HomeMy WebLinkAbout147-95 RESOLUTION•
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RESOLUTION NO. 147-95
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A RESOLUTION APPROVING THE GENERAL PLAN 2020 AS
THE DOCUMENT TO ESTABLISH GENERAL POLICIES FOR
GUIDING GROWTH AND DEVELOPMENT OF
FAYETTEVILLE; AND PROVIDING FOR AMENDMENT AND
MAJOR REVISION OF THE GENERAL PLAN.
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
FAYETTEVILLE, ARKANSAS:
Section 1. That the Council hereby approves the General Plan 2020 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.
Section Z. The General Plan 2020 may be amended at any time by a majority vote
of the City Council. Further, it is hereby determined that the next malar revision of the General
Plan shall he scheduled for the year 2000.
PASSED AND APPROVED this 19th day of December 1995.
ATTEST'
By:
raci Paul, City Clerk
APPROVED:
By:
red Hanna. Mayor
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FAYETTEVIILLE
GENERAL PLAN
December1995
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1 CITY OF FAYETTEVILLE
1 GENERAL PLAN 2020
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Adopted by the City Council
December 19, 1995
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Prepared by
City of Fayetteville Planning Department
' Parts of Chapters 2, 3, 4, 5, 7 and 8 incorporated from General Plan 2010, prepared
by RM Plan Group, 2505 Millsboro Road, Suite 202, Nashville, TN 37212
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RESOLUTION NO. 147-95
A RESOLUTION APPROVING THE GENERAL PLAN 2020 AS
THE DOCUMENT TO ESTABLISH GENERAL POLICIES FOR
GUIDING GROWTH AND DEVELOPMENT OF
FAYETTEVILLE: AND PROVIDING FOR AMENDMENT AND
MAJOR REVISION OF THE GENERAL PLAN.
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
FAYETTEVILLE, ARKANSAS:
Section 1. That the Council hereby approves the General Plan 2020 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.
Secbon 2. The General Plan 2020 may be amended at any time by a majonty vote
of the City Council. Further, it is hereby determined that the next major revision of the General
Plan shall be scheduled for the year 2000.
PASSED AND APPROVED this 19th day of December 1995.
ATTEST)
By:/24. i UAL
raci Paul, City Clerk
APPROVED:
By:
red Hanna, Mayor
CITY OF FAYETTEVILLE
Mayor
City Council
Planning Commission
Fred
B. Hanna
Ward 1 Position 1
Position 2
Ward 2 Position 1
Position 2
Ward 3 Position 1
Position 2
W d4
Public Works Director
Assistant Public Works Director
City Planner
City Attorney
Position 1
Position 2
Stephen Miller
Kit Williams
Cyrus Young
Woody Bassett
Steve Parker
Jimmy Hill
Len Schaper
Heather A. Daniel
Phyllis Hall Johnson, Chairman
Gary Head
Jerry Allred
Charles Nickle
Jana Lynn Britton
Robert Reynolds
John Forney
Conrad Odom
John Harbison
Kevin Crosson
Charles Venable
Alett Little
Jerry Rose
TABLE OF CONTENTS
1 Setting and Orgamzatron of the General Plan
1.1 History of Plan Making
1.2 The Planning IProcess - Need for Revision
and Update of the 2010 General Plan
1.3 Principles of the General Plan
1.4 Nature and Soope of the General Plan 2020
2 Community Context
2.1 Location
2.2 Fayetteville trowth Transitions
2.3 Regional Growth Transitions
2.4 Planning Area
2.5 Population Characteristics
3 Growth Projections
3.1 Existing Population
3.2 Population Trends
3.3 Population Projections
3.4 Population Density Projections
3.5 Existing Housing
3.6 Future Hous ng Needs
3.7 Construction Activity - Population
& Housing Mix
3.8 Housing Conditions
3.9 Employment Trends
3.10 Employment Projections
3.11 Income
4 Land Use
4.1 Historical Development Patterns
4.2 Existing Ladd Use
4.3 Analysis of Undeveloped and
Underdeveloped Areas
4.4 Projected Land Area Needs to
Accommoditte Estimated Growth
4.5 Future Land Use Map - Area Breakdown
5 Community Services and Facilities
5.1 Background
5.2 Organization of this Section
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5.3 General Plan 2020 Services and Facilities
Mapping Issues 52
5.4 Fire Department 53
5.5 Parks and Recreation Department 54
5.6 Police Department 55
