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 "
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
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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.
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
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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
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
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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.
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
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2.3 REGIONAL GROWTH
FAYETTEVILLE-SPRINGDALE TRA
within Washington County and Northwest
incorporations providing the basic needs o
40 percent of the County's population and
has served as the governmental, economic
This traditional relationship of urban cen
transition that became somewhat noticea
was first marked by the emergence of Sc
jobs added between 1970 and 1980, con
Population during the same period show
5,994, rose from 18 to 23 percent of the
dropped it from 36 to 35 percent of the I
What the figures suggest is the emergence
Springdale. This metamorphosis is even m
percent or greater annual growth in emplo
Fayetteville is now estimated to have a poj
Springdale has a current population estinu
recognized this conurban status when it id
Metr )politan Statistical Area (MSA).
What this newly gained conurban status m
partners in attracting significant economic
of a major economic center due to their jo
now catalysts for one another's developm'
force and other production resources of F
combined resources are attracting nationa
major growth of Tyson, Campbell Foods
trucking center in the area.
1. Historically the smaller communities
have served as semi -autonomous
their mostly residential occupants. Fayetteville, with
obs, plus the location of the University of Arkansas,
nd cultural center of the area.
and surrounding smaller communities began a
by 1970 and has now become dramatically evident. It
gdale as a major employment center with 3,700 new
red to 4,600 for the much larger Fayetteville.
a similar pattern: Springdale, with an increase of
runty total, while Fayetteville's increase of 5,430
a twin -cities economy between Fayetteville and
evident in 1990 when one looks at the healthy 1.8
ent and population for each city during this decade.
ation of 42,099 when all students are on campus.
of 29,941. The U.S. Bureau of the Census
ified the two cities as the Fayetteville -Springdale
ans is that the two cities are now both competitors and
;rowth to the area. Having achieved the threshold level
it size and resources, Fayetteville and Springdale are
nt. Whereas larger industries may have looked at labor
yetteville or Springdale as limited previously, the now
attention. This new attraction is evidenced by the
Polar -Beck and the emergence of a national
The increasing importance of the area is also attested by the construction of two new
expressways. U.S. 71 will link the area nohth and south, while U.S. 412 will provide east -west
access. These highways will vastly improve the area's transportation system through the linking of
Fayetteville, Springdale and Bentonville, while opening all of Northwest Arkansas to new national
markets and other economic opportunities.
NORTHWEST ARKANSAS REGIOP
opportunity brings to focus the second m
Northwest Arkansas. The entire region is
unit through the expansion of tourism, W
Between 1970 and 1990, Washington Co
Fayetteville's and Springdale's combined
1NSITION. This emergence of new economic
irphosis of this area - the regionalization of
ming a more diversified and integrated economic
enterprises and the proposed regional airport.
population increased by 36,039, or 46.6 percent.
ition increase for the same period was 24,978, or
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PLAN 2020 • December 1995
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' 53.1 percent; however, both the County and the Cities were out -distanced by the balance of the
region which increased by 97,801, or 135.4 percent. Population increased faster and in greater
numbers in the outlying areas than it did in the two urban centers.
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Employment in the outlying portions of Washington also showed a similar pattern to population in
comparison with the urban areas. In 1970, 37 percent of all Washington County jobs were outside
the two urban areas of Fayetteville and Springdale. By 1980, the outside figure rose to 38
percent. By 1990, the outside figure decreased to 35 percent due to annexation by the two cities
Employment growth in the balance of the region showed an even more dramatic change. Between
1971 and 1986, the four counties contiguous with Washington had an increase in total
employment of 23,791, or 130 percent. Washington County, during the same period, had an
increase in total employment of 14,750, or 78 percent. The most dramatic change was in
manufacturing where employment in the surrounding four counties increased 3 to I over
Washington County.
Between 1986 and 1990, the four surrounding counties increased in employment by 9,635
compared to 11,397 in Washington. The most recent trend shows an increasing rate of
employment in the four counties with Benton generating nearly 77 percent of the growth.
Washington County showed an even more impressive growth of 11,397 between 1986 and 1990.
Over 41 percent of the growth was in services, apparently regional in nature
As economic growth and diversification has occurred throughout the region, the areas within have
acquired new and changing roles. Benton County has become the leader in manufacturing
employment with 42.9 percent of the five -county total and 1,573 more jobs than Washington
County. Benton County has also increased its retail employment and now equals the number in
Washington County Washington County has expanded its share of services employment and now
provides 58.4 percent of the five -county total. Crawford County has become the third largest
source of manufacturing employment in the five -county region.
The economic integration of the region is bringing new challenges for providing adequate
governmental services and protecting the area's environmental resources. A host of new water,
sewer, street, fire, police, school and recreation facilities and services will be required to meet the
expanded growth. The area's unique cultural heritage will need to be carefully preserved as new
people and new ideas are accommodated. Environmental protection is essential as areas for new
houses, commercial activities and industries are required.
2.4 PLANNING AREA
JURISDICTION. The Planning Area encompasses two politically distinct although physically
and economically linked jurisdictions. The first jurisdiction is the incorporated boundaries of the
City of Fayetteville. Within these boundaries, the City may exercise a full range of development
controls and administrative functions. The second jurisdiction is defined by state law as an
approximately five -mile distance from Fayetteville's corporate limits or half the distance to any
adjoining incorporated area (not to exceed five miles). Within these additional boundaries, the
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City of Fayetteville may exercise extraterritorial planning powers. The City reviews all
subdivisions of land within the Planning Area and issues plumbing permits but has no control over
land uses or building regulations. Adjoining incorporated areas may annex portions of the
Planning Area with certain provisions
CHARACTERISTICS. The Planning
acres. Roughly two-thirds of this area is
remaining one-third on the west (See 8g
The Planning Area is 5,017 acres, or 18.5
areas combined total 59,249 acres.
a includes an additional 50 square miles or 32,133
►ted on the east side of Fayetteville, with the
2.1).
greater than the present incorporated area. The
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Less than ten percent of the Planning Area is developed. Land use is mostly residential involving
approximately 8,500 persons. It is this largely undeveloped area that is the focus of the future
land use plan.
The City of Fayetteville's expansion w
location of the cities of Springdale and
Fayetteville must look to the east and 1
M
Source: General Plan 2010.
the Planning Area is restricted by the immediate
ison to the north and Greenland to the south.
for its future expansion.
FIGURE 2.1
%NNING AREA
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Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
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2.5 POPULATION CHARACTERISTICS
TOTAL POPULATION. Fayetteville has a total population of 42,247 as of 1990. Of the total
Fayetteville population, 10,265 (24.4 percent) are enrolled at the University of Arkansas. The
' remaining students at the University commute from nearby areas.
Compared to 1980, total population increased by 5,491 from the previous census count of
' 36,608. By 1980, resident student enrollment was 11,768, indicating that there has been a net gain
in "permanent" population over the past ten years.
' GENDER An almost equal number of persons of each gender live in Fayetteville. Females
represent 50.4 percent of the city's population. In comparison, females represent 50.6 percent of
the County's and 51.8 percent of the State's population.
TABLE 2.1
GENDER
' City of Fayetteville, 1990
Percent
Gender Number of Total
Male 21,029 49.6
Female 21,070 50.4
TOTAL 42,099 100.0
Does not include census update.
Sourer 2010 General Plan, I. -..S Census, 1990.
ETHNIC ORIGIN. Fayetteville is a relatively homogenous population based on ethnic origin.
Whites represent 93.1 percent of the total population compared to 95.9 percent in Washington
County and 82.7 percent in the State. Blacks are the second largest group represented by 3.8
' percent in Fayetteville, 1.5 percent in the County and 15.9 percent in the State
Ethnicity is relatively unchanged since 1980. The number of Blacks increased by 100. Asian or
Pacific Islanders increased by 269. Persons of Hispanic origin increased by 159.
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TABLE 2.2
ETHNIC ORIGIN
City of Fayetteville, 1990
Percent
Number of Total
White 39,206 93.1
Black 1,580 3.8 '
American Indian, Eskimo or Aleut 481 1.1
Asian or Pacific Islands 657 1.6
Other Ethnic Group 175 0.4
Hispanic Origin (of any group)' (603) (1.4)
'Hispanics may consist of one or more of the ah groups.
Source: 2010 General Plan, U.S. Census, 1990.
AGE. The population age profile for Fayetteville reflects the major impact of the University of
Arkansas. Three age categories distinguish Fayetteville from the whole of Washington County and
the State: 5-17 years, 18-20 years and 21124 years. The combined persons 18-24 years represents
primarily the University enrollment. Asa jercent of the total population, the group represents
25.6 percent of Fayetteville's population; whereas, the same group represents 15.2 percent of the
County's and 10.1 percent of the State's population. In contrast, persons 5-17 years represent 7.0
percent of Fayetteville's population compared to 17.8 percent of the County's population and
19.4 percent of the State's population. Stated another way, Fayetteville has a disproportionately
high number of young adults compared to the overall County and State. The apparent lack of
children among these young adults in Fayetteville leads to a disproportionately low number of
school age children compared to the overall County and State.
Fayetteville also has a moderately higher share of persons 65 years and over (15.6 percent)
compared to the whole of Washington County (11.3 percent). Most of the area's retirement
housing is located in Fayetteville. The overall State population has a comparable share with the
City of persons 65 years and over (14.8 percent).
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TABLE 2.3
POPULATION AGE PROFILE
City of Fayetteville, 1990
Percent
Year Number of Total
' Under 5 years 2,769 6.6
5-17 years 3,339 7.9
18-20 years 5,003 11.9
' 21-24 years 5,765 13.7
25-44 years 13,272 31.5
45-54 years 3,053 7.2
55-59 years 1,217 2.9
60-64 years 1,138 27
65-74 years 4,069 9.7
75-84 years 1,942 4.6
85 years & over 532 1.3
TOTAL 42,099 100.0
Source: 2010 General Plan. U.S. Census. 1990.
BIRTH RATE. Consistent with the higher number of persons of normal college age in
Fayeteville, there are fewer children born to women in the ages 15-24 than in the County or State
as a whole In the additional age groups of 25-34 and 35-44, the numbers continue to be
noticeably lower in the City
In comparison with 1980, the current birth rate is slightly higher among women age 15-24 and
25-34. The rate is 22.5 percent lower among women ages 35-44
TABLE 2.4
CHILDREN BORN PER 1,000 WOMEN
City of Fayetteville, Washington Co. & Arkansas, 1990
Washington
' Age Fayetteville County Arkansas
Women 15-24 156 263 405
25-34 1,132 1,406 1,598
' 35-44 1,814 2,001 2,144
TOTAL 3,102 3,670 4,147
Source: 2010 General Plan. U.S. Census. 1990.
HOUSEHOLDS. Fayetteville has a total of 16,956 (1992 census update) households currently
Married couples comprise 44.3 percent of the total. The percent of married couples has decreased
from the 48 6 percent in 1980.
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
15
Female -headed households with no husband present comprise 8.8 percent of the total. In 1980,
the percent of female -households was lower at 7.4 percent. This compares to a national trend in '
which there were 16.5 percent female -headed households in 1990 and 14.3 percent in 1980.
Persons living alone comprise 32.2 percent of the total. Most of this disproportionately high
figure can be attributed to the University'A influence; however, the increase in the number of
persons living alone from the 28.6 percent in 1980 reflects the growing number of adults 25 years
and over without family.
The noticeable change in households is important for its impact on housing choices. Type, size
and price demand is now different from trt<ditional housing market in the City.
TABLE 2.5
FAMILY & NON -FAMILY HOUSEHOLDS
City If Fayetteville, 1990
Percent '
Number of Total
Married couple family 7,481 44.3
Female -headed family, 1,493 8.8
no husband present
All other family 441 2.6
Living alone non -family 5,445 32.2
All other non -family 2,034 12.0
TOTAL 16,894 100.0 '
Source: 2010 General Plan, U.S. Census, 1990.
HOUSING OCCUPANCY LENGTH. Fayetteville has a transient population. Of the total I
housing units, 42.8 percent have been occupied for less than 15 months. Another 29.0 percent
have occupied the same structure from 2-4 years. Only 19.3 percent have occupied the same
structure for over 20 years.
The relatively high transiency is attributable largely to the University's influence. Transiency has
also increased over the past ten years and is due to the increase in the number of non -University
related persons moving to the general arI .
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TABLE 2.6
LENGTH OF OCCUPANCY
City of Fayetteville, 1990
Percent
Year Moved In Units of Total
1989 -March 1990 7,223 42.8
1985 - 1988 4,897 29.0
1980-1984 1,504 8.9
' 1970-1979 1,762 10.4
1960-1969 813 4.8
1959 or earlier 686 4.1
TOTAL ]6,885 100.0
Source: 2010 General Plan. U.S. Census. 1990.
' CLASS OF WORKER Total employment of Fayetteville residents 16 years of age and older is
currently 21,133. Private wage and salary workers comprise 72.8 percent of the total.
Government workers comprise 21 1 percent. Self-employed workers comprise 5.7 percent.
In comparison, 15.0 percent and 15.1 percent respectively in Washington County and the State
are government workers. The higher percentage of government workers in Fayetteville is
attributable to the presence of the University and Veterans Administration Hospital. The
' significance of Fayetteville's higher proportion of government workers is a more stable and higher
paying employment base.
' TABLE 2.7
CLASS OF WORKER
City of Fayetteville, 1990
Percent
Number of Total
' Private wage & salary workers 15,381 72.8
Government workers 4,455 21.1
' Local government workers 1,087 5 1
State government workers 2,880 13.6
Federal government workers 488 2.3
' Self-employed workers 1,199 5.7
Unpaid family workers 9 .5
TOTAL Employed: 21,133 100.0
(persons 16 & over)
Source: 2010 General Plan, U.S. Census, 1990.
' Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
17
EDUCATIONAL ATTAINMENT. Eduational'attainment is relatively high in Fayetteville '
compared to all of Washington County and the State. Of the "permanent" population, persons 25
years and over, 9,211 or 40.4 percent, have an Associate or higher degree. Within this degreed
group, 3,625 have a graduate or professional degree. Many of the persons in this latter group are
employed by the University.
In comparison, 16,274 01 23.9 percent, of all persons 25 years and over in the entire County have
an associate or higher degree. For the entire State, the same degreed group comprises 17.0 '
percent.
TABLE 2.8
EDUCATIONAL ATTAINMENT
City o' Fayetteville, 1990
1
Less than 9th grade 1,379
9th to 12th grade, no diplo a 2,206
High school graduate 4,690
Some college, no degree 5,303
Associate degree 1,017
Bachelor's degree 4,569
Graduate or professional degree 3,625 '
Percent high school graduate or higher 84.3
Percent bachelor's degree or higher 36.0
Total Persons 25 years andI over 22,789
Source: 2010 General Plan, U.S. Census, 1990
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Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995 '
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' CHAPTER 3 GROWTH PROJECTIONS
3.1 EXISTING POPULATION
By: City of Fayetteville Planning Stag', 1995
The 1990 census reports a population of 42,247 for Fayetteville (U S. Census revised this figure
from 42,099 in January 1991) and a population of 241,180 for the Benton -Washington County
' region. The Fayetteville population is evenly divided between males and females, and is about 93
percent Caucasian and 4 percent African -American, with the remainder consisting of Native
Americans, Asians and other ethnic groups. Because of the presence of the University, Fayetteville
' has a disproportionately high number of young adults 18-24 years old. The student population
probably contributes to the low birth rate, compared to the county and the state, among women 15-24
years old in the city, and to the relatively low number of children aged 5-17 years. The Fayetteville
' population ranks higher than the county and the rest of Arkansas in educational attainment with over
36 percent of the population having bachelor's degrees or higher. Fayetteville and the rest of
Northwest Arkansas are growing rapidly, as evidenced by the over 15 percent rate of increase in
' population during the 1980s compared to the statewide average of less than 7 percent.
TABLE 3.1
HISTORIC POPULATION
' YEAR FAYETTEVILLE NW ARKANSAS ARKANSAS
1940 8,212 105,516 1,949,387
• ' 1950 17,017 113,033 1,909,511
1960 20,274 112,326 1,786.272
1970 30,729 149,600 1,923,322
•' 1980 36,608 206,185 2,286,435
1990 42,247 283,180 2,436,600
Source: US. Census Bureau. 1940, 1950. 1960. 1970 1980, 1990
' 3.2 POPULATION TRENDS
By Alfred N Raby, AICP, General Plan 2010
NORTHWEST ARKANSAS TRENDS. The Northwest Arkansas region has followed the
national surge in population and economic growth that followed World Wari. As of 1990,
population has increased by 134,664 over the number of persons in 1940. The annual increase
has averaged 3,538 persons for a growth rate of 3 3 percent The peak growth rate of 3.8 percent
annually was reached between 1970 and 1980. The rate has remained relatively steady at 3.8
' percent since 1980.
' Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
19
In comparison with the Fayetteville -Springdale Metropolitan Statistical Area and the City of
Fayetteville, the balance of the region has also significantly gained in population. A Metropolitan
Statistical Area is designated by the U. S. Bureau of Census for areas with 50,000 or more
population. In the last decade, the balance of the region grew by 64,340 (60.9 percent) while the
Metropolitan Statistical Area (MSA) grew) by 12,915 (12.9 percent) over a ten year period and
Fayetteville grew by 5,491 (15.0 percent) over a ten year period. Benton County has made such
substantial gains that it was included in the MSA in 1993.
Since the region, MSA and Fayetteville har a made steady gains in population, there is a net '
in -migration factor for all. Some shifts are occurring from rural to urban areas; however, there is
sufficient new population moving into mo't areas to compensate for such shifts.
It is evident that there are now three major population centers in the region - Fayetteville,
Springdale and Bentonville. The three appear to be increasingly tied together as population
growth in one is accompanied by growth in the others.
TABLE 3.2
COMPARISON OF POPULATION TRENDS
Fayetteville, MSA and NW Arkansas Region, 1940-1990
Year Fayetteville MSA NW Arkansas
1940 8,212 41,114 105,516
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
1990 42,247 113,409* 283,440
Source: Bureau of the Census, 1940, 1950, 1960 J970, 1980, 1990. ,
Benton County was removed from the MSA as of 1990, thus no comparison
can be made with 1980 when Benton County wasi included.
