PLANNING AREA 3 Planning area 3 encompasses approximately 872 acres. Area 3 is bound by Highway 471 to the west, Joyce Street to the north, Old Mission Road to the east and Township Road to the south and has an estimated population of approximately 2779. The estimated density in this area is 3.2. Existing land uses include approximately 60% of land area devoted to single family residential use, approximately 20% commercial uses along Highway 471 and another 20% devoted to the maintenance of open space. Some sparsely developed areas of multi -family residential can be found just south of Joyce Street. There are presently no community facilities located within this planning area. Future land uses • are not anticipated to change from uses currently in existence. (Total area = 872 acres) I PLANNING AREA 4 Planning area 4 encompasses approximately 1,359 acres and is bound by Zion Road and Joyce Street on the north, Drake Street to the south, the city limits to the east, and old i . Wire/Mississippi Rd. to the west. The estimated population and density of this area are 3,157 and 2.32 respectively. Existing land uses include single-family residential uses and open space. Approximately 50% of the land within Planning Area 4 is devoted to each use. Community facilities include the presence of 4 parks; Sweetbriar Park, Butterfield Neighborhood Park, Routh Park and Crossover Park; and one elementary school, Butterfield Elementary School. Future land uses proposed for this area do not reflect any changes in existing land use patterns. (Total area = 1,359 acres) 1.- PLANNING AREA 5 Planning Area 5 is bound by Township Road on the north, Old Wire Street on the east, State Highway 471 on the west, and East North Street and East Lafayette Street on the south. Planning Area 5 encomapsses approximately 1,747 acres. This area has an Lestimated population of approximately 3,923 and a density of 2.2. Existing land uses include a heavy concentration of single-family and high density residential uses. Some commercial uses are located along 471, and few areas of public uses are dispersed throughout the planning area. Community facilities include Root Elementary School and LRoot Neighborhood Park. (Total area = 1,747 acres) I. L. Us PLANNING AREA 6 This planning area encompasses approximately 1,643 areas and is bound by State Highway 45 on the west, Mission Boulevard on the north, the city limits to the east and Huntsville Road to the south. The estimated population for Planning Area 6 is 3,411 with an estimated density of approximately 2.0. Existing land uses are predominantly open space (approximately 70% of the total land area). Another 20 % of land is devoted to single-family residential uses. Few public land uses can be found along Highway 265. Community facilities include Happy Hollow Elementary School and Neighborhood Park. Future land uses proposed for the area include single-family residential, open space and some commercial uses at the intersection of State Highways 45 and 265. Future land uses proposed for this area reflect a shift from the existing predominance of open space to a heavy concentration of single-family residential uses. A small node of commercial uses is proposed for the intersection of Highways 45 and 265. (Total area = 1,6,43 acres) PLANNING AREA 7 Planning Area 7 encompasses approximately 1,735 acres and is bound by the following streets: State Highway 16 to the south, the city limits to the west, U.S. 71 to the east and State Highway 112 to the north. The estimated population of this neighborhood is li approximately 1,189 with a correlating density estimated at 0.68. Existing land uses are characterized by large areas of open space. A scattered mix of mobile homes, and commercial uses can be found just west of 471. A small pocket of industrial uses and some single-family residential uses can also be found within this planning area. There are no park and recreational facilities or educational institutions located within this neighborhood. Future land uses recommended for Planning Area 7 propose a shift from its predominantly open space state to a blend between single -and multi -family residential uses, industrial park uses along the northern periphery of the planning area, commercial uses concentrated about U.S. 71 and a greenbelt buffer along the U.S. 71 route. (Total area = 1,735 acres) PLANNING AREA 8 Planning Area 8 encompasses approximately 916 acres and is bound by State Highway 16 to the south, N. Garland Street to the east, U.S. 71 to the west and Deane Street to the north. The estimated population of this neighborhood is approximately 1,939 with an estimated density of approximately 2.11. Land uses in this planning area are predominantly single-family residential with scattered pockets of open space and public land. Community facilities include Asbell Regional Park and Asbell Elementary School. II4 fl Future land uses proposed for this area are not anticipated to alter from existing land use • patterns. (Total area = 916 acres) 1 • PLANNING AREA 9 Planning area 9 is bound by Drake Street on the north, N. Garland Street on the west, Maple Street on the south, State Highway 471 on the east and encompasses approximately 1,157 acres. The estimated population for this area is approximately 7,692 with an estimated density of 6.64, one of the more densely populated neighborhoods of the city. Existing land uses are characterized by a wide variety of mixed uses; including 1 single-family, high density and multi -family residential uses, open space, commercial uses