5.7 School District 56
5.8 Solid Waste 57
5.9 Street Division 58
5.10 Traffic Division 58
5.11 Wastewater Treatment Division 59
5.12 Water Suppliers 60
5.13 Water and Sewer Systems 61
5.14 Storm Water Management 63
6 Guiding Policies and Implementation Strategies
6.1 Background 64
6.2 General Land Use Classifications 64
6.3 Residential Areas 65
64 Regional ,Commercial Areas 68
6.5 Community Commercial 69
6.6 Historic Downtown Commercial 70
6 7 Neighborhood Commercial Areas 72
6 8 Professional Office Areas 73
6.9 Mixed Use Areas 74
610 Industrial Areas 75
6.11 Environmental Resources 76
6.12 Recreation and Open Space 78
6.13 National Registered Historic Districts 81
614 Community Character 82
7 Planning Constraints and Resources
7 1 Geological History 84
7.2 Soils 84
7.3 Slope 93
7.4 Watershed System 94
7.5 Surface Drainage 94
7 6 Flooding 95
7 7 Groundwater 97
7 8 Water Quality 97
7.9 Historical Resources 97
7.10 Affordable Housing 103
8 Circulation
8.1 Guiding Policies 104
8.2 Master Street Plan 106
8.3 Street Classification 110
8.4 Access Into Fayetteville 113
8.5 Traffic Circulation Within Fayetteville 114
8.6 Access To the University 115
8.7 System Capacity 116
8.8 Public Transportation 117
8.9 Aviation 117
8.10 Rail 118
8.11 Motor Freight 118
8.12 Trails 118
8.13 Land Use As A Transportation Strategy 119
8.14 General Conclusions 120
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LIST OF TABLES
2.1 Gender, City of Fayetteville, 1990 13
2.2 Ethnic Origin, City of Fayetteville 1990 14
23 Population Age Profile 15
2.4 Children Born Per 1,000 Women 15
2.5 Family & Non -Family Households 16
2.6 Length of Occupancy 17
2.7 Class of Worker 17
2 8 Educational Attainment 18
3.1 Historic Population 19
3.2 Comparison of Population Trends 20
3.3 Comparison of Average Annual Growth 20
3.4 Population Trends 21
3 5 Future Population 22
3.6 Housing Conditions 24
3.7 1985 to i 994 Building Permit Activity 26
3.8 Housing - Year Constructed 27
3 9 Number of Bedrooms in Unit 28
3.10 Family & Non -Family l iouseholds 29
3.11 Housing Occupancy & Tenure 29
3 12 Value of Owner -Occupied Housing Units 30
3.13 Gross Rent 31
3.14 New Residential Building Permits 33
3.15 Total Value of Res dentia) Pemtits 34
3.16 Total Value of Non -Residential Building
Permits
3.17 Housing Units in Structures
3.18 Occupation
3.19 Employment Statistics
3.20 Employment by Intlustry, MSA
3.21 Employment Security Commission Statistics
3.22 Census Share Emp oyment
3.23 Employment Projections
3.24 Income
4.1 Developed Area (Within City Limits)
4.2 Future Land Use Map Area Calculations
(Acres)
4.3 Employment Densities
4.4 Industrial and Commercial Land Requirements
to Accommodate Growth by 2020
4.5 South Industnal Park
4.6 Residential Land and Housing Needs
4.7 Projected Residential Housing Mix
4.8 Future Land Use Map Area Calculations
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LIST OF FIGURES
2.1 Planning Area 12
3.1 Population Projection 22
3 2 Density Projections 23
3 3 1990 Census Housing Mix 25
3.4 1985 to 1994 Ten Year Housing Mix 26
4.1 Undeveloped and Underdeveloped Areas 44
7.1 Geological Fault Location 85
7.2 Soils Location 87
7.3 Soil Based Engineering Restnctions 88
7.4 Slope Analysis 96
CHAPTER 1 SETTING AND ORGANIZATION OF
THE GENERAL PLAN
The Fayetteville General Plan 2020 establishes long range policies and implementation strategies
to manage and guide future growth and development for the penod 1995 through 2020. The
General Plan establishes a set of policies and strategies to be used by the City Council, Planning
Commission, residents, land developers, and businesspeople when changes in land use are
proposed, when new developments are being planned, or when changes to existing development
regulations are being considered
1.1 HISTORY OF PLAN MAKING BY THE CITY OF FAYETTEVILLE
PLANNING COMMISSION
The following is a chronology of' long range planning efforts by the City of Fayetteville Planning
Commission to update the 1970 General Land Use Plan and the 2010 Plan:
October, 1969 1970-1990 General Land Use Plan Adopted.