TABLE 3.3
COMPARISON OF AVERAGE ANNUAL GROWTH
Fayetteville, MSA and NW Arkansas Region, 1940-1990
1940-50 19501-60 1960-70 1970-80 1980-90
Fayetteville 10.8% 1.9% 5.2% 1.9% 1.5%
Fayetteville -
Springdale MSA 2.2% 1.2% 3.9% 3.0% *
NW Arkansas 0.6% -1.11/0 3.3% 3.8% 3.8%
Source: Compiled by RM Plan Group, Nashville,I1991.
*Benton County was removed from the MSA as o1990, thus no comparison can be made with 1980 when Benton
County was included.
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
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' FAYETTEVILLE-SPRINGDALE MSA TRENDS. The Fayetteville -Springdale Metropolitan
Statistical Area (MSA), although its boundaries have changed, has experienced a steady increase
in population for the comparable area since 1940, averaging 3,395 persons or 8.3 percent growth
Irate annually. The MSA comparable area annual rate reached 3 9 percent between 1960 and 1970,
then dropped to 3 0 between 1970 and 1980. The current rate is comparable after Benton County
is removed.
' PLANNING AREA TRENDS. Fayetteville's Planning Area has a current population estimated
at 8,500. The Planning Area is characterized by moderately high growth since more than half of
the population has located in the area since 1980. Prior to 1980, the growth area's population
was relatively stable.
CITY OF FAYETTEVILLE TRENDS. The City of Fayetteville, as the traditional center of the
MSA, has also experienced significant population growth. The city can attribute almost 25
' percent of its current 42,247 population to the presence of the University of Arkansas which has a
current enrollment of approximately 14,700 students.
Viewed on a decennial basis, Fayetteville's 50 -year population growth has been sporadic, affected
in part by major annexation. 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
declined to 1.9 percent annually. Between 1960 and 1970, the average growth rate experienced
another surge at 5 2 percent annually. Since 1970, the growth rate has appeared relatively steady,
van' -ig between 1.5 and 1.9 percent. The most recent trend has averaged 1.5 percent annually
between 1980 and 1990. Fayetteville's population continues to increase; however, due to growth
in the surrounding area, the City is decreasing in its share of both the MSA's and the region's
population. Factors associated with the changes include the increase in one -person households
and the decrease in the percentage of children ages 5-17 years.
TABLE 3.4
POPULATION TRENDS
Washington County and
Selected Incorporated Areas, 1960-1990
POPULATION
VaCHANGE
1960
1970
1980
1990
1960-70
1970-80
1980-90
Washington Co
55 297
7.370
130,494
113,409
38.7
29.9
129
Fayetteville
20,274
30,279
36,608
42.427
61.7
19 1
15.0
Springdale
10,076
16,783
22,777
29,034•
66.7
357
27.5
Farmington
216
908
1,283
1.322
3203
41.3
3.0
Elkins
-
418
579
692
-
385
19.5
Greenland
127
650
622
757
411.9
-43
217
Johnson
-
274
519
599
-
89.4
154
Prairie Grove
939
1,056
1,7C8
1,76;
12.5
7.9
31
Elm Springs
238
260
781
893
9.2
200 C
14.3
Source: 1960. 1970,
1980, 1990 Census, Bureau of the
Census.
Washington County portion only.
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
21
3.3 POPULATION PROJE
By: Northwest Arkansas Regional Pl
CITY OF FAYETTEVILLE POP9
Fayetteville is projected to grow by 3
year 2020.
YEAR CITY OF
1990
42,247
1995
49,264
2000
56,429
2005
63,595
2010
70,760
2015
77,925
2020
85,090
Source: Northwest Arkansas Regional Planning
POPULA
Commission. 1995
[ON PROJECTIONS, 1995 - 2020. The City of
people, or a total population of 85,090 through the
TABLE 3.5
IE POPULATION
INCLUDING PLANNING AREA
1995
FIGURE 3.1
PROJECTION 1990 to 2020
50,620
59,269
67,900
77,196
87,228
96,060
104,893
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
1 22
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1 3.4 POPULATION DENSITY PROJECTIONS
By: Alfred N. Raby, General Plan 2010
1 Population density, or number of persons per acre, is reflective of the way Fayetteville developed:
beginning with the original urban core as being the most dense; then the northeasterly expansion
becoming the second most dense; and finally the recent expansion to the south and west being
1 characterized as the least dense. The predominately developed area of the City has an overall
population density of 6 5 persons per acre, with the University of Arkansas area recording the
highest density at 14. In contrast, the northeast area has a modest density of 1.85 persons per
1 acre. The emerging southwest and northwest areas are lower at 13 and 1.04 respectively. The
southeast, because of severe environmental restrictions, has a density of only 0.5.
Some shift in population density is expected by the year 2010 through in -filling of the existing
urban core and development of the Planning Area. The overall density of the city is projected to
1 increase from 1.5 to 2.1 while the Planning Area increases from 1.7 to 2.6 The western -most
portion of the Planning Area will experience the most significant change with density increasing to
about 4 persons per acre.
1 FIGURE 3.2
DENSITY PROJECTIONS
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1.85
1 Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
23
3.5 EXISTING HOUSING
By: City of Fayetteville Planning Staff,
The 1990 Census estimated a total of 18,9
10.3% leaving 16,959 occupied housing u
2.49 persons per housing unit.
Single Family housing units accounted for
49.2% of the total number of housing unit
number of housing units leaving 5.4% of t
housing units. The estimated vacancy rate was
for a population of 42,247 which corresponds to
he largest percentage of housing stock, comprising
. Multi -family housing comprised 45.4% of the total
e housing stock as mobile homes.
TABLE 3.6
NG CONDmONS
1990 Existing Residential Conditions
Population 42,247
Housing Units 18,903
Vacancy Rate 10.3%
Occupied Units 16,956
Population/Unit 2.49
Residential Housing Mix Within City Limits
Number of
Percentage Units
Single Family
49.2
9,300
One Unit Attached
2.4
454
Duplex-Fourplex
13.7
2,590
Apt. 5-9 Units
8.0
1,512
Apt. 10+ Units
21.3
4,026
Mobile Homes
5.4
1,021
Total
100.0
18,903
Source: 1990 Census, 2010 General Plan and
Regional Planning
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
1 24
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FIGURE 3.3
1990 CENSUS HOUSING MIX
V
2.4% One LnItAtlached
13.7% Duplex-Fou-plex
8% Apts 5-9 Units
FUTURE HOUSING NEEDS
By: City of Fayetteville Planning Staff, 1995
49 2% Single Family
L4% Mahile Homes]
213% Apts. 10* Unlls I
The Planning Division
has estimated 13,845 additional dwelling units will be needed
during the
'
period 1995 - 2020 to
serve a total population
of 85,090. This estimate is based on
35,826
additional residents at
a ratio of 2.49 residents
per dwelling unit and a 5% vacancy rate.
' 3.7
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CONSTRUCTION ACTIVITY - POPULATION & HOUSING MIX
By: City of Fayetteville Planning Staff, 1995
The Northwest Arkansas Regional Planning Commission utilized building permit data to develop
future population estimates for the City of Fayetteville and its planning area. The average number
of dwelling units permitted between 1980 to 1994 was 575.1 per year. This average was used to
project future population to the year 2020.
The building permit data also indicates current trends in the overall housing mix. The 1985 to
1994 data on total number of units permitted shows an increase in the percentage of multi -family
housing units for the ten year period.
There are probably several factors contributing to the increase in the number of duplex and multi-
family units. Among those factors are growth in service and retail employment and the presence
of the University.
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Fayetteville, Arkansas, 0 GENERAL PLAN 2020 • December 1995
25
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Fayetteville currently (1995) has 172 restaurants and 20 hotels (5 currently under construction).
Building permit records show that 2,519,283 square feet of nonresidential space has been
constructed in the last five years with an additional 700,000 square feet of nonresidential space
approved by the Planning Commission but no,i yet issued building permits.
Overall, the number of residential units pe
and is evidenced by a 74% increase in the
year period from 1985 to 1989.
I
d has substantially increased in the last five years
number of units permitted over the previous five
FIGURE 3.4
1985 to 1994 TEr4 YEAR HOUSING MIX
(Percentage of total dwelling units permitted)
41.4% Single Family
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1..HH.H.
3.1% Duplex rz�
45.5%
TABLE 3.7
1985 TO 1994 BUIIJDING PERMIT ACTIVITY
Ten Year
Historical Activity
% of
Unit Type
1985
1986
1987
1988
1989
1990
1991
1992
1993
1994
Total
Total
SingleFamily
171
198
218
183
171
253
259
359
452
439
2703
41.42
Duplex
36
56
34
64
20
16
66
74
238
248
852
13.06
MultiFamily
322
235
127
321
224
91
297
257
342
754
2,970
45.52
Total
529
489
379
568
415
360
622
690
1,032
1,441
6,525
100.00
Fayetteville Inspections Division, 1995.
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
26
3.8 HOUSING CONDITIONS
By: Alfred h Raby, A1CP, General Plan 201 C
' HOUSING AGE. Fayetteville's housing can be described as relatively young. Based on U S
Census figures, as of 1990, 10,421 units or 55.3 percent, were 20 years old or less; 30 5 percent
were 10 years old or less; and 18.1 percent were 5 years old or less.
' Conversely, 8,414 units or 44.7 percent, were over 20 years of age; 27.4 percent were 30 years or
older; 15.5 percent were 40 years or older, and 10.3 percent were 50 years or older
' TABLE 3.8
HOUSING - YEAR CONSTRUCTED
' Fayetteville, 1990
Year Number Percent of Total
' 1989 to March 1990 583 3.1
1985-1988 2,824 15.0
' 1980-1984 2,336 12.4
1970-1979 4,678 24.8
1960-1969 3,257 17.3
' 1950-1959 2,243 11.9
1940-1949 984 52
1939 or earlier 1,930 10.3
' TOTAL 18,835 100.0
Source: L'S Census, 1990.
CONDITION. Consistent with the relatively young age of housing, few housing units were
characterized as showing significant deterioration. Most deterioration was found in pockets near
' transition areas associated with downtown. City rehabilitation and clearance has recently
improved the area between downtown and the University. The remaining areas are mostly south
of downtown where some commercial transition is occurring.
BEDROOMS. Reflecting, in part, the impact of the University were the disproportionately high
number of housing units with two bedrooms or less. Some 3,906, or 20.8 percent, of all units had
either one bedroom or none; 7,186. or 38.1 percent, had two bedrooms; and the combined total of
two bedrooms or less was 11,092 or 58.9 percent.
The relatively few housing units with four or more bedrooms, 1,662 or 8.8 percent, mirrors the
low number of families with two or more children Data does not indicate whether the market is
failing to respond to larger family needs or larger families are intentionally seeking housing
outside of Fayetteville.
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' Fayetteville, Arkansas, • GENERAL. PLAN 2020 • December 1995
27
TABLE 3.9
NUMBER O BEDROOMS IN UNIT '
Fayetteville, 1990
Number of Bedrooms Nuber of Units Percent of Total
No bedrooms/studios 335 1.8
1 bedroom 3,571 19.0
2 bedrooms 7,186 38.1
3 bedrooms 6,081 32.3
4 bedrooms 1,299 6.9
5 or more bedrooms 363 1.9
TOTAL 18,835 100.0
Source: U.S. Census, 1990. I
OCCUPANCY BY NUMBER OF PEI
unit in 1990. The rate was slightly lower
Washington County.
S. Fayetteville averaged 2.49 persons per housing
the 2.6 persons per housing unit average for all of
The City's most recent average occupancof 2.49 was an increase over the 2.32 average in 1980.
The increase apparently reflects tightening, economic conditions where persons share housing
expenses and adult children returning to t!$eir parents' homes.
OCCUPANCY BY TYPE HOUSEHOLD. Family households comprised 9,415,or 55.7
percent, of the total 16,894 households. Non -family
n -family households comprised 7,479, or 44.3 percent,
of the remaining households in 1990.
Two significant trends are evident when figures from 1990 are compared with 1980:
• The number and percent share of female -headed families increased by 50% from 996 (7.4
percent of total in 1980) to 1,493 8.8 percent of total in 1990); and,
• The number and percent share of persons living alone increased by 41% from 3,851 (28.6
percent of total) in 1980, to 5,4451(32.2 percent of total) in 1990.
Both female -headed household and persc
although some leveling effect is possible
probably increase the demand for housing
Fayetteville, Arkansas, •
s living alone are expected to continue their increase,
y the year 2000. Both types of households will
with fewer bedrooms and lower costs.
PLAN 2020 • December 1995
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' TABLE 3.10
FAMILY & NON -FAMILY HOUSEHOLDS
Fayetteville, 1980 and 1990
' 1980 % Total 1990 % Total
Married couple family 6,557 48.6 7,481 44 3
Female -headed family,
' no husband present 996 7.4 1,493 8.8
All other family 299 2.2 441 2.6
Living alone non -family 3,851 28 6 5,445 32.2
All other non -family 1,779 13.2 2,034 12.1
TOTAL 13,482 1000 16,894 100.0
' Source.' 2010 General Plan, C.S. Census, 1980 and 1990.
HOUSING OCCUPANCY & TENURE, Fayetteville has a total of 18,894 housing units of
'
which 16,894 (89.4 percent) are occupied Owner -occupancy is 43.4 percent, down from 47.9 in
1980.
In comparison, all of Washington County has a current owner -occupancy rate of 61.6 percent,
down from 65.6 percent in 1980. The entire State has a current owner -occupancy rate of 69.6
percent
Fayetteville is increasingly becoming a rental market The heavy rental demand is due to the
presence of the University and the arrival of persons newly employed or seeking employment who
need interim housing. The low vacancy rate of 2.5 percent among homeowner units also
indicates a restrictive market.
The market responded to the changing demand by building 2,256 multi -family units and 1,796
single-family units between 1980 and 1990 Rental units comprised over 55 percent of housing
construction during the past ten years.
TABLE 3.11
HOUSING OCCUPANCY & TENURE
Fayetteville, 1990
Number Percent of Total
Occupied Units
• Owner -occupied 7.337 43.4
' • Renter -occupied 9,557 56 6
Total Units Occupied: 16,894 89 7
Vacant Units 1,941 10.3
' TOTAL HOUSING UNITS: 18,835 100.0
Source: 2010 General Plan. U.S. Census, 1990.
1
' Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
29
VALUE OF OWNER -OCCUPIED HOUSING. The value of owner -occupied housing in
Fayetteville is relatively low. Of the total 6,224 owner -occupied units in 1990, 1,694, or 27.2
percent, were valued at less than $50,000.1 Another 3,371 units, the largest group at 54.2 percent '
of the total, were valued between $50,000 and $99,999. In comparison, overall Washington
County has 27.9 percent of its units valued under $50,000 and 33.5 percent valued between
50,000 and $99,000. The overall State has 38.0 percent of its units valued under $50,000 and
25.3 percent valued between $50,000 and $99,000.
Of the more expensive housing units, those valued at $200,000 or more, about half are located '
inside the City. Fayetteville has 164 of the units $200,000 or more, representing 2.6 percent of
the City's total housing units, compared to all of Washington County with 306 of the more
expensive units, representing 11.5 percent) of the total housing units.
(TABLE 3.12
VALUE OF OWNER -OCCUPIED HOUSING UNITS
F ayetteville, 1990
Value Number Percent of Total
Less than 50,000 1,694 27.2
50,000 - 99,999 3,3711 54.2
100,000 - 149,999 769 12.4
150,000 - 199,999 226 3.6
200,000 - 299,999 1119 1.9
300,000 or more 45 .7
TOTAL 6,221 100.0
Source: U.S. Census, 1990
GROSS RENT. In 1990, median rent in Fayetteville was $351 compared to $352 for all of I
Washington County and $274 for the entire State. The City's median rent has doubled from the
$178 recorded in 1980.
In 1990, 5,1,62, or 54.4 percent, of the total 9,493 renter -occupied units in Fayetteville had rents
in the $300-499 range. Approximately two-thirds of the County's more expensive rental units
$500 and over were located in the City.
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Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
30
' TABLE 3.13
GROSS RENT
Fayetteville, 1990
' Rent Number Percent of Total
Less than $200 591 6.2
$200 to $299 2,159 22.7
$300 to $499 5,162 54.4
$500 to $749 1,032 10.9
' $750 to $999 247 2.6
$1,000 or more 44 0.5
No cash rent 258 2.7
I
TOTAL 9,493 100.0
MEDIAN = $351
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Source: US Census 1990.
UNIVERSITY HOUSING, The University of Arkansas provides on -campus housing in
dormitories for approximately 3,100 single students and another 324 married student apartments
as of December 1988. An additional 360 structures are owned by the University and provide
off -campus housing for 1,221 students in fraternities, sororities and other groups The remaining
students are housed of campus in private units.
Discussions with University of Arkansas officials indicate that university -provided student
housing will continue to be limited to the present 4,645 total. The University is relying on the
private market to provide off -campus housing for the majority of students. Since University
enrollment has leveled at approximately 14,000, student demand for rental housing should not
increase significantly in total numbers
' COST VARIATIONS BASED ON LOCATION (1990 data). Prices for older housing in the
downtown area average $37 - $40 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 sell for approximately $42 - $44 per square foot.
' New homes in outlying areas to the north sell for $46 - $50 per square foot, and to the northeast
for $54 - $65 per square foot Lots are typically in the 10,000 square foot range. Further east
toward the Hyland Park area, the larger new homes sell for $71 - $85 per square foot.
' Monthly rental rates for one -and -two bedroom apartments in the University area range from $225
- $350. There are few three -bedroom apartments near the University. 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 have more amenities. Rents range
from $350 to $750 per month
' Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
31
FACTORS CONTRIBUTING TO COST AND DEMAND. There appears to be a wide
variety of housing (type, size, cost and location); however, current demand is only marginally met.
The current market includes constructionlof single-family, two-family and multi -family units.
Housing in Fayetteville is relatively affordable. Typical single-family construction costs
throughout the sun -belt states are $45 - $60 per square foot. Average 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.
Density is equally important. Allowable densities of four to six single-family dwelling units per 1
acre hold down land costs to the ultimate consumer. The higher densities also allow economy in
the provision of streets, water, sewer andI other utilities.
Development requirements have been set at minimums under previous subdivision regulations.
This has resulted in too little provision o f some improvements (e.g. curbs and gutters, sidewalks,
site drainage, etc.). Recently revised subdivision regulations appear to be more appropriate in
their requirements.