adjacent to both the railroad and to 471 and smaller pockets of retail commercial uses adjacent to the university. This planning area is particularly rich in community facilities. There are 3 community parks; Agri Park, Gregory Park and Wilson Park, as well as Woodland Jr. High School, and Leverett Elementary School . Also within this planning area several historical resources, including the Gregg House and the Mt. Nord Historic District. As this planning area is predominantly built -out, no recommendations for future land use development have been made. (Total area = 1,157 acres) PLANNING AREA 10 Planning Area 10 is bound by State Highway 16 to the north, State Highway 471 on the west, Mitchell Street on the south, portions of Razorback Street on the east and encompasses approximately 1,040 acres. This area has an approximate population of 2,146 and a density of 2.06. Existing land uses include a fairly even mix between single - 1. residential and open space uses. Approximately 50% of the land area on the east side of the planning area is single-family residential, while approximately 50% of the 'western most land area is dominated by open space uses. Community facilities within this area include Rainy Jr. High School, West Campus High School and 2 parks: Ramay L Community Park, and Hotz Neighborhood Park. No future land uses are proposed for this planning area. (Total area = 1,040 acres) PLANNING AREA 11 This planning area encompasses 432 acres and is bound by Dickson Street on the north, L. State Highway 62 on the south, and Duncan Avenue on the west. Area 11 has an estimated population of 3,880 and a density of approximately 8.98. Existing land uses are characterized by a fairly even blend of downtown -oriented land uses. Such uses include single-family, high density and multi -family residential uses, retail and office f 1 commercial uses and public uses (including government agencies, recreational parks and historic resources). Community facilities include The Adult Center, and Finger Park. Historic resources in the planning area include the Fayetteville Female Seminary, the Ridge House, Walker -Stone House, Walker-Kneer Williams House, Washington County Jail, and the Old Post Office. (Total area = 432 acres) PLANNING AREA 12 Planning Area 12 encompasses approximately 1,771 acres and is bound by the city limits on the west and south, Old Farmington Road on the north and Cato Springs Road on the east. The estimated population of this planning area is approximately 579 with a correlation density of 0.32. Existing land uses are characterized by predominantly open - space uses. Some single-family residential uses can be found abutting the westerly city' limits as well as along U.S. 71. Strip commercial uses are generally located adjacent to Highway 62. Open space dominates the core uses within the planning area as well as along the southern periphery of the city limit boundary lines. Community facilities include the presence of Finger Community Park. Future land uses recommended for the planning area include an expansion of commercial uses adjacent to U.S. 62 and additional single-family residential uses along the western region of the planning area. • (Total area = 1,771 acres) PLANNING AREA 13 Planning Area 13 encompasses 1,845 acres and is bound by the following city streets: Old Farmington Rd. on the south, the city limits on the west and north,and U.S. 71 on the 1.. east. The estimated population for this neighborhood is 2477, and its density is approximately 1.3. Land uses in this area are predominantly rural in nature. Approximately 95% of the land area within Planning Area 13 is currently open space. Few single-family residential developments are located off of Highway 16. Adjacent to these uses and concentrated around Highways 16 and 62 are areas of strip commercial uses. There are presently no community facilities located within the boundaries of this planning area. Future uses recommended for this area include: single-family residential, a large tract of commercial uses adjacent to the interstate, some mobile home residential uses, and an open -space buffer along the Interstate 71 corridor. (Total area = 1,845 acres) PLANNING AREA 14 Planning Area 14 encompasses approximately 329 acres, and is the smallest of all 21 I planning areas. This area is bound by Razorback Street on the west, University of Arkansas on the east, W. Maple Street on the north and U.S. 71 on the south. Estimated : population and density in this planning area is 4,621 and 14.0, respectively, making this area the smallest, yet most densely populated neighborhood of all 21 planning areas. Existing land uses are dominated by the presence of the University of Arkansas, Fayetteville campus. Such uses include educational classrooms, lecture halls, libraries, on -campus dorms, eateries, open space, administration, and other university related land 1. uses. Community facilities include East Campus High School and The Youth Center. Old Main, one of the City's oldest and most noted historical landmarks is located within this planning are.a Future land uses include the maintenance of university affiliated land uses. • (Total area = 329 acres) PLANNING AREA 15 Planning Area 15 is bound by U.S. 62 on the north, the city limits on the south, State Highway 471 on the east, Cato Springs Road on the west, and encompasses approximately 1,634 acres. The estimated population within this planning area is 3,039 with an estimated density of 1.85. Existing land uses include a large percentage of open space