June 1&15, 1987 Special Planning Commission meetings to work on revising and updating
the 1970 General Plan The Planning Commission reviewed the residential
goals of the 1970 General Plan
November 9, 1987 Hart -Freeland -Roberts, a planning consultant firm, was hired by the City to
revise and update the General Plan Mr. Al Raby was the lead consultant in
the firm handling the Fayetteville General Plan.
August 9, 1988 A Planning Commission Policies and Issues Workshop was held & a report
from Mr. Al Raby was given
March 8, 1989 A special Planning Commission meeting was held to discuss the General
Plan. Mr. Al Raby and Mr. Eric Kelly, consultants, made a presentation to
the Commission.
April 8, 1991
May 1, 1991
Planning staff advised the Planning Commission on "The Fayetteville Plan".
A steering committee was set up and an advertising and media campaign
was developed.
Planning staff held a "Goal Summit" at Mt Sequoyah Staff informed the
Commission that eight neighborhood meetings would be held to gain input
into "The Fayetteville Vision" document and that a survey was being
mailed to residents of the City.
May 13, 1991 Planning staff updated the Commission on "The Fayetteville Vision "
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May 28, 1991
June 10, 1991
June 24, 1991
July 9, 1991
September 9, 1991
October 14, 1991
December 3, 1991
February 10, 1992
April 13, 1992
Planning staff informed the Commission the neighborhood meetings and
survey were completed and approximately 650 to 750 people participated
in the process.
A Commissioner reported to the Planning Commission that the Steering
Committee was wdrking on formulating goals discussed at the
neighborhood meetings.
Planning staff presented to the Commission the Fayetteville Vision Final
Goals materials.
A special meeting of the Fayetteville Board of Directors and Planning
Commission was held and planning staff presented the Vision Project and
explained that it was utilized as a means to incorporate public input into the
General Planning process.
Planning staff informed the Commission that an in-house report was being
prepared which would include the cost of each item recommended in the
Vision Plan, whether it would replace existing programs, if additional staff
would be necessar4, and City Department Heads' recommendations.
A Commissioner r0ported to the Commission that the City Manger
informed him that all of the preliminary work on the Vision Project had
been completed and a rough draft was being reviewed
Special meeting of the Fayetteville Planning Commission was held on the
Vision Report. City staff provided an estimate of $19,000,000 was
required to implement the Plan. The Commission directed the staff to send
the Vision Project back to the Steering Committee for their comments and
recommendations.
Planning staff reported to the Commission that comments from the last
meeting were being compiled and administration was working on an overall
goal.
The Planning Commission passed a resolution directing planning staff to
work on the land use plan. Staff also updated the Commission on the
Vision Project by oolong at associated costs and necessary items to bring
that portion of the plan to a close.
June 8, 1992 The Commission tabled any action on the Vision Project because staff was
not in attendance at the meeting.
August 24, 1992
The Commission discussed the Vision Project and the majonty of the
Commissioners stated the Vision process was not intended to develop
projects. The Planning Commission forwarded the report to the Board of
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August 19, 1993
October 11, 1993
October 25, 1993
November, 1993 -
January, 1995
November 16, 1993
January, 1993
February 7, 1995
March, 1995
April, 1995
June 15, 1995
June 29, 1995
July 20, 1995
July 31, 1995
August 1, 1995
Directors "as an informational item only", to be considered and adopted at
their discretion and when funds were available.
Planning staff presented the first draft of the land use plan to the Planning
Commission.
Planning Commission rejected the Land Use Plan as presented
The Commission forwarded the plan to the City Council with the removal
of the transportation element.
Numerous work sessions and public meetings (25 total) were held
concerning the Master Street Plan (Transportation Element)
The City Council passed Resolution No. 120-93 adopting General Plan
2010.
Work began on developing ordinances as part of the Unified Development
Code Nine amendments were made to the Subdivision and Zoning
Ordinances as part of the Unified Development Code process.
The City Council passed Resolution No. 13-95 directing the Planning
Commission and planning staff to present a revised comprehensive land use
plan by August 1, 1995 Work stopped on the unified development code
Planning Commission recommended the Master Street Plan to the City
Council.
The City Council passed the Master Street Plan.
Planning staff held a listening session on Chapter 6- Guiding Policies and
Implementation Strategies.
Planning staff held a public hearing on Chapter 5 - Community Services
and Facilities which provided detailed information on infrastructure plans,
needs and projects.