Construction labor costs are also relatively low in Fayetteville. An adequate supply of
construction workers, coupled with limited impact of union wages, are the major factors
contributing to lower labor costs. l
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Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
32 ,
TABLE 3,14
NEW RESIDENTIAL BUILDING PERMITS
Fayetteville, 1981-1995'
Detached
Attached
Duplex
Multi -
Year
1 -Family
1 -Family
(2 -Family)
Family
Total
1981
80
0
12
79
171
1982
50
0
22
257
329
1983
175
14
22
274
485
1984
164
0
46
326
536
1985
171
0
36
322
529
1986
198
0
56
235
489
1987
218
0
34
127
379
1988
183
0
64
321
568
1989
171
2
20
224
416
1990
253
2
16
91
362
1991
259
0
66
297
618
1992
359
2
74
257
689
1993
452
0
238
342
1,032
1994
439
0
248
754
1,439
1995ytd Oct.
371
56
132
250
809
TOTAL
3,543
76
1,086
4,156
8,861
JANUARY 1981 -October 1995
Detached Attached Duplex Multi -
Single -Family Single -Family 2 -Family Family
3.543(39.98%) 76 (0.86%) 1,086 (12,41%) 4,156 (46.95%)
Annual Average Over Twelve (12) Years ('81 to '92) = 464/Year
Highest Year = 1994 (1,439 Units)
Lowest Year = 1981 (171 Units)
Source: City of Fayenevdle, 1995
Fayetteville, Arkansas. • GENERAL PLAN 2020 • December 1995
33
II
TABLE 3.15
TOTAL VALUE OF RESIDENTIAL PERMITS
Fayetteville, 1980 - 1992
Structures*
atn
Year
No.
Cost
No.
1980
132
5,814,058
35
1981
80
3,379,719
6
1982
50
2,007,789
11
1983
175
8,661,950
11
1984
164
8,275,724
23
1985
171
7,815,150
18
1986
198
9,843,113
28
1987
218
11,914,204
17
1988
183
9,406,580
32
1989
171
10,553,869
10
1990
254
20,093,396
8
1991
259
21,375,180
31
1992
358
30,499,480
37
1993
434
41,357,967
128
1994
439
34,452,482
123
1995ytd. Oct
399
34,295,308
66
TOTAL 3,685 259,745,969 584
DU/avg. 3,685 70,487/avg. 1,168
'Detached and attached single-family are group
Source: City of Fayetteville Inspections Division,
iffy
Multi -Family
s
Structures
Cost
No.
Cost
1,313,600
55
4,869,000
304,125
14
1,694,200
455,150
41
4,673,358
575,800
36
4,606,441
1,135,115
40
4,265,400
878,900
40
4,397,475
1,382,630
28
3,837,755
1,065,330
14
1,953,200
1,845,000
29
5,572,182
585,000
18
3,496,342
825,872
10
2,254,749
3,046,482
26
7,922,555
3,508,216
30
8,712,418
14,327,068
34
9,252,860
14,757,404
71
24,845,740
7,672,567
33
7,286,580
53,676,259
519
95,802,500
45,955/avg. 4,156 23,051/avg.
together.
Fayetteville, Arkansas, •
ENERAL PLAN 2020 • December 1995
34 1
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TABLE 3.16
TOTAL VALUE OF NON-RESIDENTIAL
BUILDLNG PERMITS
Fayetteville, 1981- 1995'
Floor Area
Year No. (square feet) Cost
' 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 25 771,250 20,104,178
1986 25 121.501 4,017,074
' 1987 26 56.667 2,069,501
1988 34 148,464 4,517,977
1989 36 482,158 6,536,569
• ' 1990 26 249,335 13,260,569
1991 37 174,146 7,788,396
1992 48 426,048 13,558,950
' 1993 55 845,309 22,067,342
1994 76 734,754 23.333,938
1995y1d Oct. 44 414,204 15,422,278
• TOTAL. 589 5,738,789 158,295,620
Source City of Fayetteville. 1995.
MIXING OF HOUSING. A unique charactenstic of Fayetteville is the significant mixing of
housing and occupants by type, cost, age and occupant income/age. This mix has led to an
attractive blending of styles and age that provides variety and continuing neighborhood viability.
Few residential areas in the City are blighted This fact, too, appears to be attributable to the
mixing of housing where new structures and renovations are continually 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.
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' Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
35
TABLE 3.17
HOUSING UNITS IN STRUCTURES '
Fayetteville, 1990
Units
% of Total
1 -unit detached
9,276
49.2
1 -unit attached
460
2.4
2-4 units
2,575
13.7
5-9 units
1,502
8.0
10 or more units
4,010
21.3
Mobile home
1,012
5.4
TOTAL
18,835
100.0
Source: 2010 General Plan, U.S. Census, 1990.
3.9 EMPLOYMENT TRENDS
By: Alfred N Raby, AICP, General Plan 2010 & updated by City of Fayetteville Planning Staff, 1995
NORTHWEST ARKANSAS THE
within a five -county region including
Counties. The total was part of an it
1971 and 1981, total employment inn
1981 and 1986, total employment inn
1986 and 1990, total employment in
As of 1990, there were 96,892 persons employed
ngton, Benton, Crawford, Madison, and Adair
ig trend in regional employment since 1971. Between
by 24,528, or an annual rate of 6.6 percent. Between
by 14,013, or an annual rate of 4.5 percent. Between
by 21,032, or an annual rate of 6.9 percent.
Washington and Benton Counties combined accounted for 83,569, or 86.2 percent, of the region's
total employment in 1990. Benton Countr made the most dramatic gain over the past 19 years
with an increase of 24,446 or 175 percent. Washington County's gain during the same period was
greater numerically 26,147, but at a lesser percent growth factor of 138 percent.
The industries with' the greatest nur
15,762, or 211 percent, and Manuf
Counties were the center for Retail
The industry with the greatest percent in
grew from a total of 5,412 in 1971 to 19
13,916 or 257 percent. Washington Coi
with 51.1 percent of the region's total in
accounted for 8,512 of the 13,916 empin
accounted for 3,930 of the region's incrc
icrease between 1971 and 1990 were Retail Trade at
at 15,263, or 98 percent. Benton and Washington
id Manufacturing employment.
se during the 19 -year period was Services. Services
in 1990. The increase represented a change of
was increasingly the dominant center for Services
1 and 58.4 percent in 1990. Washington County
,nt increase within the region. Benton County
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Wholesale Trade employment also made noticeable gain in Washington County relative to the
remainder of the region. The region increased from 1,732 in 1971, to approximately 6,521 in
Fayetteville, Arkansas, • G,ENERAL PLAN 2020 • December 1995
36 ,
1990. Of the total increase of 4,789, Washington County accounted for 2,719. In comparison,
Benton County lost slightly between 1986 and 1990 after making noticeable gains from 1971.
' Construction employment increased slightly during the 19 -year period. The trend between 1981
and 1990 was relatively stable in Washington County while increasing by 343 in Benton County
' FAYETTEVILLE-SPRINGDALE MSA TRENDS. While Washington County maintained and
increased its status as the region's largest employment base, shifts were occurring between the
' Cities of Fayetteville and Springdale. As a percent of the County's total employment, Springdale
increased its share in each of the last three Census years, from 23.3 in 1970, to 24.2 in 1980 and
to 26.8 percent in 1990. Fayetteville's overall share of the County's total employment has
' fluctuated slightly, from 39.7 in 1970, to 37 3 in 1980 and 38.3 in 1990.
The most noticeable shifts between Fayetteville and Springdale are in Manufacturing and Services.
' Springdale has 31.0 percent of total MSA Manufacturing employment in 1990, compared to 26.9
percent for Fayetteville. Fayetteville had 50.4 percent of Services employment in 1990, compared
to 21.8 percent for Springdale Fayetteville remained the Retail Trade employment center with
43.7 percent of the total County in 1990, compared to 28 4 percent for Springdale.
As an indication of the continuing urbanization pattern, Agriculture -Forestry employment has
' decreased in each of the three years both in number and share of the MSA total. In 1970,
Agriculture -Forestry employment was 2,897, representing 9.8 percent of the total 29,557
employment In 1980, Agriculture -Forestry employment decreased to 2,778 representing 6.4
percent of the total 43,680 employment. In 1990, Agriculture -Forestry employment decreased to
2,683 representing 4 8 percent of the total 55,567 employment In 1980, Agriculture -Forestry
' employment comprised 1.5 percent of Fayetteville's total employment and 2.3 percent of
Springdale's total employment, indicating that 75.1 percent of Agricultural -Forestry employment
was outside the two cities.
' MSA LABOR FORCE. The MSA's labor force in 1991 was 63,225, representing 55.8 percent
of the areas total population. Total employment was 60,875 Total unemployment was 2,350, or
' 3 7 percent. In comparison, the unemployment rate for the same period was higher for the State
of Arkansas at 7.3 and the United States at 6.7.
' The status in 1991 indicated a long-term gain in labor force. The MSA's total in 1980 was 46,468
or slightly less than 75% of the most recent figure. By 1987, the labor force had increased to
57,475. Average annual increase was 11 5 percent between 1980 and 1987 and 2.5 percent
between 1987 and 1991.
There has also been a recent lowering of unemployment. Unemployment was 2,500 in 1987 (4.4
' percent) compared to 2,350 in 1991 (3.7 percent).
There was a slight decrease of 875 in the labor force between 1990 and 1991. Since there was a
corresponding increase of 125 in unemployment, it is assumed that 750 persons either left the area
or failed to report their status. Due to the peak of the national recession at the time, the change
between 1990 and 1991 was assumed to be an adjustment rather than a reversal of the trend.
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
37
TABLE 3.18
OCCUPATION, CITY OF FAYETTEVILLE, 1990
Employed persons 16 & over Number Percent of Total
Executive, administrative & manageri9 1 2,678 12.7
Professional specialty 4,350 20.6
Technical & related support 869 4.1 '
Sales 2,992 14.1
Administrative Support, including clerical 2,990 14.1
Private household 67 .3
Protective service 185 .9
Service, except protective & household 2,565 12.1
Farming, forestry & fishing 330 1.6
Precision production, craft & repair 1,532 7.2
Machine operators, assemblers & inspectors 1,258 6.0
Transportation & material moving 603 2.9
Handlers, equip. cleaners, helpers & labors 714 3.4
TOTAL 21,133 100.0
U.S. Bureau of Census, 1990.
MSA INCOME. Both household and 1
1980 and 1990. Household income was
The average annual rate of increase was
between 1986 and 1990. Per capita incc
1990. The average annual rate of increa
percent between 1986 and 1990.
capita income rose dramatically in the MSA between
15,760 in 1980, $27,024 in 1986 and $30,353 in 1990.
1.9 percent between 1980 and 1986, and 4.5 percent
to was $6,100 in 1980, $10,093 in 1986 and $12,184 in
was 20.7 percent between 1980 and 1986, and 5.1
CITY OF FAYETTEVILLE EMPLOYMENT. Total employment within the City of
Fayetteville was 21,133 in 1990. The largest employers in the City were the University of
Arkansas with 4,496 full- and part-time p& rsons, Campbell Soup with 1,080 and tyson Foods
with 561 employees.
The City had a relatively high percentage
specialties at 12.7 percent and 20.6 perce
Fayetteville as both the regional service c
14.1 percent which was reflective of Fayi
occupations associated with manufacturii
operator/assemblers — comprised 7.2 pe
persons employed in management and professional
respectively. This characteristic was reflective of
ter and the home of U of A. Retail sales employed
�ville's position as the regional retail center. The two
— precision production and machine
ant and 6.0 percent respectively.
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Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
TABLE 3,19
EMPLOYMENT STATISTICS
TOI'AI.1 MPWYMI:NT & FM1'I.DYME I BY INDUSTRY
wasp rgton w.
1970 1970 1980 1980 1990 1990
Agiialfacl'mestry
IMimg
(:btstrsion
297
45
1,68
9.80°6: 2,778
015'/o 1 80
568% I 2,635
636"/o
0.18%
603%
2,683 4.74°!o
73, 0.13%
7,668 I 4.72%
Matrlaarrirg
Traispata&RiblicUWities
638]
198?
1159'/0 1 8,335
672%' 3$46
1905%
7 J'/o
11,829 ; 2091%
4,271' 755%
4.13%
1039. 531%
Wholesale Tra&
877
297°/a! 1,833
Retail Trade
Fuwre,bmrarcx,Real Esta4
5,044
802
17(r1°/0 7678
271% 1 1,556
1758%
336'6
10,471 I852%
2575 . 455%
9,123
72
3087% 14,327
3281%
17,730 3134°/n
Serves
IThLcMni'istiaflon
2.Sc
1,141
2Gl°/n
1225 • 217°!n
100 00`,0
56567 1 I UO (Ill°,o
Total
29,55'• IlXL'V/0
43,680
Fawueville
1970 197C
1980
1980
1990
1990
AgiialtneFolesyy
232%
2gJ
IS
656
1,8X1
973
197/°
0.1 °!0
4.02°!0
1161%
5/o
323
25
654
3,187
1226
153%
0.I2°io
3.09%
15.08°/o '
580%
J\`yri g :4 0.2%
(brslnaon 461. 392%
Man_____ 1,724 ' 1468%
TrarslximafiorlRhlic(icLees 650 553°,lc
Wlnlesale'Frat 239
ReiailTrade 2108
203%
19-91!o
437
32(1
268°!0
1999/0
5@
4,SSJ
2('/0
2167°/0
Funite,Irsuarne,RealEslate
Service
Rhhc Adcricistaiui
334 281'/0 68)
5509 47.41% 7,637
375 3.9% 458
4.:&/o
47.(18%
28) o
1.IM
8933
448
5.Q%
4227°A
212%
Total
11,746 1(0Y/0
16.328
100.00°!0
21,133
1(10.00°!0
1970 1970
,rnglp peStry 378 Sob°/n
Miiirg 5 001%
G)ron 367 532°!0
Man&Lnrg 1,837 7bQ°/a
Spnrgoale
1980
2(X1
27
571
1,617
:980
1971/e
02ff/0
5.45%
25.01%
1990
344
20
706
3.671
1990
231%
0.13%
4.74%
24.61%
Trarsportatim4AbutUtlines
W!olesaleTra&
634
33114Y0
919°/0 1,102
612
10.41%
5.78°!0
1,561
718
105(1%
4$2°/n
Retail TM&
1,4@ 2129%
1935
1836%
192
1995°/0
Firwce.Irsuame,RealF.stat
Service
2?2394%
452 427%
&5
467%
1.462
21:9
2783 1fi29'/n
3870
25.9R%
140
2.ILx/o
230 217%
338
227%
Rbhc Adniiisl2tion
Taal I 6.9111
0 }.11n° 0
10,584 100.00%
:4,848
I (10.0(P/o
'Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
3�
TABLE 3.20
EMPLOYMENT BY INDUSTRY, MSA
Fayetteville, Springdale, itogers - MSA Employment Statistics
Percent of
1994 MSA Total Employment
Industrial
Manufacturing 33,800 2730°%
Subtotal 33,800 27.30%
Commercial
Transportation & Public Utilities 8,400 6.79%
Trade 33,200 26,82%
Finance, Insurance, & Real Estate 4,200 3.39%
Services 23,100 18.66%
Subtotal 68,900 55.66%
Total 102,700 82.96%
TABLE 3.21
EMPLOYMENT SECURITY COMMISSION STAT!tTICS, MSA
Industry
1990
1991
1992
1993
1994
Nonfarm Payrolc Jobs
100,600
103,300
108,400
115,400
123,800
5.000
4.04%
Constr.&Manuf.
3.100
3.08%
3,300
3.19%
3,700
3.41%
4,300
3.73%
Manufacutring
29,100
2893%
29,600
28.65%
30,200
27.86%
32,200
27.90%
33,800
27.30%
Trans. & Public Utilities
7,800
7.75%
7,900
7.65%
7,400
6.83%
7,800
6.76%
8,400
6.79%
Trade
25,400
25.25%
26.700
25.85%
28,100
25.92°.6
30,100
26.08%
33,200
26.82%
Finance, Ins. & Real Est.
3,400
3.38%
3,400
3.29%
3.600
3.32%
4,000
3.47%
4,200
3.39%
Services
16,600
16.50%
17,100
16.55%
20200
18.63%
21,400
18.54%
23,100
18.66%
Government -
. 15.200
15.11%
15300
14.81%
15200
14,02%
15,600
13.52%
16,100
13.00%
Source: Arkansas Labor Force Statistics, Annual 1 verages 1990-1994. Arkansas Einployment Security Department. I
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Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
40
TABLE 3.22
CENSUS SHARE EMPLOYMENT
City of Fayetteville
Estimated Total Employment
Employment Security Cornniission
Census Share Census Share
1994 Average May 1995
Unofficial Estimate Unofficial Estimate
City of Fayetteville 26,659 27.793
Source: A'kansas F mplopment .Secunn,1)eparrn,eur. 1995.
3.10 EMPLOYMENT PROJECTIONS
13v Cit% of Favette%.ae Ylamirg Staff, 1995
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Employment Security Commission data has been utilized to project future employment trends for
the 25 year planning period. The general assumption was made that the percentage of total
employment to total population would remain constant for the 25 year planning period. The
estimated future employment was then utilized to project future land use needs for each type of
land use The Employment Security Commission's total employment estimate for the City of
Fayetteville is 27,793 (May 1995) and corresponds to 53 18 % of the total population in
Fayetteville.
TABLE 3.23
EMPLOYMENT PROJECTIONS
1995 Est. Population:
1995 Est. Employment:
of Employment to Population:
52,258
27,793
53.18%
2020 Est. Population: 85,090
2020 Est. Employment: 45,250
Ratio of Employment to Population: 5318%
Source: Employment Security Corrunission. 1995
' Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
41
3.11 INCOME
By: Alfred N Raby, AICP, General Plan 2010
CITY OF FAYETTEVILLE INCOME. In comparison with the MSA's household median
income of $30,353 in 1990, Fayetteville lad a lower income of $21,202. The difference was
attributable largely to the presence of university students in Fayetteville. Students typically had
lower incomes, if any. While there is an absence or significantly lower income associated with the
student population, the student presence does contribute approximately $20,000 in sales each per
year to the local economy. The City had approximately 35 percent of its households with income
higher than the MSA's household median income. The upper incomes within the City were '
attributable largely to University employees and specialized professionals.