uses, alternated by single-family residential uses, strip commercial uses (along U.S. 71) and some areas devoted to mobile home use. Greathouse Park is located within this planning area as is an historical landmark, the National Cemetery. Projections for future land use have not been made for this planning area. (Total area = 1,634 acres) PLANNING AREA 16 t. Planning Area 16 encompasses approximately 1,182 acres and is generally bound by State Highway 471 on the west, the BN Railroad on the north, City Lake Road on the east and Willoughby Road on the south. The estimated population for this planning area is 841, with an estimated density of 0.71. Land uses characteristic of this area are predominantly open space and public use. Other land uses within this planning area, but certainly not predominant, include single-family residential, multi -family residential and strip commercial uses concentrated around U.S. 71. There are presently no community facilities located within this planning area. Future land uses recommended for this planning area include the maintenance of the area as a mixed -use community; open space, public, residential and strip commercial uses. (Total area = 1,182 acres) PLANNING AREA 17 Planning Area 17 generally encompasses approximately 841 acres and is bound by f Center Street on the north, State Highway 16 on the south, South School Avenue on the west and Huntsville Road on the east. The population of Planning Area 17 is estimated to be 1,870 and the density estimated to be approximately 2.2. Land uses in this planning area are characterized by a wide variety of diversified uses including: single-family, high -density and some multi -family uses, open space and a limited amount of industrial uses. This planning area cannot be classified by any one outstanding land use, but rather is characterized best when described as a "mixed" community. Existing community facilities include Walker Regional Park, Jefferson Park and Jefferson Elementary School. (Total area = 841 acres) PLANNING AREA 18 Planning Area 18 encompasses approximately 898 acres and is generally bound by East North Street on the north, State Highway 45 on the east, Huntsville Road on the south and State Highway 471 on the West. there are approximately 2086 persons within this planning area with a corresponding density of approximately 2.32. Land uses within this planning area are predominantly residential, with a fairly even mix between single- family residential uses and high density residential uses. A limited amount of commercial (strip) are located along highway 471. A scattered mix of public uses can also be found within this planning area. Although there are no community facilities located within this planning area, this neighborhood is rich in historical resources. Among these resources are the Washington -Willow Historic District, the site of Arkansas College, Headquarters House and the Confederate Cemetery. (Total area = 898 acres) C PLANNING AREA 19 Planning Area 19 encompasses approximately 870 acres and is generally bound by State Highway 471 on the west, the city limits on the east and south, Willoughby Road on the north. The estimated population of this area is 105 and the estimated density approximately 0.12. Existing land uses are characterized by the domination of transportation related uses, primarily the Fayetteville Airport and Drake Field. The remaining 10% (approximate) of land is devoted to open space use. The Fayetteville airport is located within this planning area. There are no community facilities presently located within this area. (Total area = 870 acres) PLANNING AREA 20 Planning Area 20 is bound entirely by the city limits and encompasses approximately 1,792 acres. There is no permanent residential population in this planning area. As one of Fayetteville's largest recreational resources, Lake Sequoyah Recreational Area dominates approximately 90 percent of the total land area within this designated area. Retail commercial and a few single-family residential developments are located adjacent to Highway 16, leading to the Lake Sequoyah Recreational area. Future land uses recommended for this area include the continuance of the resource as an open space facility. Additional single-family residential development has been recommended north and south along Highway 16. (Total area = 1,792 acres) PLANNING AREA 21 Planning Area 21 is bound by the city limits and the west fork of the White River to the east, City Lake Drive to the west, Huntsville Road/E. 15th Street to the north and the city limits again to the south. This planning area encompasses approximately 1,785 acres. The estimated population for this neighborhood is 320 with a density of just 0.18. Existing land uses are predominantly industrial in nature as this planning area serves as the location for the Fayetteville Industrial Park. There is a small pocket of single-family residential uses located along Highway 16 as well as some open space areas located 1. adjacent to he easterly city limits. Future land uses proposed for this area include the expansion of existing single-family residential development south of Highway 16 and an open -space corridor adjacent to the White River Creek as a means of buffering proposed residential uses from existing industrial uses. (Total area = 1,785 acres) I. - L -. 1 01 as cd r 01 1. I I. -. 1 Z2 MICROFILMED Review Copy May 30, 1989 DtAFI aa GENERAL PLAN a r• prepared by Alfred N. Raby, AICP / RM Plan Group in association with James Duncan & Associates Kelly & Potter;.P. C.