Planning staff held a public hearing on Chapter 4 - Future Land Use Map
and Land Use Element.
The Planning Commission held a public hearing on the Draft
Comprehensive Land Use Plan and decided that no action should be taken
until the notification through the water bills was completed.
The City Council agreed to wait until the Planning Commission acted on
the proposed comprehensive land use plan.
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October 5, 1995
October 9, 1995
November 13, 1995
December 5, 1995
December 19, 1995
The Planning Commission held a special work session on the proposed land
use plan. Several changes to the plan were discussed at this meeting.
The Planning Commission voted on the proposed changes that were
discussed at the Oct 5, 1995 meeting and directed staff to revise the plan
with the approved changes.
The Planning Comn
Council.
.ssion adopted the plan and forwarded it to the City
Staff presented the land use plan to the City Council. Public comment was
taken on the proposed plan.
The City Council passed Resolution No. 147-95 adopting General Plan
2020.
1.2 THE PLANNING PROCESS
NEED FOR REVISION AND UPDATE OF
THE 2010 GENERAL PLAN
The City of Fayetteville adopted the 2010 Plan in November of 1993. On February 7, 1995, the
City Council passed Resolution 13-95 directing the Planning Commission and planning staff to
propose a comprehensive land use plan to the City Council by August 1, 1995. The resolution
stated that a "new" comprehensive land use plan was needed based on the following four
premises:
The City of Fayetteville is experiencing unprecedented growth, and,
2. Pressures for growth of Fayetteville have resulted in the rezoning of agricultural
land for development without regard to the relationship among such areas and the
impact on required infrastructure; and,
3. Land zoned for residential growth, commercial, and mdustnal development,
sufficient to satisfy the development needs of the City for 1995, already exist; and,
4. The adoption of a comprehensive land use plan, as specified in A.C.A. § 14-56-
401 et seq and in accordance with the principles of the 2010 General Plan, is
needed for the orderly development of the City in the future. "
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1.3 PRINCIPLES OF THE GENERAL PLAN
The policies and strategies found within this document were based upon six principles of General
Plan 2010, Chapter 3 "Vision". These six broad policy statements were used as a guide to meet
Resolution No. 13-95 which required that this plan be based upon the principals of General Plan
2010 and are summarized below:
• Creating a sense of place and connectivity within neighborhoods and community
• Containing and strengthening the emergence of multiple activity centers.
• Enhancing and revitalizing older urban areas •
• Relating the natural and built environments through community design.
• Increasing transportation efficiency.
• Increasing affordable housing.
1.4 NATURE AND SCOPE OF THE GENERAL PLAN
The powers and duties of the Planning Commission under A.0 A § 14 56-412 include but are not
limited to the preparation of a master street plan, land use plan, and community facilities plan. A
copy of this legislation is included in Appendix A. Furthermore, A.C.A. § 14-56-413 states that a
land use plan may include, but is not limited to
• The reservation of open spaces,
• The preservation of natural and historical features, sites, and monuments;
• The existing uses to be retained without change;
• The existing uses proposed for change; and
• The areas proposed for new development.
• The plan may include areas proposed for redevelopment, rehabilitation, renewal and
similar programs
Resolution No. 13-95 passed by the Council set out in specific terms the scope of what was to be
considered in the new comprehensive land use plan A copy of this Resolution is included in
Appendix B
• A description of the proposed year 2020 boundaries and service provision areas of the
City.
• The projected growth in population, industry, and commerce to be accommodated within
these boundaries by the year 2020.
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The land area required to accommodate this growth, based on the density considerations
outlined in the 2010 plan.
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• An inventory of all undeveloped and underdeveloped land within the area
• A plan for the accommodation of necessary growth in these undeveloped and
underdeveloped areas, including the reservation of open space for parks, recreation, and
the preservation of the character df the city, at all times maximizing the utilization of
existing infrastructure for the pu4ose of efficiency and economy of development, and
minimizing development where new infrastructure would be required, or where existing
infrastructure would be over taxed. The plan shall specify development densities
appropriate to different areas of the city, in accordance with sound pnncipals of urban
design, and shall provide for transportation alternatives to automobiles, including
pedestrians and bicycle facilities.
General Plan 2020 contains policy statements and implementation measures for each proposed
land use category designated on the future land use map. Many of the implementation strategies
have explanations and examples, shown below in bold italic text, of how each strategy is currently
being implemented or could be implemented in order to accomplish the stated policies of the land
use plan. This document also contains miiny parts of General Plan 2010 which were identified by
the author of the 2010 Plan, Mr. Alfred N. Raby.