TABLE 3.24
INCOME
Fayetteville, 1990
Households Number Percent of Total
Less than 5,000 1,941 11.4
5,000 to 9,000 2,124 12.5
10,000 to 14,999 2,139 12.6
15,000 to 24,999 3,446 20.3
25,000 to 34,999 2,499 14.7
35,000 to 49,999 2,272 13.4
50,000 to 74,000 1,669 9.8
75,000 to 99,999 449 2.6
100,000 to 149,000 310 1.8
150,000 or more 160 .9
TOTAL 17,009 100.0
Median Household income = 21,202 1
Source: 2010 General Plan, U. S .. Bureau of Census, 1990.
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Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
I
' CHAPTER 4 LAND USE
' 4.1 HISTORICAL DEVELOPMENT PATTERNS
By: Alfred N Raby, AICP, General Plan 2010
' Topography has been the big factor influencing development patterns within and around
Fayetteville. Fayetteville is divided between the White River watershed on the east and the Illinois
River on the north and west. The White River watershed provided the largest and most readily
available source of water, thus much of the City's early growth occurred along the western side of
the White River Drainage Basin.
Early settlers to the Fayetteville area utilized the varying topography and watershed basins to
determine how the land would be developed. Typically, homes were built on the hillsides which
provided ready access to water and shelter from inclement weather. Farming operations prevailed
along creeksides. Major thoroughfares paralleled stream valleys. Streets that were necessary to
' traverse major grade changes 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
' 4.2 EXISTING LAND USE
By City of Fayetteville Plarn:ng Staff. 1995
' Existing developed areas (June 1995) were grouped into the following three categories to
estimate total developed areas. Residential, Commercial, and Industrial. These areas were
' mapped and area calculated using 1994 aerial photography. Fayetteville currently has an
estimated 7,306 acres of developed residential land, 1,306 acres of developed commercial land,
and 442 acres of developed industrial land Much of the undeveloped and underdeveloped areas
' are located within floodplains and on steep hillsides and represent approximately 67% of the area
within the city limits.
' TABLE 4,1
DEVELOPED AREA (acres), INCORPORATED AREA
' Residential 7,306 Undeveloped &
Commercial 1,306 Underdeveloped
18,580
Industrial 442
subtotal 9.054 TOTAL 27,634
.Source: City of Fayetteville Planning Drvisron 1995.
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Fayetteville. Arkansas, • GENERAL PLAN 2020 • December 1995
43
CITY OF FAYETTEVILLE. There are 7,785 acres of undeveloped or underdeveloped land
that may be suitable for future development located within the current City limits (areas that are
outside of special flood hazard areas and slopes 15% or greater). The undeveloped and
underdeveloped areas are shown on Figure 4 1 and have been classified into three different
categories inside the city limits (1) floodplains, (2) hillsides, and (3) undeveloped/underdeveloped
land suitable for development. On the same map, areas of floodplain and hillsides are shown
within the planning area but the remainder of the planning area is assumed to be
underdeveloped/undeveloped and are therefore not mapped. Developed areas are defined as areas
that have been platted and developed and include subdivisions and large scale developments
PLANNING AREA. There are currently 20,000 acres of undeveloped or underdeveloped land
that has been identified within the Planning Area. Most of the land located within the Planning
Area is generally undeveloped or underdeveloped and is not being fully utilized except for limited
farming operations with single family homes located near public roads.
FUTURE LAND USE MAP. The future land use map shows 2,852 acres of undeveloped/
underdeveloped residential, 1,404 acres of undeveloped/underdeveloped commercial, and 1,074
acres of undeveloped/underdeveloped industrial land within the city limits. Undeveloped/
underdeveloped commercial areas are a combined total of the regional commercial, community
commercial, office, and neighborhood commercial land use classifications. The developed area
estimates were calculated based on 1994 aerial photography and don't reflect current zoning
TABLE 4.2
FUTURE LAND USE MAP AREA CALCULATIONS (ACRES)
Future Land
Developed
Estimated
Estimated
Use Map Area
Area
Undeveloped
Area Area Needed
Commercial 2,710
1,306
1,404
820
Industrial 1,839
442
1,397
278
Residential 10,158
7,306
2,852
4,846 to 5,446
' Source: City oJHayettevelle Planning Division, 1995
4.4 PROJECTED LAND AREA NEEDS TO ACCOMMODATE
ESTIMATED GROWTH
Land use projections are tied to the growth in population, employment data, and total estimated
developed area for the City of Fayetteville and are based on similar ratios and methods used in the
2010 General Plan.
COMMERCIAL AND INDUSTRIAL LAND NEEDS. Estimated commercial and industrial
employment growth will require an additional 1,098 acres by the year 2020. This growth was
projected by utilizing Employment Security Commission data and estimating future employment
to the year 2020. To project future employment, the assumption was made that the percentage of
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
45
employment in each sector of the work force would remain constant for the 25 year planning
period. '
Employment ratios were developed as part of the mapping and were utilized to estimate total land
requirements for the year 2020. Employment is estimated at 11.85 employees per acre for
commercial and 17.17 employees per acre for industrial.
Within the City limits, there are currently
land shown on the future land use map (d,
will be required to accommodate the cure
2020. This estimate is based on primarily
less commercial land may be required if it
developed.
The future land use map contains approxii
that total estimated to be developed. The
year 2020 is 278 acres.
The south industrial park contains 430
should provide adequate areas for new
planning period.
04 acres of undeveloped/underdeveloped commercial
not include mixed use areas). A total of 1,099 acres
and projected commercial employment by the year
gle story commercial development. In the future,
multi- story structures with multi -story parking are
1,839 acres of industrial land with 442 acres of
red land need for all industrial employment to the
and the research park contains 389 acres which
trial and research facilities within the 25 year
ABLE 4.3
VIENT DENSITIES
1995 Existing Commercial and Industrial Land Area and Employment
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Developed 995 Estimated Employees/ 1
City of Fayetteville Acres Employment* Acre
Commercial 1,306 15,470 11.85 '
Industrial 442 7,587 17.17
Other N/A 4,736 N/A
Total
27,793
*MSA Ratio, Arkansas Employment Security Department, 1995.
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Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
46
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TABLE 4.4
INDUSTRIAL AND COMMERCIAL
LAND REQUIREMENTS TO ACCOMMODATE GROWTH BY 2020
1995-2020 Employment Increase
Acres
Needed
Commercial 820
Industrial 278
Total 1,098
Employment Ratio Calculated
Growth Employees/Developed Acreage
9,719 11.85
4,767 17.17
Source: City of Fayetteville Planning Division
TABLE 4.5
FAYETTEVILLE SOUTH INDUSTRIAL PARK
YEAR
NO. ACRES
BLDG.
EMPLOYED
FIRM LOCATE)
PURCHASE:)
SQ.FT.'95
SEP.'95
R & P Electroplating Co.
19%2
7.60
42,000
28
Armstrong Fools. Inc
1973
5990
47,000
70
largo Engineenng Co
19%6
700
33,000
40
Ozark Co-Operattve Warehouse
1976
14.60
34,565
4J
Packaging Specialties Co
1976
2 80
36.000
80
Northwest Oil Co. Inc
1978
4.90
3,750
12
American Air Filter Co
1979
12.95
60.000
200
ArneriGas
1979
244
3,000
6
National Biofuels, Inc.
1980
4.29
3.400
Vacant
Northwest E:ectnc
1981
3 02
4,320
48
SWEPCO Power Sub -Station
1981
375
N/A
N/A
Marshalltown Tools. Inc
: 981
1463
87,000
175
Arkansas Western Gas Co.
1982
7 98
34,736
78
Supenorindustnes,:nc.
1986
35.99
642,000
1,169
PACMAC
1987
101
19,998
80
Marshalltown Tools Warehouse
1988
28 SC
79,600
25
Mostare Manufacturing Co.
1988
28 52
Future
N/A
Specialty Fastening Co.
1989
4 77
40,00C
60
Danaher Tool Group
:991
28.78
93,242
125
Layer'sMarine
1993
194
2,100
4
BioEngineering Resources,:nc.
1994
9.90
14,000
50
Heartland Suppiv Co.
1994
11 1C
22,000
10
Indutec Corporation
1994
5.50
3.500
12
Arkansas Packaging Products
1995
2 20
9.975
10
TOTALS
304.34
:,315,286
2,322
Source: Fayetteville Chamber of Commerce, 1995.
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
47
I
RESIDENTIAL. The amount of land needed to accommodate the estimated growth in
residential land use is estimated between 4,846 to 5,446 acres to accommodate 13,845 additional
dwelling units.
Average density for all of 1994 residential subdivisions and is approximately 2.41 dwelling units
per acre for single family R-1 zoning subdivisions and 8 dwelling units per acre for multi -family.
The overall residential density calculated h�orn aerial photography is estimated at 2.58 dwelling
units per acre.
These 1994 density factors were utilized in residential dwelling unit projections because they '
represent current development densities. However, policies in General Plans 2010 and 2020
encourage higher urban densities, where appropriate, in order to provide greater efficiency of
providing infrastructure and achieving a more compact urban form. Implementation of this policy may require less land in the future to accommodate new residential growth.
Depending on how much of the underdeveloped/undeveloped and mixed use areas develop in the
future as residential properties and at what density, the City may need to annex in order to
accommodate future residential growth. Mixed uses areas should be allowed to develop with
future residential, office, limited industrial, and public land uses. Many of the mixed use areas
shown on the future land use map are areks that are undeveloped or underdeveloped and could be
developed for future residential land uses
TABLE 4.6 '
RESIDENTIAL LAND AREA AND HOUSING NEEDS '
Duelling
Acres Units Assumption (High Land AreaEstiniate)
Single Family 1,560 3,760 2.41 units/acre and a 5% vacancy rate
Duplex & Multi Family 879 71033 8 units per acre and a 5% vacancy rate '
Hillside 1,469 1,469 1 unit/acre, 50% of the area developed
Floodplain ' 1,538 1 583 1 unit/acre, 50% of the area developed
Total Acreage 5,446 13845
D felling
Acres Units Assumption (Low Land Area Estimate)
Single Family 1,253 3,760 3 units/acre and a 5% vacancy rate
Duplex & Multi Family 586 7,033 12 units per acre and a 5% vacancy rate
Hillside 1,469 1,469 1 unit/acre, 50% of area developed
Floodplain 1,538 11,583 1 unit/acre, 50% of area developed
Total Acreage 4,846 13,845
Source: City of Fayetteville Planning Division.
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
4F '
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TABLE 4.7
PROJECTED RESIDENTIAL HOUSING MIX
Additional Population Growth 32,832
Additional Dwelling Units 13,186
Percentage of Type of Dwelling Units
Single Family 49 2°/,
Multi Family 50 8%
1994 Single Family Density 2.41 units/acre
' 1994 Multi Family Density 8.00 units/acre
Assumed Vacancy Rate for All residential Dwelling Types = 5%
Total Dwelling Vacancy Rate
Units Adjustment
Number of Single Family Dwelling Units needed 6,488 6,812
' Number of Multi Family Dwelling Units needed 6,698 7,033
Total 13,186 13,845
' Source: City of Fayetteville Planning Division.
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4.5 FUTURE LAND USE MAP -AREA BREAKDOWN
CITY LLMITS. The following table represents the land area within the City of Fayetteville
shown on the future land use map Residential land use is the largest area designated on the
future land use map and represents approximately 36% of the area. The second largest area
shown is the "environmental resource areas and parks" which consist of floodplains, hillsides and
parks and open space. Commercial areas represent 17% of the total land area and include all
types of commercial uses and commercial zoning
PLANNING AREA. Much of the planning area is designated as residential on the future land use
plan. Community commercial nodes have been added along the major arterials and the proposed
eastern bypass at major intersections.
' Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
49
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Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
50
' CHAPTER 5 COMMUNITY SERVICES AND
FACILITIES
I
' 5.1 BACKGROUND
This section has been prepared to give a general overview of the existing City services and
facilities and other service providers to residents of Fayetteville, the surrounding communities of
'
Elkins, West Fork, Farmington, Greenland, Johnson, and other areas.
' The City Council on February 7, 1995, passed Resolution No. 13-95 directing planning staff and
the Planning Commission to propose a revised comprehensive land use plan to the City Council by
August 1, 1995. As part of that resolution, a policy statement was included with regard to where
' new development may occur based on infrastructure location, existing capacity, and planned
capacity.
' Section 3 (E) of the resolution states:
A plan for the accommodation of the necessary growth in these undeveloped and
t underdeveloped areas, including the reservation of open space for parks, recreation, and
the preservation of the character of the city, at all times ma..mizing the utilization of
' existing infrastructure for the purposes of efficiency and economy of development, and
minimizing development where new infrastructure would be required, or where
existing infrastructure would be overtaxed The plan shall specify development
' densities appropriate to different areas of the City, in accordance with sound principals
of urban design, and shall provide for transportation alternatives to automobiles.
including pedestrian and bicycle facilities.
This section is in response to Resolution No. 13-95 and provides base information from which
additional growth management plans will be developed.
1
5.2 ORGANIZATION OF THIS SECTION
' Each service and/or facility provider was asked to respond to Resolution 13-95 with regard to the
' current services they provide, planned improvements, and their ability to adequately provide
services and facilities to accommodate additional growth to the year 2020. The Planning Division
has summarized those responses from the 150 pages which were submitted in response to
' Resolution No. 13-95 The individual responses can be found in Appendix C.
The Planning Division along with other City divisions and departments has developed, researched,
' and compiled as much information as possible on city services and facilities in order to develop
the type of land use plan which was prescribed in Resolution No. 13-95.
I
' Fayetteville, Arkansas, 1 GENERAL PLAN 20201 December 1995
51
'
This element has been divided into sectio s each relating to a service or facility provided to
residents of the City and surrounding communities. The information should be viewed as a
starting point to ultimately answer the resolution's directive of "...at all times maximizing the
utilization of existing infrastructure foi the purposes of efficiency and economy of
development, and minimizing development where new infrastructure would be required, or
where existing infrastructure would be overtaxed."
5.3 GENERAL PLAN 2020 SERVICES AND FACILITIES MAPPING
ISSUES I
Identifying in detail where infrastructure will be overtaxed on a map is impossible because detailed
studies by other departments and divisions outside of the planning division haven't been
completed. Such studies were planned ph -or to this resolution and are currently underway or are
about to begin and will provide the information to meet Resolution No. 13-95. Staff will try to
provide as much geographic information as possible in this one area so the Council can make the
best decision possible with regard to the land use plan. The following studies are currently
underway or about to begin: '
Water:
Update of the Master Water Plan' Contracted Firm: McGoodwin Williams and Yates
Start Date: April, 1995
Completion Date: September 1995
Beaver Water District:
Water Plan 2015
Start Date: April, 1995
Completion Date: November, 1995
Sewer:
Sewer System Study- Contracted) Firm- CH2M Hill
Start Date: November, 1995
Completion Date: November, 1996
Schools:
School Master Plan
Start Date: unavailable
Completion Date: unavailable
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Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
52
' Without complete information, the Planning Division will have some difficulty making
recommendations on future large annexations or areas appropriate for new development that have
been requested as part of Resolution No. 95-13 The information from the uncompleted studies
' would be helpful in compiling a more detailed report; however, all planning document
information is constantly being updated and refined Detailed reports will be given to Council as
the studies are completed and will be incorporated into future planning documents.
' Overall, this section provides some insight into what current services and facilities exist, their
capacity, and what future projects will be needed in order to serve the estimated population of
' 85,000 in the year 2020 The response of private utilities to the City was that they could
accommodate growth as it occurred and are therefore not included in this summary.
' 5.4 FIRE DEPARTMENT
' INVENTORY AND CONDITION OF EXISTLNG RESOURCES
' Number of Employees 68 civil service certified personnel and one civilian secretary
Apparatus Type: * 5 FFD Pumpers. with 3 in poor condition
* 3 FFD Pumpers/Ladders
* I FFD Rescue Truck
* 2 ARFF (Aircraft Rescue and Firefighting ) units, with I in poor
condition
' * 1 Brush Truck
* 1 HazMat Truck, in poor condition
* 1 Air Service Truck
* 6 Air Command Cars
I
5 Fire Stations: All five stations are eighteen to thirty-one years old and in fair to good
condition They have many years of use left, but have become very expensive to maintain.
Office equipment includes two computers with one in need of upgrade: The immediate and most
' pressing need is to acquire seven PC's to be divided among the four sub -stations and three at
Station #1.
Communication Equipment: The Fire Department is a participant in the City's 800 Megahertz
city wide radio system. This involves eighteen mobile and twenty portable radios.
Training Facilities: The Fire Department has no training facility other than a class room on the
second floor of Station 41
IFUTURE SERVICE
' The City will need 8 fire stations by 2005 and 10 or 11 by 2020
Replacement fire apparatus: * 5 pumpers between 1999 and 2005
* I aerial device between 1999 and 2005
' Fayetteville, Arkansas, • GENERAL PLAN 2020 • December IS95
�3 J
* 3 replacement pumpers between 2005 and 2020
* 1 additional pumper for each additional station built
* 1 replacement and I additional aerial device between 2005 and
2020
The City needs to construct and operate a full time training facility for the Fire Department. This
facility should be built as soon as possible, but between 2000 and 2005 at the latest.
The Department anticipates that the area of the City will increase due to annexations. As a result,
priority should be placed on developing existing areas currently within the City over annexations
to limit the City's land area size. '
Fire Contracts (outside city limits): The Department presently services over 300 contracts.
This should be the maximum number and no more should be issued. At the very least the City
should establish the current outer borders %r rural contracts as permanent borders, and not
enlarge these borders as the city limit grows. '
If all the stated improvements discussed hdrein (and in the Appendix C) were implemented, the
Fire Department feels that it could serve the City adequately as it grows if that growth is in
accordance with projections.
5.5 PARKS AND RECREATION DEPARTMENT
INVENTORY AND CONDITION OF EXISTING RESOURCES
One of Fayetteville's greatest assets is its wide diversity of recreational areas and open space.
Today Fayetteville has 33 parks totaling 486 acres and another 2,652 acres of land at the three
lake sites. As more people move into the area, it is important that ample land be provided for
both active and passive recreation.
Number of Employees: 13
Park Type and Acreage:
PARK TYPE ACREAGE
2 Sub -neighborhood 3
11 Neighborhood 51
10 Community 431
3 Regional 2,652
1 Special Use 1
(Downtown Square)
The condition of existing resources is varied. Some facilities in the older parks have been there
for close to 20 years. Since the mid 1970's new standards have been developed, including passage
of the Americans with Disabilities Act (A.D.A.), and park departments are expected to work
toward compliance.
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
54 '
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' In addition to new standards, years of vandalism and heavy use have taken their toll on some of
the older park facilities. Approximately $4,522,000.00 of identified needs by 2010 for fans and
replacement or renovation have been included in Capital Improvement Program (CIP) p
unfunded plans for existing park facilities. Vehicles and computer capability must also be updated
as time passes.
The parks and recreation maintenance program is operating out of a building built in 1927. This
facility is totally inadequate for a maintenance program the size of Fayetteville. A new
' maintenance facility needs to be included in any future CIP requests.
FUTURE SERVICE
' In every category of park facilities, i.e., athletics, recreation centers and land, the City is not up to
1995 National Recreation Standards. Additionally, the Parks and Recreation Department will
' need 1 employee per 3,000 residents by 2020, thus adding approximately 16 people to meet the
2020 standard
According to the national recreation standards, the City has facilities to serve only 53% of the
current population. On November 14, 1995, the citizens of Fayetteville passed a one cent hotel,
motel, restaurant (HMR) tax to implement the unfunded plans for existing and future park
' facilities. This new tax should enable the Parks Department to stay current with the national
recreation standards for the 25 year planning period. A detailed description of funded and
' unfunded park capital projects is located in Appendix C.
The following illustrates park lands required for the future (2020) to meet National Recreational
' Standards:
Regional Park Land -0
City Park Land - 364 acres
'-Softball Complexes - 3 parcels, 25 acres each
-Baseball Complexes - 4 parcels, 25 acres each
-Soccer Complexes - 2 parcels, 30 acres each
•-20* acre "Gulley type" in NW Quadrant
• 20+ acre "Gulley type" in SE Quadrant
Maintenance Facility - 1+ acre, centrally located
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5.6 POLICE DEPARTMENT
' INVENTORY AND CONDITION OF EXISTING RESOURCES
Number of Employees: Non -uniform - 36
Uniform- 69
' Total -l05
Fleet: 26, with 3 units needing to be replaced
Capital Facilities City Jail is outdated
' IBM system 36 Computer and printers, inadequate
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
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FUTURE SERVICE
As population increases, police related calls for service will rise and therefore the need for
additional personnel and equipment will increase accordingly. Also, as new areas are annexed
into the City, it will affect the Police Department's response time to calls which in turn will also
create the need for additional personnel and equipment.
It is the Police Department's opinion that it will be able to serve all citizens with the above
support.
5.7 SCHOOL DISTRICT
The School District was unable to provid d staff with current information. The following is taken
from the 2010 General Plan.
INVENTORY AND CONDITION OF EXISTING RESOURCES
Schools: Elementary - 8, enrollment of 4,078
Junior High - 2, enrollment of 1,511
High School - 2, enrollment of 1,309
Significant increases have occurred since
population brought with it a large increas
enrollment increased by 1,246, or 22.1%.
enrollment which gained by 901, or 29.5°
moderate for the five-year period, indicat
had not worked its way through the syste
Current enrollment indicates that four
Butterfield Trail, Leverett and Root.
Jefferson is at 86% of capacity.
* Two new elementary schools are under
Special: Uptown School is the only
opportunities for at -risk students. A
987 in public school enrollment. The large influx of
in school -age children. Between 1987 and 1992, total
The most notable increase was in elementary
. Junior and senior high enrollment increases_were
ig that the rapid introduction of elementary students
nary schools are overcrowded. The four are Asbell,
Happy Hollow and Washington are at capacity.
as of August 1995.
school within Fayetteville providing educational
attendance is approximately 19.
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5.8 SOLID WASTE DIVISION
INVENTORY AND CONDITION OF EXISTING RESOURCES
Number of Employees: 35
Fleet: 22 - Several of the existing vehicles are in need of replacement.
These replacement vehicles have been approved by City Council
and ordered by the Fleet Maintenance Division
Current Service Provided: Residential/Households collected - 14,282
Commercial/Accounts collected - 1,200
FUTURE SERVICE
The Solid Waste Division is an enterprise fund that is supported through user fees The user fees,
if structured correctly, should give the financial capability to continue providing solid waste
service with any level of growth in the City The user fees would support additional personnel
and equipment.
The City has committed to building a transfer station to accommodate South Washington County
in addition to the City of Fayetteville. The estimated total of 250 tons per day includes South
Washington County's and the City of Fayetteville's waste generation. Over the 20 year planning
perLd, annual municipal waste generation (including landscape waste) for Fayetteville and South
Washington County is projected to increase from 49,765 tons in 1995 to 68,839 tons by 2015.
The average annual quantity would be approximately 58.800 tons.
The following criteria would be used to request additional personnel and equipment to provide
current levels of services:
' Residential - Every 800 additional single family dwellings would require one additional
residential solid waste route. Each residential solid waste route expansion would require two
additional full-time employees and one additional solid waste vehicle
Residential Recycling - Every 2,000 additional single family dwellings would require one
additional residential recycling solid waste route. Each residential recycling solid waste route
' expansion would require two additional full-time employees and one additional solid waste
vehicle.
' Commercial - Every 175 additional commercial establishments would require one additional
commercial solid waste route. Each commercial solid waste route expansion would require one
additional full-time employee and one additional solid waste vehicle
The Solid Waste Division can accommodate any new development; however, the east side of
Fayetteville will be more cost effective and efficient to provide service to due to the proximity of
the transfer station.
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5.9 STREET DIVISION
INVENTORY AND CONDITION OF
RESOURCES
Number of Employees: 24
Fleet: 36 vehicles, with 4 in poor condition
Area of Service: 44 square miles
FUTURE SERVICE
The Street Division foresees the need to double the 1999 personnel and to increase the fleet
requirements by approximately 80% to effectively meet the service requirements of the year 2020,
with costs projected to be $2-3 million d Illars annually.
By the year 2010, due to the area's growth, the Street Division estimates the need for another
facility located in the northwest quadrant of the City. This need will also require approximately
$1-2 million dollars. The time required for this project should be approximately 2 years.
Servicing new development would be n
City providing completion of the above
5.?n TRAFFIC DIVISION
INVENTORY AND CONDITION OF
Number of Employees: 5
Fleet: 2 (plus
The Traffic Shop - is in need of i
The Sign Maintenance Truck - n
2 Office Computers - need to be
The Traffic Division Office - adc
50 traffic signals - are 95% in cc
5,000+ traffic signs (with the ex,
Intensity signs on a FHWA proji
year life Maintenance of - 35 mi
meters
FUTURE SERVICE
Projected needs for the next 25 years:
50-75 additional traffic signals
A main frame computer traffic
decisions on the fly
efficient if it occurred northwest and southwest of the
itioned new facility.
RESOURCES
shared with 3 other people)
to be replaced
fiance with the MUTCD
)tion of stop signs which were replaced with 3M Hi-
) - are in need of major replacements of ensure a 10-15
of street stripping, I parking deck, and 700 parking
system capable of making traffic coordination
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10,000 sign installations
A new operation center will be required in 10-15 years
Demand for traffic control devices will double in the next 10-15 years and triple by 2020. The
City will need 3 additional sign crews (6 people) and 3 more traffic signal technicians. The Traffic
Shop will need to be expanded to accommodate necessary equipment or be replaced with a new
facility. Related equipment needs are:
Additional bucket truck
Two sign/maintenance trucks
Traffic Superintendent/Technician vehicle
Concrete saw, air compressor and other traffic maintenance equipment.
5.11 WASTEWATER TREATMENT DIVISION
INVENTORY AND CONDITION OF EXISTING RESOURCES
The City of Fayetteville constructed the Paul R. Noland Wastewater Treatment Facility in 1988
Number of Employees 28
Hydraulic Capacities: The biological treatment system was designed to treat 17.0 million
gallons per day (mgd) Ileadworks and sludge handling are at 10.0 - 12.0 mgd capacity. Plant
discharge permit was issued based on 12.4 mgd flow. 1994 hydraulic loading was 11.3 mgd
Sludge Handling: Sludge stabilization takes less than 40 days with probable capacity for 50%
increase in sludge loading Land application and annual loading is at 50 to 60% of capacity. If
industrial pretreatment limits are maintained, there are no cumulative heavy metals loading
problems. Existing land application site has nearly unlimited life and could handle loading
increase.
Industrial Pretreatment: Current industrial users (IUs) account for about 20% of plant loading.
Food processing plants contribute significant organic and hydraulic loadings. Metal industries
contribute small volume but most metal loading.
' FUTURE SERVICE
' The existing facility has adequate capacity for normal flow and loading increases in these areas
primary clarification; secondary treatment (except for clarifiers); sludge handling (with new
covered system); sludge land application.
The existing facility would need upgrades to the following units gritiscreening removal,
secondary clarification, effluent filtration; sewer system transfer capacity.
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Effluent discharge limits would also have
An additional facility on the west side of
Discharge Elimination System (NPDES)
Department of Pollution Control and Ec
covered by the upcoming sewer system i
5.12 WATER SUPPLIERS
BEAVER WATER DISTRICT
INVENTORY AND CONDITION OF
Number of Employees: 33
Apparatus: One intake
2 treatment
1 high servi
Maximum capacity: 80 mgd
FUTURE SERVICE
be raised to accommodate higher loadings.
has been discussed. A new National Pollutant
it would have to be negotiated with Arkansas
(ADPC&E) and EPA. Costs and feasibility will be
complex
Beaver Water District currently has under contract a study to determine the extent of the
improvements required on the Joe M. Steele treatment facility. The report is scheduled to be
completed in October 1995. No data is available at this time.
The District currently owns all of the Municipal and Industrial water allocation in Beaver
Reservoir. That amount is 120 mgd average.
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No information beyond the year 2007
which
was
the end of the twenty
year planning period is ,
available. The new study
will expand
the
master
planning period to the
year 2015.
WHITE RIVER RURAL WATER
INVENTORY AND CONDITION OF
Number of Employees: 7
Fleet: 4
No other information was provided by
TWO TON WATER PROJECT
The project's transmission lines will not
that the project will wholesale water to
RESOURCES
District.
any of the Fayetteville growth area. It may be
,ton County Rural Development Authority (RDA)
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' and RDA lines would run into the growth area That would be between RDA and Fayetteville
and would not involve the Two -Ton Project.
' MOUNT OLIVE WATER ASSOCIATION
The Mt. Olive Water Association serves over 1,300 users in eastern Washington County and
Western Madison County, with water obtained from both Fayetteville and the Madison County
Water Association. The distribution system serves only a few users in the Fayetteville growth
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area, specifically, 7 users in Section 29 along Ed Edwards Road and 9 users in Section 15 along
Wallen Mountain Road. In both cases, these users are above the elevation that can be served by
• the Fayetteville water system.
5.13 WATER AND SEWER SYSTEMS
INVENTORY AND CONDITION OF EXISTING RESOURCES
The sewer system has had two major stages of development in the last 20 years. In 1975, the
Farmington and Greenland systems were constructed and pump stations were installed. The
second major stage occurred in 1985, when the facilities plan was completed The plan addressed
what size sewer treatment plant was needed and where force mains and pump stations should be
constructed The 1985 facilities plan has been implemented and facilities were designed for a 20
year period. A new sewer system study is currently being negotiated and a contract should be
presented to the Council by October of 1995. The completion date of the study is targeted for
Fall of 1996.
There are several areas within the sewer system where maximum capacity has been achieved One
of these areas is the pump station on Highway 16 West. This station is adequate to serve the
existing subdivisions already built in the area, however, expansion of the existing pump station is
necessary and is planned for 1995 to serve additional development. Impact fees are currently
being assessed on new developments to pay for those increases in capacity.
The other area that will have to be closely watched is south Crossover Road. Additional
development at the scale of the Cliffs Apartments would require additional improvements to the
system.
The sewer rehabilitation program has been underway over the last four to five years and to date a
total of 14 million dollars has been spent on the studies and actual work. The result of this
program has reduced peak flows into the sewer plant and has increased sewer capacity for
domestic growth.
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
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WATER
Major improvements were made to the
and service into the planning area. A w
recommended installation of a 42" trans
Fayetteville. An update to this study is
Fall. This update will address outlying
With the current transmission
2025. Current and planned storage capa
Storage capacity is normally not planned
periods are used because these types of f
period of time to meet current demands.
storage in the southwest area of Fayette1v
r system in 1975 and included new transmission lines
system study was completed in 1990 and
ion line and storage facilities in the southwest part of
ently underway and is expected to be completed this
storage, and areas where reinforcements are needed.
the planned capacity should be adequate to the year
will be adequate up to the year 2000 to 2003.
1 built for 20 year periods. Instead, 10 to 15 year
ties can be designed and built in a relatively short
e 1990 water system study did recommend additional
and this facility is currently under construction.
The
distribution
system is not normally planned
for 20 year periods.
As
development
occurs it
will
be extended
to the transmission lines.)
For example, the area out
on
Highway 16
West has a
transmission line that loops south into
area.
There are two areas in the City where in
Fayetteville Country Club Hill area and t
of these areas can meet the fire demands
the system cannot meet the demand gene
until improvements are made to the syste
recommendations to resolve instantaneoi
EXTENSION POLICY
and provides sufficient water service to the
ntaneous peak demand can't be met. One is the
other is the Hyland Park area. Water systems in both
id normal demand; however, during hot, dry, summers
ted. Development has been restricted in both areas
and the water system study update will provide
peak demand capacity problems in both areas.
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The current
water and sewer extension
policy
requires the developer to
install and pay for lines
within their
development. The City does
require oversized lines in some new developments and
participates
in the cost when additional
c4pacity
will be needed to serve
future growth.
The City has not in the past required developers to pay for treatment plants, transmission lines, or
storage facilities. Developers do install al d pay for lift stations when they are needed to serve
their development.
The City of Fayetteville does serve Farmington, Greenland, and parts of Johnson with water and
sewer and customers are billed directly. The City also accepts Elkins sewer by manhole and this is
arranged by contract.
The City has contracts with Farmington and Greenland to accept, maintain and service their
sewer systems. Both communities own the lines which were constructed in 1975 as part of a
HUD grant and improvement district. The City does not serve residents with sewer in the growth
area.
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
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' Water was provided to the growth area in 1975 in order to establish Fayetteville as a water
service provider for the area. Most of the water system in the growth area was not designed for
fire protection. West Fork and Elkins are also served by selling water to them at meter points.
The City has begun to allow placement of fire hydrants'in the growth area on lines that have been
designed to meet fire flow requirements. This policy was initiated around 1990 when the
community of Wheeler installed a water line that was sized properly for fire hydrants.
5.14 STORM WATER MANAGEMENT
The City currently has a contract for a city wide drainage study. The first phase of that study has
' been completed which resulted in the adoption of a drainage manual and ordinance. The second
phase of the study will involve an inventory of the system and the third phase will be a study of
the system's water shed.
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' CHAPTER 6 GUIDING POLICIES AND
IMPLEMENTATION STRATEGIES
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6.1 BACKGROUND
' The General Plan 2020 Guiding Policies and Implementation Strategies document was prepared
by the Planning Division under the direction of Resolution No, 13-95 passed by the City Council
on February 7, 1995. These guiding policies and implementation strategies have been integrated
' into this document from public comment received during the public participation process and from
the following plans, studies. reports and ordinances:
General Plan 2010, Resolution No 120-93
Master Street Plan, Map and Text, Resolution No. 59-95
Bikeway Feasibility Report, Resolution No. 117-93
Ten Year Master Parks Plan, Resolution No. 62-94
Corridor Study, City of Fayetteville. May 1992
' Downtown Parking Study, March 8, 1994
Downtown and University Corridor Revitalization Plan, September 1990
General Plan 1970-1990, October 1969
' Limited Neighborhood Commercial Use, May 95, Ord. No.3892
Detached Second Dwelling Unit, April 95, Ord. No. 3887
' Off-street Parking Standards and Regulations, February 95, Ord. No 3870
Flood Damage Prevention Code, March 95, Ord. No. 3880
Performance Bond for Unfinished Improvements, February 95, Ord. No 3869
' Design Overlay District, June 94, Ord. No 3806
Park Land Dedication Procedure and Fee Update, May 94, Ord. No, 3797
Expansion of Residential Zoning Districts, May 94, Ord. No. 3792
Sidewalk Timing and Location Standards, November 93, Ord. No. 3738
The purpose of this section is to provide a set of guiding policies and implementation strategies
for the areas defined on the future land use map.
6.2 GENERAL LAND USE CLASSIFICATIONS
' In order to create and maintain a sense of place and connectivity within neighborhoods and the
community, the City of Fayetteville has adopted these guiding policies and implementation
strategies for making land use decisions within the City. Particularly, the General Land Use Plan
' is the most important document in achieving long range planning and implementing land use
' Fayetteville, Arkansas, 1 GENERAL PLAN 20201 December 1995
64
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controls such as zoning and subdivision regulations. Guiding land use policies and
implementation strategies to achieve this gbal are grouped into 12 categories as fisted below:
6.3 Residential
6.4 Regional Commercial
6.5 Community Commercial
6.6 Historic Downtown Commercial
6.7 Neighborhood Commercial
6.8 Professional Office
6.9 Mixed Use
6.10 Industrial
6.11 Environmental Resources
6.12 Open Space/ Recreation '
6.13 National Registered H iistori Districts
6.14 Community Character
Each land use classification is defined below, and land areas for each classification are designated '
on the Future Land Use map, except for community character and environmental resources.
Future land use designations are based on existing land use patterns and needs for these land uses
as based on future population projections and policies which the City wishes to implement. In this
document, the Guiding Policies and Implementation Strategies to be adopted as a part of General
Plan 2020 are presented in normal text. Historical notes, explanations, and progress made since
General Plan 2010 are included in bold italic text. The Future Land Use Map and the policies
upon which it is based are the official guid to be used when the Planning Commission and City
Council consider rezonings, conditional uses, and annexation requests.
6.3 RESIDENTIAL AREAS '
Residential land use represents the largest area designated on the future land use map.
Maintaining and enhancing the residential environment of neighborhoods is an important
community goal. Existing zoning districts separate housing types by density, housing type, lot
size, and frontage requirements and thus promote uniformity of sizes and density. In a policy shift
consistent with General Plan 2010 principals, this land use plan establishes a policy for residential
areas to be planned as traditional neighboreoods containing a mix of different densities, housing
types, and lot sizes. Preserving existing housing in areas currently zoned for commercial or
industrial use will also provide residents o£ traditional neighborhoods with job opportunities
nearby and contribute to transportation goals by reducing dependency on car trips.