General Plan 2020 contains information on future land needs based on estimated population and
employment growth and provides summarized information on infrastructure conditions and needs.
The needs analysis and more detailed information on infrastructure is supplied in Appendix C.
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CHAPTER 2 COMMUNITY CONTEXT
Bv: ALFRED N. RABY, AICP, General Plan 2010
2.1 LOCATION
SITE. Fayetteville is an attractive and prospering city of 42,000 people. Located in Northwest
Arkansas, the city is the economic, political and cultural center of a diverse and growing region.
The region contains 284,000 people representing over 12 percent of the state's population
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 Fayetteville and U.S Highway 71, the traditional gateway.
The nearby White River provided water for settlers, a source which guided much of the city's
growth along the western side of the White River drainage basin prior to 1970. The location of
the John Paul Hammerschmidt Expressway to the west and north of the city extended more recent
growth into the Illinois River drainage basin. The completion of Interstate 71 and Highway 412
will provide even greater attraction of growth to the west.
The city presently occupies some 42.4 square miles. This is a 21 percent increase in land area
from the city's 35 square miles in 1968, and a 150 percent increase from the 17 square miles of
incorporated area before 1960.
Fayetteville is home to the main campus of the University of Arkansas and its 14,000 students.
The University contributes significantly to the economic and cultural growth of the area.
As the largest city in Northwestern Arkansas, Fayetteville serves as the gateway to the Ozark
Mountains. The growing tourist industry is one of the factors associated with the region's rapid
economic development
2.2 FAYETTEVILLE GROWTH TRANSITIONS
GROWTH PHASES. Since its establishment in the early 1800's, Fayetteville has experienced
four somewhat distinguishable transitions in growth and development, each centering on major
economic change. A fifth transition is emerging as a result of the more diverse economic
expansion of the region.
EARLY SETTLERS. The original community of Washington, as Fayetteville was first called,
was established 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.
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Mr. George McGarrah was among Fayettemlle'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.
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 dunng 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 onginal 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 hones began in this addition and was 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 rn 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 fiuit-processing industries. It was during this period of
prosperous growth that two of Fayettevillei s current Historic Districts, Mt. Nord and
Washington -Willow, became the area of more prestigious residences.
These districts attracted bankers, lawyers, lumber merchants, furniture manufacturers, university
professors, railroad men and wholesale groicers. These homes were large and many maintained
servants. At the turn of the century, many households rented rooms to both tounsts and university
students.
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 tlurd transition in growth and
development followed the second World War. Approximately 60 percent of Fayetteville's
residential stock was built following the dpression years, with the most of it commg after World
War 11 when budding materials 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 rn commercial uses. New buJ;iness enterprises were forced to locate along existing
traffic artenes due to the lack of available space in the central business distnct. Some chose to
locate on vacant lots between residential areas. Although these businesses were able to purchase
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land at more reasonable rates and to occupy 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. Wholesalers, bakenes,
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 m a similar need for
larger sites and highway frontage versus railroad siding. Thus industries began scattering
throughout the southwest quarter of the city.
UNIVERSITY EXPANSION. The fourth major transition in growth and expansion of
Fayetteville occurred between 1960 and 1970 and paralleled the expansion experienced by the
University of Arkansas. From 1960 to 1965, the University doubled in enrollment, creating an
unanticipated demand for dormitones, apartments and small houses near the campus. The initial
market reaction to this demand resulted m numerous conversions of older homes and garages near
campus into boarding houses and apartments
When the large-scale multi -family housing boom occurred, much of it located within existing
residential areas that were near the University. The growth that accompanied the Lmversity's
expansion created an even greater demand for commercial services. New commercial
estabhshments, in response to the increased demand, began locating outside the traditional center
Due to the sloping topography on either side, new establishments located in narrow bands along
existing major streets, creating the first stnp commercial.
NEW ERA. Since 1970, Fayetteville has been growing at a fairly steady rate of 1.6 to 1.9
percent per year. Residential, commercial and industrial uses have all experienced significant
increases. Subdivision and large-scale development activity indicate that the area is entenng 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 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. The most
notable of these is the Arts Center which has given new emphasis to the link between the
University and downtown and between the region and downtown in general.
Recently, Fayetteville has experienced a more active role on both the public and private level in
revitalizing and preserving the character of its past. This effort brings the current development
phase full circle as planning for the future builds upon the community's rich heritage. Both new
and old play a vital role in the community's success.
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