Residential Areas: Guiding Policies
6.3.a Utilize principles of traditional residential urban design to create compatible, livable, and '
accessible neighborhoods. '
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
65 '
6.3.b Protect and restore Fayetteville's outstanding residential architecture of all periods and
styles.
6.3.c Minimize through traffic on minor residential streets.
6.3.d Manage non-residential development within and adjoining residential neighborhoods to
minimize nuisances.
6.3 e Utilize more intense development patterns downtown, where appropriate, and encourage
' mixed uses in new developments to promote better community design, maintain human
scale, and enhance pedestrian activity.
' 6.3 f Site new residential areas accessible to roadways, alternative transportation modes,
community amenities, infrastructure, and retail and commercial goods and services.
' Residential Areas: Implementation Strategies
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The General Land Use Plan is implemented through development codes. Public hearings
will be scheduled to consider amendments to the zoning map and development codes to
ensure consistency with the plan. Density bonuses, combining investment in public
facilities with private developments, and other similar types of incentives should be
incorporated into the development code to encourage residential necessities and amenities
such as affordable housing, tree preservation, and open space conservation Community
' facilities such as parks and schools should be sited in designated residential areas to better
plan for accessibility to neighborhoods
6.3 g Encourage residential units in appropriate specified Mixed Use areas.
' This strategy may be implemented through regulatory and non -regulatory measures.
General Plan 2010 establishes apolicy for encouraging residential units in appropriate
Mixed Use areas; however, spec fc regulations within the zoning/development code
' have not been developed to reflect this policy.
General Plan 2020 designates desired Mixed Use areas and proposes utilizing
t strategies such as combining public investment (e.g. schools, parks, infrastructure)
with private investment to create traditional neighborhoods.
' 6 3.h Adopt regulations which establish a development scale to maintain compatibility and
proportionality between nonresidential development and adjacent residential areas.
' General Plan 2010 established this policy, and several of the regulations to implement
that plan have been adopted, such as, the Limited Neighborhood Commercial
Ordinance adopted May 16, 1995, and the Parking Lot Ordinance adopted February
' 21,1995. Additional regulations further limiting the scale of commercial development
outside designated non-residential/Mixed Use areas would help prevent commercial
development disproportionate to its surroundings.
' Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
66
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6.3.i Establish performance zoning
land uses with residential land
Also a goal of General Plan 201
adopted May 16, 1995, uses a tyj
Developing and implementing a
require a consultant and extensi
zoning/development code.
6.3.j Implement the Master Street Plan
medians to preserve the character
modes of transportation.
The City of Fayetteville General J
of the same streets needing imprc
and related traffic. Many of the
manner have been on the Master
adopted another Master Street Pt
upon funding from sales tax reve
Department. With limited fundir
construct the necessary improven
additional financing strategies if
the 25 year planning period
6.3.k Adopt a City policy of"connect
are easily accessible by vehicles,
standards to mitigate adverse impacts of contrasting
the Limited Neighborhood Commercial Ordinance
of performance design zoning standard system.
ue performance type zoning system citywide would
• additional studies and amendments to the
General Plan 2010 set out the nee
modes. The Bikeway Feasibility 1
City policy regarding incorporatia
and implementation funding is re
policy alone will have no effect o►
accompanied by a plan for fundi►
and good regulations on sidewalk
completing sidewalks to form a a
development should be regulated
6.3.1 Develop an ordinance which regu
density bonuses and other private
incorporate bike lanes, parkways and landscaped
to City and enhance the utilization of alternative
n of 1970 and General Plan 2010 identified many
rents in order for the City to manage its growth
refs needed for the City to develop in a planned
Peet Plan for 25 years. In April, 1995, the City
and full implementation of the Plan is dependent
e and the Arkansas Highway and Transportation
the City does not have the financial resources to
its. The City Council will need to address
s Master Street Plan is to be implemented within
meaning that commercial areas and residential areas
;strians and bicyclists.
f for additional focus on alternative transportation
fan was adopted by City Council in August, 1993. A
i of bike lanes on public streets, trail development,
ruired to further this policy. Establishment of the
advancing this goal, as the policy must be
q these improvements. The City also has a history
construction; however, additional methods of
ntinuous network need to be developed New
require "connectivity."
and encourages affordable housing by providing
;lovment incentives.
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6.4 REGIONAL COMMERCIAL AREAS
Fayetteville functions as the retail and professional services provider for Northwest Arkansas.
Businesses providing entertainment for a regional clientele are also located in Fayetteville,
including the Walton Arts Center, Razorback athletics, restaurants, theaters, and music clubs. It
is vital to Fayetteville's economy that commercial businesses are accessible to their customers,
and it is equally vital to maintaining the quality of life in Fayetteville that regional attractions are
sited to minimize negative impacts on neighborhoods and the City's transportation network
Appropriate sites for existing and future regional commercial attractions are shown on the future
land use map
Regional Commercial: Guiding Policies
' 6.4.a Provide enough retail business and service space to enable Fayetteville to realize its full
potential as a regional market.
6 4.b Encourage continuing improvements and expansion of regional shopping and
entertainment attractions
6.4.c Ensure that the surface transportation network serving regional commercial areas meet
acceptable levels of service.
6.4 d Require that large commercial sites be designed and landscaped in a manner that preserves
the aesthetic character of their surroundings.
' Regional Commercial: Implementation Strategies
The areas indicated for regional commercial development on the future land use map were
selected to best maximize and enhance the existing regional commercial areas of the City
and to create regional identity.
6 4.e Direct new regional development into designated regional commercial centers.
IGeneral Plan 2010 designated 4 regional commercial centers. With the exception of
some strip development along Highway 62W, policies of General Plan 2010 have been
' implemented In addition to the four centers adopted under General Plan 2010,
General Plan 2020 will designate a new center at the 71 Bypass intersection with U.S.
' 71/Razorback Road/Cato Springs Road as this intersection will soon become the main
entrance to the City. This area was addressed in the May, 1992, Design Guidelines for
Entryway Corridors Study; however only a small portion of this plan has been
implemented to date.
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' Fayetteville, Arkansas. • GENERAL PLAN 2020 • December 1995
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6.4.f Approve new regional commercial development as Planned Unit Developments (e.g.,
shopping centers, business parks, medical parks, industrial parks, and mixed use
developments) in order to assure the overall integration of design and use.
Fayetteville 's existing subdivision and zoning codes adopted in 1970 provide for
Planned Unit Development review, and these provisi ons should be retained in any
revisions to the code. The City iS expecting a research park to develop near the U. S
71 Bypass/Hwy. 112 intersection! and voluntary restrictive covenants will govern
development in the park. No regulations currently exist which require that large tracts
of land be comprehensively planned so that traffic patterns or uniform design
standards may be considered by the Planning Commission. Adoption of policy 6.4.f.
would establish a goal that could be implemented with additional regulations or be
implemented by allowing the Planning Commission more latitude in requesting these
types of information prior to approving large scale developments
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6.4.g Continue to enforce the provisions of the Bypass Design Overlay District Ordinance.
General Plan 2010 established die need for protection of city thoroughfare corridors
and the Design Overlay District brdinance, adopted June 28, 1994, serves to create
public and private equity along tile bypass, which is where most regional attractions
choose to locate. This also best iin7izes existing and planned transportation
infrastructure.
6.5 COMMUNITY COMM
Community Commercial areas are defin
community. Under the existing 2010 P
uses such as the mall area and commun
shown on the,proposed land use plan w
care, video stores, banks, cafes, gas sta
are convenient and serve residents on a
Community Commercial:
6.5.a Provide centers that are
6.5.b Limit uses within community
Fayetteville.
Community Commercial:
as activity areas that primarily serve the residents of the
, there are no distinctions between regional types of
types of uses such as a local grocery store. These areas
Id include grocery stores, dry cleaners, restaurants, day
is, and other similar types of commercial services that
ilv basis.
Guiding Policies
and compatible with adjacent residential development.
areas to those that primarily serve residents of
Implementation Strategies
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6.5 c Define appropriate areas and the size of areas for community commercial districts and set
standards for maximum floor areas and the type of uses allowed to discourage regional
types of commercial uses from locating within these areas.
General Plan 2020 establishes community commercial districts and limits the type and
size of these commercial areas. This land use strategy should help reduce the number
of trips generated by residents to the commercial developments for daily needs as well
as promote community by having some smaller scale commercial areas accessible to
pedestrians.
6.5 d Develop commercial design standards to ensure compatibility with surrounding residential
development
Parking lot standards requiring screening and landscaping of parking lots were
adopted by the City Council on February 21, 1995. Additional revisions to the
zoning/development regulations will be required to ensure that sufficient buffers and
screening are integrated into the overall design of the project for items such as utility
equipment, outdoor storage, loading docks, and other similar items that are adjacent to
residential development and visible to the public.
6.6 HISTORIC DOWNTOWN COMMERCIAL
The historic downtown core off ayetteville, the area between the University and the square,
contains the Dickson Street corridor, an important regional entertainment attraction. The area
designated on the future land use map for Historic Downtown Commercial includes Dickson
Street, the square, and the surrounding residential neighborhood. This is one of Fayetteville's
oldest neighborhoods, and has become an area of older houses that have been divided into
boarding houses, student apartments, and houses renovated for commercial use. The overriding
goal for this area is to encourage commercial development which retains the area's historic
character and to encourage denser residential development. This area is served by public transit
and is within walking distance of the university, employment centers, shopping centers.
entertainment, and public amenities such as parks. Businesses on the square are predominantly
day businesses, while Dickson Street businesses are night spots. A mix of both kinds of
businesses in both places would allow shared parking, and the presence of people during the day
and night would increase the vitality of both areas and discourage crime.
Historic Downtown Commercial: Guiding Policies
6.6 a Continue revitalization of the historic downtown commercial area, and enhance it with
evening businesses
6.6.b Encourage the continuing revitalization of Dickson Street and provide a sense of
connection between Dickson Street and the square
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
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6.6.c Encourage retail use of ground floor space and restrict office and residential uses to higher
floors.
Historic Downtown Commercial: Implementation Strategies ,
Market forces are responsible for the recent revitalization of Dickson Street and the
square, and market forces will be responsible for most future revitalization. Public
investment also serves to attract private investment, as evidenced by the example of the
Walton Arts Center. The Advertising and Promotion Commission is considering the
construction of a parking deck and exhibit hall near the square, which would probably
attract additional private sector investment into the downtown area.
6.6.d Review the C-3 and C-4 zoning requirements and combine into a single zoning district to '
create uniform standards for both areas.
Fayetteville 's existing C-4 (downtown commercial) zoning district, adopted August 2,
1977, allows relief from building setback requirements to encourage new development
to adapt to the historic building 'setbacks of downtown.
6.6.e Identify and develop design standards for new development that encourage compatibility
with existing development and help link Dickson Street and tli. square. The plan should
include provisions for connecting the two areas and enhancing the pedestrian environment
between them.
The Dickson Street Improvement District was formed on June 6, 1987, and has since
installed entrances to Dickson Street and begun the process of streetscaping. Other
strategies such as instituting impact fees on commercial developments which take
place outside of the downtown historic district may be considered in order to assure the
viability of the downtown historic district The Parking Lot Ordinance adopted
February 21, 1995, also strengthens the Downtown Historic District by imposing
parking fees for spaces not provr'ded at the time of development or renovation. Both
the impact fee for development outside of the Downtown Historic District and the
Parking Lot fee are strategies for providing public/private partnership to revitalize/ and
maintain the Historic Downtown District
The Block Street corridor is mostly commercial and could serve to connect the two
areas.
6.6.f Continue implementation of the ecommendations of the Parking Study completed March
3, 1994 to better manage parking in this area.
6.6.g Investigate tax increment financing or improvement district status to encourage additional
private investment in the area.
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6.6.h Include high density residential use as a use by right in the Historic Downtown
Commercial District and allow mixing of uses within the same building.
Permitting residential uses above ground floor commercial serves many useful public
purposes: housing costs are reduced, the pedestrian environment is enhanced by the
ground level shops, shared parking arrangements can reduce the area reserved for
parking, and crime is discouraged by the 24 hour use of a building.
' 6.7 NEIGHBORHOOD COMMERCIAL AREAS
Compact neighborhood commercial areas are a convenient way to meet the shopping needs of
adjacent residents. New areas should be limited to commercial uses that serve residential
neighborhoods. Activities and business hours should be managed to maintain compatibility with
residential neighborhoods. Neighborhood commercial areas are desirable because true
neighborhoods are not single -use residential subdivisions, but lively areas where all of the
residents daily needs can be met. Neighborhood commercial uses provide job opportunities,
goods and services, incubators for beginning businesses, and gathering places for nearby residents
For example, restaurants. banks, day care, video stores, cafes, dry cleaners, and other similar
types of uses would be considered appropriate uses within these areas. The City recognizes the
impc::ance of regulating the design, size, scale. landscaping. screening, and location of
neighborhood commercial uses within and adjacent to residential districts. The neighborhood
commercial areas shown on the future land use map are predominately nodes where commercial
uses are currently serving the needs of surrounding residential neighborhoods. Additional nodes
should be identified as new residential areas are developed
' Neighborhood Commercial Areas: Guiding Policies
6.7.a Enhance and regulate the appearance of neighborhood commercial areas within and
adjacent to residential neighborhoods
6.7 b Protect adjoining properties from the potential adverse impacts associated with
' commercial uses adjacent to and within residential areas with proper mitigation measures
that address scale and massing, traffic, noise, appearance, lighting, drainage, and effects on
' property values.
6 7.c Provide areas for off-street parking of motor vehicles that will be appropriate in size,
location, and scale within and adjacent to residential areas.
6.7.d Provide commercial uses that are accessible for the convenience of individuals living in
residential districts
6.7.e Reduce the length and number of trips generated by residential development by enhancing
the accessibility to these areas
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Neighborhood Commercial Areas: Implementation Strategies '
6.7.f
Approve new neighborhood
process and the Limited Nei
The City has recently adopted ai
residential districts as recommei
Commercial Ordinance, adopter
impacts of allowing limited neig
by the adoption of standards any
use, and intends to mitigate the
uses by allowing limited neighb,
scale, massing, and appearance
6.7.g Encourage developers to desig
time of subdivision approval to
6.8 PROFESSIONAL
Fayetteville serves as the regional providh
estate, legal, government, and medical sei
locations should be as carefully planned ji
entertainment attractions are planned. TI
professional services and this pattern will
provided at Washington Regional Medic<
medical offices scattered throughout the
near the Gregg Avenue/71 Bypass intersi
this area. Washington Regional Medical
Hills in the future.
Professional Office Areas:
6.8.a Provide ample space for
6.8.b Encourage existing office areas
ercial development through the large scale development food Commercial Use Ordinance. '
ordinance permitting some commercial uses in
led in the 2010 General Plan. This Neighborhood
May 16, 1995, addresses the potential adverse
�borhood commercial uses within residential districts
regulations to allow this type of use as a conditional
otential adverse impacts associated with commercial
hood commercial uses that are compatible in size,
Pith adjoining and surrounding residential uses.
and plan for neighborhood commercial areas at the
,erly plan for accessibility to these areas.
AREAS '
of professional services such as finance, insurance, real
ices. Since these services are regional in scope, their
t as the locations for regional shopping and
downtown square area is the established site for most
ontinue. Medical services have traditionally been
Center and the Veteran's Administration Hospital, with
ity. Recently, the North Hills Medical Park opened
tion, and additional office development is expected in
enter is expected to move to a location near North
Guiding Policies
tal offices.
remain and expand as demand increases.
Professional Office Areas: Implementation Strategies I
6.8.c The supply of office space is a
there will probably be a corresl
most office uses are dependent
in close proximity to
concentrate would be
lion of demand. As the regional population increases '
ling increase in the demand for office space. Since
economies of agglomeration, they will probably locate
ry office uses, so regulations to require them to
Existing office areas will expand as the market allows.
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6.9 MIXED USE AREAS
The areas indicated as mixed use on the future land use map are areas where residential,
1 commercial, office, agricultural, and some industrial uses would be appropriate. Much of south
Fayetteville is shown as a mixed use area because it is in need of redevelopment and can
accommodate future development. Designation of mixed use areas will allow developers a great
• 1 deal of flexibility in terms of uses, while City regulations will maintain standards for quality mixed
development. This part of the plan recognizes that development is market driven and therefore
doesn't attempt to designate specific future land uses within these areas.
1
Mixed Use Areas: Guiding Policies
6 9.a Allow mixing of uses and integration of design through the planning process.
1 Mixed Use Areas: Implementation Strategies
1 Strategies specific to each mixed use area will need to be developed to properly manage
and encourage mixing of uses within these areas.
1 6.9.b Develop a planned unit development ordinance which allows mixing of uses and
integration of design through the planning process.
6 9.c Continue to implement the overlay district. The Bypass Design Overlay District
regulations should ensure that most of the areas along the 71 Bypass designated for mixed
use develop into attractive developments which increase the value of nearby property and
1 encourage further development.
1 In the past, strip development in the areas along heavily traveled (generally state)
highways has been the common pattern. If Fayetteville is to retain its identity as a
unique place, strip development should be discouraged and office park, and shopping
' complex development should be encouraged
6.9 d Complete construction of the Razorback Road extension and the rail -trail to attract
investment in the area bounded by U. S. 71 Bypass, 6th Street, and U. S 71 Business.
1 Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
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6.9.e Implement the Corridors and Gat , ays Plan as funding becomes available to further
improve the appearance of south Fayetteville.
6.9.f Concurrently develop strategies with the University of Arkansas to encourage students to
live in the area, perhaps providingdensities sufficient to support public transit. This
corridor should also be considered for pedestrian enhancement through future ISTEA,
CDBG, and recreational grants.
6.10 INDUSTRIAL AREAS '
The Fayetteville Industrial Park has attrac ed some relatively "clean" industries (e.g. Armstrong
Tools, Ozark Coop), and should be fully developed to maximize use of the City's investment in
infrastructure for the park. Fayetteville's other heavy manufacturing industries are located near
the municipal airport (Drake Field) along U. S. 71. In addition to manufacturing, food processing
is an important industry in Fayetteville, and some of these processing facilities (e.g., Campbell
Soup, OK Feeds, Gold Kist) are located along the railroad spur south of 6th Street. Construction
related industries (e.g., Tune Concrete, Rikiout and Meeks Lumber, Upchurch Electric) are sited '
along the railroad parallel to Gregg Avenrie. Although considered an industrial area on the future
land use map, Fayetteville's north industrial park is slated for development as a high technology
research park equipped with a fiber optic ommunications network.
Industrial Areas: Guiding Policies
6. 10.a Minimize noise, visual, air and water pollution through performance standards.
6.10.b Encourage and recruit new industry to locate within the existing industrial park unless rail
access is necessary to the industry.
6.10.c Identify and rezone inappropriatel zoned industrial areas to more appropriate uses.
For example, commercial or office uses are more appropriate for the area between the ,
Walton Arts Center and University Avenue than the current industrial zoning allows,
and some of the industrial land do south Gregg has recently been rezoned to allow
high density residential use near the university, downtown, and transit lines
6.10.d Support development of the prop6sed research park.
Cooperation between the City, the University of Arkansas, the Chamber of Commerce, '
and Southwestern Bell could entible the research park to make a major contribution to
the identity and economic health of Fayetteville Exporting technology is a base
economy and creates spin-off local employment in service industries
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Industrial Areas: Implementation Strategies
' Fayetteville's heavy industries process bulky items and often require rail access. Light
industries, some of which have the characteristics of offices, generate more traffic per acre
during peak hours. Large scale business parks and industrial areas, such as Fayetteville's
south industrial park and north research park, are often governed by voluntary restrictive
covenants
6.10.e Create a separate district for the research park.
' The Chamber of Commerce and the Planning Division have worked jointly to develop
restrictive covenants. The Planning Division reviewed a first draft of covenants which
the Chamber subcommittee provided Comments are now being incorporated into a set
' of covenants which will be presented to the Planning Commission and the City
CounciL Research Park restrictive covenants are developing very similarly to the
Design Overlay District.
6.10.f Incorporate performance zoning measures in the zoning code to protect adjoining
property from adverse effects of industrial uses.
Rather than depending on traditional measures such as setbacks, which indirectly
address nuisance abatement, performance zoning measures directly control particular
nuisances.
6.1 0.g Limit industrial rezoning requests until such time as all current available industrial land is
fully utilized
Approximately 285 acres of industrial land with adequate infrastructure is available in
' the south industrial park. Industrial rezoning requests for land in designated mixed
use areas with rail access should be exempted from this provision.
6.11 ENVIRONMENTAL RESOURCES
' The citizens of Fayetteville place a high priority on environmental protection and the natural
beauty and scenic vistas of the City are a point of pride to most residents. Environmental issues
are addressed in other areas of the General Plan, from land use policies intended to create a more
compact community to transportation policies intended to reduce air pollution and energy use.
Environmental resources shall be defined as all physical and vegetative features of the
community s landscape which are necessary to maintain the functioning integrity and health of the
natural systems within the bounds of that community
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Environmental Resources:
6.11.a Identify areas of environmental
Environmental Resources:
6.11.b Define and protect areas of
resources through cluster d
and other new and existing
Fayetteville adopted a Tree Pros
revised the Flood Damage Prey
Plan 2020, development standm
designed The practice of cuttit
retaining wall at the rear of the
the hillsides. Development net
characteristics of the land Deu
building footprints.
6.11.c Establish community -wide green
floodplains, and areas determined
Guiding Policies:
and protect and preserve environmental resources.
Implementation Strategies:
: floodplains, hillsides, trees, and other environmental
it provisions, density controls, protective easements,
:nt standards and regulations.
lion and Preservation Ordinance in April, 1993, and
lion Code, adopted April 11, 1995. Under General
s to protect hillsides from intense development will be
hillsides down to street grade either leaves a
to and/or encourages all adjacent land owners to cut
to be designed to work with the terrain and physical
opment should not try to make the land fit standard
s which incorporate the protection of floodways and
be of environmental concern.
The Flood Damage Prevention Bode, adopted on April 11, 1995, will contribute to
implementing this strategy. The City also has an operating policy of requiring all
floodways to be designated as drainage easements; and ensuring that access to
drainageways is preserved by easements.
Tree Preservation and Protection: Guiding Policies
6.11.d Encourage preservation of rare and landmark trees as development takes place, requiring
replacement when preservation is
6.11.e Identify, protect, and preserve
Tree Preservation and
6.115 Continue administration of the
Hillsides: Guiding
6.11 .g Minimize intense forms of urban
possible.
and landmark trees during development.
Implementation Strategies
Protection and Preservation Ordinance.
on steep slopes.
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77
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IHillsides: Implementation Strategies
' 6.11 .h Develop a hillside management/protection ordinance.
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Floodplains and Floodways: Guiding Policies
6.11.I Maintain and improve the City status in the National Flood Insurance Program (NFIP).
6.11.j Maintain a cooperative working relationship with FEMA so that adequate public records
are available to describe areas subject to flooding.
6.11 .k Minimize flood hazards to citizens through land use planning and regulation
6 1 1.1 Minimize flood damage to public facilities and utilities such as water and gas mains,
electric, telephone and sewer lines, streets and bridges located in floodplains.
Floodplain and Floodways: Implementation Strategies
6 11 .m Continue administration of the Flood Damage Prevention Code adopted April 11, 1995.
6 11 .n Apply for Community Rating Service to reduce Flood Insurance Rates
6 11 .o Establish a flood information library
6.12 RECREATION AND OPEN SPACE
One of Fayetteville's greatest assets is its diversity of recreational areas and open space. As more
people move into the area, it is important that ample land be provided for both active and passive,
and facilities -based and resource -based recreation Fayetteville's "Green Space Ordinance" was
adopted as a part of the Subdivision Regulations as a means of providing land for recreation. The
ordinance requires that all new residential development contribute either land or money in lieu of
' land to the Parks and Recreation Department. These contributions are used to provide parks
facilities in the area where the new development occurs. In order to plan for future growth, the
Parks and Recreation Department has adopted these guiding policies and implementation
' strategies to assure the proper amount of land and facilities for the enjoyment of all residents in
the community. The guiding policies and implementation strategies of this section have been
incorporated from the 10 Year Master Parks Plan adopted by the City Council on May 17, 1994
iParks and Recreation: Guiding Policies
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6 12.a Encourage and provide recreational opportunities for all ages and abilities, both active and
passive.
' Fayetteville, Arkansas, • GENERAL PLAN 2020 0 December 1995
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6.12.b Provide recreational opportunities within the area that meet standards for size, location
and. use, and will adequately serve existing and future population.
6.12.c Encourage the development of park lands which are visually and aesthetically pleasing.
6.12.d Encourage the protection of open space and natural resources so that a high quality of
living can be retained for future generations.
6.12.e Encourage utilization of open spade for park and recreation needs.
6.12.f Strive to achieve public involvement to produce the most current and up-to-date park
system possible.
6.12.g Seek a wide variety of funding sources for enhancement of the parks system.
Parks and Recreation: Implementation Strategies '
6.12.h Continue to enforce the provisions of the subdivision regulations which provide for land
dedications or fees as conditions o% development (updated and amended May, 17, 1994).
6.12.I Assess community needs for pro lams and facilities.
6.12.j Expand opportunities for girls and boys.
6.12.k Use Youth Center facilities at low demand times to expand senior citizen recreation
activities.
6.12.1 Continue and extend cooperation and support to hobby groups.
6.12.m Provide aquatic programs and facilities that meet the interests of all ages and abilities.
6.12.n Develop a joint agreement with
6.12.o Provide recreation areas in the
.5 mile radius.
6.12.p
Maintain
present facilities at the I
6.12.q
Install new and rebuild old picnic
6.12.r
Improve
safety of parks and facil
6.12.s
Improve
athletic fields in the areE
public school system sharing facilities. ,
er of neighborhoods with a service area of less than a
;hest possible level.
tbles, grills, benches, and fireplaces.
es through increased police presence.
of turf, drainage and irrigation, where feasible.
Fayetteville, Arkansas, • GENERAL PLAN 2020 S December 1995
79
6 12.t Add aesthetic features such as statuary, water features, or murals,
6.12.0 Beautify existing park grounds and facilities.
6.12.v Plant more trees and flowers.
6.12.w Budget for and acquire open space, using Green Space monies for acreage and facilities.
6 12.x Permanently preserve areas of natural beauty or historic importance.
' 6.12.y Provide incentives for preservation of natural resources or open space, such as increased
density and reduced fees or setbacks.
' 6.12.z Require developers to provide land or funds for open space as a part of the development
process.
6 12.a.a To some degree, require the preservation of desirable existing trees.
6 12.b b Use open space as a means of shaping community growth and providing buffers
' between incompatible land uses.
6.12 c c Connect parks to one another through the flood plain with bicycle and/or hiking
trails that run through the flood plain
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6 12.d d Add walking/jogging/hiking trails in all possible locations.
6.12 e.e Increase the present level of services at the three lakes.
I6.12.f f Develop hobby use areas, such as a public shooting range.
' 6
12.g.g
Offer
water related
programs
on the three lakes.
6.12.h.h
Study
the need for
additional
recreation centers
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6.12 i.i Construct new athletic fields, with spectator seating.
6.12.j.j Maintain staff awareness of current desires of citizens for park system facilities
through training seminars.
6.12 k.k Encourage staff to join state, regional, and national professional parks
organizations.
6.12.1.1 Provide well -trained and supervised staff, open to citizen user requests, for all park
programs.
Fayetteville, Arkansas, • GENERAL PLAN 2020 0 December 1995
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6.12.m.m Continue to increase
system.
6.12.n.n Continue to require
parks program.
6.12.o.o Pursue grant funds from
6.12.p.p Attract private
6.12.q.q Continue to assist in fui
Park, and adult centers.
6.13 NATIONAL
Fayetteville currently has three historic dis
Nord Historic District, and the Wilson Pat
grants in 1992 and 1993 to review the Wa
possible nomination as National Registere
accomplished under those grants was the i
and the creation of the Wilson Park Histoi
buildings and sites exist outside these disti
Historic District Commission, which state
fundamental to our community's continues
must actively affirm the significance of its
Historic Districts:
6.13.a Protect and preserve historically
and community pride in the Fayetteville parks
fees from new development to be used in the
sources.
the Fayetteville Youth Center, the Square Gardens
HISTORIC DISTRICTS
icts, the Washington -Willow Historic District, the Mt.
Historic District. The City applied for and received
ivngton-Willow Historic District and other areas for
Historic Districts. The result of the work
�pansion of the Washington -Willow Historic District
District in May, 1995. Also, several historic
,ts. The City supports the mission statement of the
"We believe that a dynamic perspective of history is
evolution and growth and that the present community
last for future generations."
Policies
structures and landmarks within the City
Historic preservation by the City is very important Simply relying on National
Register status will not always preserve the historical integrity of a structure, area, etc.
Emphasis by the City in practicing historic preservation is extremely important to
achieving historic preservation.
6.13.b Integrate Fayetteville's historical past with the social and economic dynamics of the
present through revitalization, restoration and renovation efforts. Historically significant
structures may be integrated into functionally viable residential and commercial business
uses.
6.13.c Foster public education about the
Districts.
Fayetteville, Arkansas, •
District Commission and Fayetteville's Historic
PLAN 2020 • December 1995
I
I6 13.d Enhance revitalization through the strategic use of public planning and funding, and
working in concert with private sector investment.
' Historic Districts: Implementation Strategies
6 13.e Develop design guidelines for each historic district.
The National Park Service approved in May 1995 a new historic district for the Wilson
'
Park area and approved the expansion of the Washington -Willow Historic District
Draft guidelines have been developed for the Washington- Willow Historic District
' Additional guidelines will need to be developed for the Mt Nord and Wilson Park
Historic Districts.
' 6.13.f Continue to work with the residents of each historic district to develop local ordinance
districts.
' Residents of the Wilson Park Historic District have approached the Planning Division
about the possibility of creating a local ordinance district Staff will continue to
provide technical support for residents of this neighborhood and other neighborhoods
' that would like to become local ordinance districts.
6. 13.g Recognize individuals who contribute to the preservation of historic resources in the City.
' The City of Fayetteville recognizes two outstanding examples of historic preservation
each year to create awareness and recognize the efforts of those individuals involved
who contribute to the preservation of Fayetteville's past
6.13.h Utilize all types of available funding sources to protect and enhance Fayetteville's historic
resources.
The Planning Division has utilized grants from the State of Arkansas to perform
historic surveys and applied for IS TEA enhancement funds to restore the Maple Street
and Lafayette Street Bridges. Both of these bridges have been placed on the National
Register of Historic Places in May of 1995. Enhancement funds are administered by
the Highway Department and approval of this grant application has not been received
' 6.14 COMMUNITY CHARACTER
This chapter identifies the man made and natural features that add character to the City of
Fayetteville and establishes guiding policies and implementation strategies to protect, enhance,
and preserve these features.
' Fayetteville, Arkansas, 1 GENERAL PLAN 20201 December 1995
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Community Character: Guiding Policies
6.14.a Protect and enhance Fayetteville's i ppearance, identity and sense of place.
6.14.b Retain the small town character of Fayetteville.
6.14.c Protect the historical and environmIntal resources of Fayetteville. '
Community Character: Implementation Strategies '
6.14.d Discourage perimeter walls and guard houses around the perimeter of new residential
developments and promote "connectivity" to increase accessibility and provide more
livable neighborhoods.
6.14.e Implement design standards for reduced street widths within new residential development. '
6.14.f Allow compatible commercial development within and adjacent to residential development.
This strategy is partially accomplished with the Limited Neighborhood Commercial
Ordinance adopted on march 16, 1995, which sets out performance standards for non- '
residential development within residential districts.
6.14.g Encourage new residential development to incorporate varying lot sizes, home prices, and
types of dwelling units.
6.14.h Define and enhance the entryways into the City.
The City has applied for and received grants to construct entryway signs into Fayetteville
A citywide contest was held and a project design has been chosen. The first two of the
planned six,entry way signs will be installed on U.S. 71 near the airport and on Highway
45 near Highway 265. '
6.14.i Promote higher density development and mixed use development within the City limits to
provide for more efficient development, create traditional neighborhoods, and preserve open
space.
Many of the older historic neighborhoods in Fayetteville that are desirable places to live
consist of small lots, a mixture of residential uses, and have narrow streets designed in
grid system '
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Fayetteville, Arkansas, S GENERAL PLAN 2020 • December 1995
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i CHAPTER 7 PLANNING CONSTRAINTS AND
RESOURCES
By Alfred N :dab}', Crenern: Play 2010 "Capacity of ( rowik'
' 7.1 GEOLOGICAL HISTORY
The City of Fayetteville is located on the northwestern edge of the Boston Mountains along the
southeastern rim of the Springfield Plateau Elevations within Fayetteville range between 1100 to
1500 feet above sea level.
The eastern and southern portions of the area are hilly uplands characterized by domelike
formations. The portions to the west and north are more level and consist of deep soils.
Most of Fayetteville is underlain by black shale and Boone limestone of Mississippian and
Morrowien age. The rock is dense and somewhat resistant to weathering Where exposed to the
surface this rock has created some prominent natural features
There has been little folding where some sub -surface areas have been pushed up and folded over
' adjoining areas There has been faulting wherein sub -surface areas have separated creating a fault
line or crack along which one area can move independent of another. Two such faults have been
found within the general Fayetteville area. The Fayetteville fault dissects the middle of the city
from southwest to northeast. The White River fault runs west -east along the area between
Fayetteville and Springdale No activity has been experienced in either of these faults in recorded
history Major development along these faults should include seismic engineering.
7.2 SOILS
Fayetteville is located on the divide between the White River watershed and the Illinois River
watershed The soils of the White River watershed in the south and east of the City were mostly
derived from the Boston Mountains plateau; the soils of the Illinois River watershed were mostly
derived from the Springfield plateau. The valleys in both of these eroded plateaus are floodplains
consisting of terraced soils. The soil associations of the Boston Mountains formed under
hardwoods and are underlain mainly by acid sandstone, siltstone and shale, or by alluvium derived
from these rocks. The soils of the Springfield plateau also formed under hardwoods. They are
underlain by silty deposits or cherty limestone, or by alluvium derived from these sources
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' Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
84
FIGURE 7.1
:AL FAULT LOCATION
GEOLOGICAL
C�I'
FAULTLOCATION�.Lf�l t •
111.4
�Lf .� •.1'l.'!j1[ y �•� v rf 1...
\ .{- _'_ i yb a _V
-
/ � ✓/: � ��,�'1! / emu.....
AtiLi-Y, i.�[�1 ; �_ 111811 � •.
'
H r"
The Soils Location Map depicts the individual soil series within the Fayetteville planning area
boundaries. Soils shown in shades of red are the Boston Mountain -derived soils, shades of green
and yellow represent Springfield plateau soils and shades of blue indicate stream beds and terraced
soils. The lines separating these hilltop, plateau and valley soil divisions also represent the
steepest slopes in the planning area and g�nerally conform to the most restrictive slopes illustrated
in the Slope Analysis Map.
Soil characteristics are an important determinant of land use, Steep slopes and floodplains are less
suitable for•more urban forms of development and may require special treatment. Ideally, these
areas should be reserved for open space, passive recreation, conservation and agriculture. Where
more intensive development of these areas is permitted, performance standards should be utilized
in mitigating impacts to the environment. Soils with high water tables and poor percolative ability
greatly increase the cost of community sewerage systems. Edaphic conditions can also lead to
increased stormwater infiltration and stress the capacity of wastewater facilities. Soils also dictate
engineering requirements for industrial us and trafficways. Many of the soils in and around the
urbanized area are stony and rocky, have high shrink -swell potential, or have low load -bearing or
traffic -supporting capacity.
Most of the land in the Fayetteville planning area has some restrictions for urban development.
The Soil -Based Engineering Restrictions Map groups soil series by degree of suitability for urban
development. The Map can be summarized by a description of the four major areas where soil
limitations are most restrictive:
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
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I. Southwest quadrant of the planning area. Almost the entire quadrant is covered by the
most restrictive soils. Moderately restrictive soils occupy the area between Wedington
Road and U S Highway 62 west of the Harnmerschmidt Expressway.
I. Southeast extreme of the planning area included are pockets of the most restrictive soils
around the country club and along the West Fork of the White River.
• Eastern edge of the existing city limits. A large mass of the most restrictive soils is
' located between Mission Boulevard and Crossover Road. This area is partially developed
with residences.
• Northeast edge of the older city- Pockets of the most and moderately restrictive soils are
' located between Mission Blvd. and Crossover road. The area is partially developed with
residences.
' Generally, the western and extreme northeastern portions of the planning area contain soils with
the least restrictions. These soils are sufficiently permeable to be suitable for septic tank
drainfields. Perched watertable occurrences are more frequent in the extreme west Some
watertable restrictions are found in the extreme east as well.
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Faye 4eville; Arkansas; • GENi ktI. PLAN 2020 i December I
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Soil capability and its companion topographic features has influenced the pattern of land use in
Fayetteville. Throughstreets and rail lines follow the stream valleys while roads that cross steep
' grades tend to be short and discontinuous. The pattern established by early settlers of building
houses on the hills and farming the creek bottoms still prevails, with residential areas on the hills
and commercial development along the highways.
Future urban development is best suited in areas to the west and northeast where soil limitations
are the least restrictive. These are also the areas where current development and future market
• activities are most active.
Slope Category
Clans IIISoils
Allegheny gravelly loam (3-8% sl°Pes) a
AeC2 Allegheny gravelly loam, eroded (3-8% slopes) a
AIC2 Allen loam. eroded (3-8% slopes) a
A C2 Apison loam, eroded (3-8% slopes) a
P 3 8% slopes) a
AsC2 Apison gravelly loam, eroded
BaC Baxter chertv silt learn (3-8% slopes) a
CaC Captina sill loam (3-6% slopes) a
CaC2 Captina sit /° lloam, eroded (3-6slopes)
Cr
Cleora fine sa-idv loam (0-3% slopes) a
FaC2 Fayetteville fine sandy loam, eroded (3-8% slopes) a
Jac Jay silt loam (3-8% slopes) a
Jo Johnsburg silt loam (C-2% slopes) a
LkC2 Linker loam, eroded (3-8% slopes) a
LnC2 Linker gravelly loam, eroded (3-8% slopes) a
NaC Nixa cherty silt loam. (3-8% slopes) a
PeC2 Pembroke silt loam, eroded (3-6% slopes) a
PgC2 Pembroke gravelly silt loam, eroded (3-8% slopes) a
PkC2 Pickwick gravely loam, eroded (3-8% slopes) a
PsC2 Pickwick silt loam, eroded (3-8% slopes) a
Sa Samba silt loam (0-1% slopes) a
SfC2 Savannah fine sandy loam. eroded (3-8% slopes) a
Sp Summit comp'' -ex, mounded (0-1% slopes) a
SsA Summit silty clay (0-1% slopes) a
SsC2 Summit silty clay, eroded (3-8% slopes) a
ToA Taloka silt loam (0-1% slopes) a
Class IV Soils 8 12°!° slopes) e
AeD2 Allegheny gravelly loam, eroded ( oP
pgp Allegheny stony loam (8-12% slopes)
AID2 Allen loam, eroded (8-12% slopes)
BaD Baxter cherty silt loam (8-12% slopes)
Ch Cherokee silt loam (0-2% slopes)
Ck Cherokee complex, mounded (0-1% slopes)
EnC Enders gravelly loam (3-8% slopes)
EnC2 Enders gravelly loam. eroded (3-8% slopes)
8 82% slopes)
FaD2 Fayetteville fine sandy loam, eroded (8-12%
ope opes)
GuC Gain cherty silt loam (3-8% slopes)
1 ]mC hector-Mountainburg gravelly fine sandy loam (3-8% slopes)
is Johnsburg complex, mounded (0-1% slopes)
Leaf silt loam (0-1% slopes)
Le I.f Leaf complex. mounded (0 to 1% slopes)
Fayetteville. Arkansas. • GENERAL PLAN 2020 0 December 1995
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LnD Linker gravelly loam (8-12% slopes) a
Nat) Nixa cherty silt loam (8-12% slopes) a
PkD2 Pickwick gravelly loamToiled (8-12% slopes) a
Sb Samba complex, mounded (0-1% slopes) a
SsD2 Summit silty clay, eroded (8-12% slopes) a
Ta Taloka complex, moundJd (0-1% slopes) a
Class V Soils '
Ec Elsah cobbly soils (0-3% slopes) a
Eg Elsah gravelly soils (0-3% slopes) a
Class VI Soils '
AIE2 Allen loam, eroded (12-20% slopes) b
AnE Allen soils (8-20% slopes) Lb
BaE Baxter cherty silt loam (12-20% slopes) b '
EnD Enders gravelly loam (8-12% slopes) a
EnD2 Enders gravelly loam, eroded (8-12% slopes) a
EoD Enders stony loam (3-12% slopes) a
FaE2 Fayetteville fine sandyloam, eroded (12-20% slopes) b
HmD Hector-Mountainburg gravelly fine sandy loam (8-12% slopes) a
MoD Montevallo soils (3-12% slopes) a
StD2 Summit stony silty clay, ed (3-12% slopes) a
Class VII Soils
AgF Allegheny stony loam (12-40% slopes) b,c,d
AhF Allen -Hector complex (20-40% slopes) c,d
AhG Allen -Hector complex (40-50% slopes) e
AoF Allen stony loam (12-35% slopes) b,c,d
BaF Baxter cherty silt loam (20-45% slopes) c,d,e
CIG Clarksville cherty silt loam (12-60% slopes) b -f
ErE Enders -Allegheny complex (8-20% slopes) a,b
ErF Enders -Allegheny complex (20-40% slopes) c -e
FeF Fayetteville stony fine sandy loam (12-35% slopes) b,c,d
FhF Fayetteville -Hector complex (20-40% slopes) c,d,e
HoF Hector-Mountainburg stony fine sandy loam (3-40% slopes) a -c
MoE Montevallo soils (12-25% slopes) b -d
Ro Rockland
So Sogn rocky silt loam (3-12% slopes) a
StE2 Summit stony silty clay, eroded (12-25% slopes) b -c
Slope classifications
a=0-12%slope d=31-40%slope
b = 13 - 19% slope e = 41-50% slope
c = 20-30% slope f = 51 % slope and greater
Class III ,
Capability Unit me -1 Soils in this Capability Unit include (CaC) Captina silt loam, 3 to 6 percent slopes; (CaC2)
Captina silt loam, 3 to 6 percent slopes, eroded; (J4C) Jay silt loam, 3 to 8 percent slopes; (S1C2) Savannah fine sandy
loam, 3 to 8 percent slopes, eroded 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 IIIe-2 Soils in this Capability Unit include (AeC) Allegheny gravelly loam, 3 to 8 percent slopes;
(AeC2) Allegheny gravelly loam, 3 to 8 percent slopes, eroded; (AIC2) Allen loam, 3 to 8 percent slopes, eroded;
(PeC2) Pembroke silt loam, 3 to 6 percent slopes, eroded; (PgC2) Pembroke gravelly silt loam, 3 to 8 percent slopes,
eroded; (PkC2) Pickwick gravelly loam, 3 to 8 percent slopes, eroded; (PsC2) Pickwick silt loam, 3 to 8 percent slopes,
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eroded. They are characterized by deep. well -drained soils or. uplands and stream terraces. The slope range is 3 to 8
percent.
Capability Unit DIe-3 Soils in this Capability Unit include (BaC) Baxter cherty silt loam, 3 to 8 percent slopes
Erosion hazard is severe and permeability moderate.
Capability Unit Ille-4 Soils in this Capability Unit include (ApC2) Apison loam, 3 to 8 percent slopes, eroded,
(AsC2) Apison gravelly loam, 3 to 8 percent slopes, eroded, (FaC2) Fayetteville fine sandy loam, 3 to 8 percent slopes,
eroded, (LkC2) Linker loam. 3 to 8 percent slopes, eroded; (LnC2) Linker gravelly loam, 3 to 8 percent slopes,
eroded The slope range is 3 to 8 percent. Pcrmeabilit% is moderate and erosion hazard is severe.
Capability Unit DIe-5 Soils in this Capability Unit include (SsC2) Summit silty clay, 3 to 8 percent slopes, eroded
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 111w-1 Soils in this Capability Unit include (Sa) Samba silt loam, 0 to 1 percent slopes; (TA)
Taloka silt loam, 0 to I percent slopes. The slope range is 0-1 percent. There are poorly drained soils on uplands and
stream terraces permeability is slow to very slow. run-off is slow to yen slow, and wetness is a severe hazard.
Capability Unit Dlw-2 Soils in this Capability Unit include (Jo) Johnsburg silt loam, 0 to 2 percent slopes. This is a
deep, poorly drained soil on up:ands and stream terraces. The slope range is 0-2 percent. Permeability :s slow and
erosion potential only slight
Capability Unit IDw-3 Soils in this Capabihiy lJrjt include ;Cr) Cleora fine sand% loam, 0 to 3 pet cent slopes I he
slope range is 0-3 percent. The soil is moderately permeable
Capability Unit IDw-4 Soils in this Capability Unit include (Spy Summit complet, 0 to 1 percent slopes, mounded.
(SsA) Summit silty clay, 0 to I percent slopes Most areas are level. Permeability is very slow because of the high clay
content. There soils shrank and crack when dry and swe:l when wet
Capability Unit IDs-i Soils in this Capability Unit include (NaC) Nixa cherty silt loam, 3 to 8 percent slopes This is
a deep moderately well -drained upland soil. Permeability is very slow Run-off is medium
Class IV
Capability Unit We -1 Soils in this Capability Unit include (AeD2) Allegheny gravelly loam, 8 to 12 percent slopes,
eroded, (AID2) Allen loam, 8 to 12 percent slopes, eroded. (FaD2) Fayetteville fine sandy loam. 8 to 12 percent slopes,
eroded; (LnD) Linker gravelly loam. 8 to 12 percent slopes; (PkD2) Pickwick gravelly loam, 8 to 12 percent slopes,
eroded. They are deep, well -drained soils on slopes ranging between 8 to 12 percent Erosion hazard is extremely
severe and permeability quite slow.
Capability Unit IVe-2 Soils in this Capability Unit include (BaD) Baxter cherry silt loam. 8 to 12 percent slopes. This
is a deep, well -drained soil found on uplands. Permeability is moderate and erosion potential very severe.
Capability Unit 1iVe-3 Soils in this Capability Unit include (AgD) Allegheny stony loam, 8 to 12 percent slopes
Permeability is moderate Run-off can be rapid and erosion seventy is high.
Capability Unit IVe-4 Soils in this Capability Unit include (HmC) Hector-Mountainburg gravelly fine sandy loam, 3
to 8 percent slopes These are shallow- well -drained soils ranging in slope from 3 to 8 percent. Permeability is rapid and
erosion hazard very severe
Capability Unit We -5 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. Soils in this
Capability Unit include (EnC) Enders gravelly loam. 3 to 8 percent slopes: (EnC2) Enders gravelly loam, 3 to 8 percent
slopes. eroded These soils are deep, moderates' drained, gravel:y soils on uplands The slopes range from 3 to 8
Fayetteville. Arkansas, 0 GENERAL PLAN 2020 • December 1995
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percent Permeability is slow due to plastic clay subsoil which resists percolation of water. Erosion hazard is severe with
these soils. '
Capability Unit IVe-6 Soils in this Capability Uni include (SsD2) Summit silty clay, 8 to 12 percent slopes, eroded.
Erosion hazard is very severe on these soils. '
Capability Unit IVw-1 Soils in this Capability, Unit include (Ch) Cherokee silt loam, 0 to 2 percent slopes; (Ck)
Cherokee complex, 0 to I percent slopes, mounded; (Is) Johnsburg complex, 0 to I percent slopes, mounded; (Le) Leaf
silt loam, 0 to 1 percent slopes; (LI) Leaf complex, 0 to 1 percent slopes, mounded; (Sb) Samba complex, 0 to 1 percent
slopes, mounded; (Ta) Taloka complex, 0 to I percent slopes, mounded. There are poorly drained and somewhat poorly
drained soils on uplands and stream terraces. Permekbility is slow and erosion hazard high.
Capability Unit IVs -1 Soils in this Capability Unit include (NaD) Nixa cherty silt loam, 8 to 12 percent slopes. This
is a deep, moderately well -drained soil. Permeability is slow due to the fragipan, which restricts water and root
movement.
Capability Unit lVs-2 Soils in this Capability Unit include (GuC) Guin cherty loam, 3 to 8 percent slopes. It is a
well -drained soil on alluvial fans and foot slopes. Permeability is fairly rapid and run-off slow.
Class V ( percent P Elsah '
Capability Unit Vw-I Soils in this Capability Unit include ) Elsah cobbly soils, 0 to 3 sloes; (Eg)
gravelly soils, 0 to 3 percent slopes. There 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.
Class VI
Capability Unit V le -I Soils in this Capability Unit include (AIE2) Allen loam, 12 to 2n percent, eroded; (AnE) Allen
soils, 8 to 20 percent slopes; (FaE2) Fayetteville fine sandy loam, 12 to 20 percent slopes, eroded. There are deep,
weu-drained soils on uplands slope range is 8 to 121 percent. Erosion hazard is severe and permeability moderate.
Capability Unit Vie -2 Soils in this Capability Unitcherty silt (BaE) Baxter lt loam, 12 to 20 percent slopes.
This is a deep, well -drained soil. Permeability is moderate; runoff is fairly rapid while erosion hazard is severe.
Capability Unit V Ie-3 Soils in this Capability Unit include (HmD) Hector-Mountainburg gravelly fine sandy loams, 8
to 12 percent slopes; (MoD) Montevallo soils, 3 to 12 percent slopes. This unit consists primarily of the soils of the
Hector-Mountainburg and Montevallo series. Them are shallow, gravelly and stony, well -drained to excessively drained
soils on uplands. Slopes range from 3 to 12 percent. Permeability is moderate to rapid, erosion hazard is severe.
Capability Unit VIe-4 Soils in this CapabilityUdit include (EnD) Enders gravelly loam, 8 to 12 percent slopes;
(EnD2) Enders gravelly loam, 8 to 12 percent slopes, eroded; (StD2) Summit stony silty clay, 3 to 12 percent slopes,
eroded. 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 ilk very slow, runoff is rapid and erosion hazard severe.
Capability Unit VIs-1 Soils in this Capability u include (EoD) Enders stony loam, 3 to 12 percent slopes; (StD2)
Summit stony silty clay, 3 to 12 percent slopes, eroded. 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.
Class VII
Capability Unit Vile -1 Soils in this Capability
(AhF) Allen -Hector complex 20 to 40 percent sl
Allen stony loam, 12 to 35 percent slopes; (ErE)
Enders -Allegheny complex, 20 to 40 percent sbo
(FhF) Fayetteville -Hector complex, 20 to 40 per
range from 8 to 55 percent. Permeability is mode
t include (AgF) Allegheny stony loam, 12 to 40 percent slopes;
(AhG) Allen -Hector complex 40 to 50 percent slopes; (AoF)
lers-Allegheny complex, 8 to 20 percent slopes; (ErF)
(FeF) Fayetteville stony fine sandy loam, 12 to 35 percent slopes;
slopes. They are deep, well -drained stony soils on uplands. Slopes
. Run-off is fairly rapid and erosion hazard, severe.
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' Capability Unit VDe-2 Soils in this Capability Unit include (BaF) Baxter cherty silt loam, 201045 percent slopes
This is a deep, well -drained soil on uplands. Permeability is only moderate and the erodibility of the soil is vent severe.
Capability Unit VIIs- I Soils m this Capability Unit include (CI)) Clarksville cherty silt loam, 12 to 60 percent slopes.
This is an excessively drained soil on uplands Permeability is rapid It is 50 to 90 percent chert which limits it water
capacity.
Capability Unit VHs-2 There 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 Umt include.
' (AhF) Allen -Hector complex, 20 to 40 percent slopes; (AhG) Allen -Hector complex, 40 to 50 percent slopes; (FhF)
Fayetteville -Hector complex, 20 to 40 percent slopes; (HoF) I lector-Mountainburg stony fine sand loam, 3 to 40 percent
slopes; (MoE) Montevallo soils, 12 to 25 percent slopes. There 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
Capability Unit VIIs-3 Soils in this Capability Unit include (Ro) Rock land; Sogn rocky silt loam, 3 to 12 percent
' slopes Both are shallow and excessively drained with slopes ranging from 31060 percent Permeability is moderate to
rapid yet water capacity is low due to shallow -less and rockiness
' Capability Unit VIIa-4 Soils in this Capability Unit include (HIE) Enders -Allegheny complex, 8 to 20 percent slopes:
(ErF) Enders- Allegheny complex, 20 to 40 percent slopes; (StE2) Summit stony silty clay, 12 to 25 percent slopes,
eroded. There 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.
1 Source. Soil Survey, Washington County. Arkansas
USDA. Soil Conservation.Senire. March 1969
1
' 7.3 SLOPE
' Slope, or gradient, is a critical factor in determining a soil's suitability for supporting
development The development of severe slopes involving soils not capable of providing
foundation support can result in extensive cutting and filling in an effort to stabilize them. 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 severe slopes for development is costly,
unsafe and best avoided
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In Fayetteville, 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
some faulting and folding at steeper locations.
Of the 59,249 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.
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Fayetteville, Arkansas. • GENERAL PLAN 2020 • December 1995
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The Slope Analysis Map identifies three major areas where severe slopes are predominant:
• Southwest quadrant of the Planni4 Area paralleling both sides of the route for U.S. 71. 1
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 he 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.
Generally as one goes north and west of Fayetteville the terrain is both more level and lower in
elevation. It is mainly to the west that the City should direct new growth. Conversely, the City 1
should discourage development from the more severe areas to the south and east as identified on
the Slope Analysis Map. Slopes that are 18 percent and greater generally should be kept free of
development. Some passive recreation and low density residential may be permitted on slopes
under 28 percent. As slope is reduced, more dense/intense uses are appropriate. The most
intensive uses (i.e. commercial and industrial) should be confined to areas where slopes are
generally eight percent or less.
7.4 WATERSHED SYSTEM 1
The urban area is dissected by two major drainage basins, as shown in the major drainage basin
map on page 5-12. The White River provides drainage for the area to the south and southeast and
is periodically subjected to storm flow from the Boston Mountains. The second principal
drainage course is the Illinois River. This drainage basin covers approximately 30 percent of the
western and northern portions of the urban area.
The natural drainage system consists of many smaller streams in a dendritic pattern along the 1
upper reaches of the watersheds. All of these streams eventually flow into the White or Illinois
Rivers. Tributaries in the vicinity of the ciky contribute little run-off except during and immediately
following periods of rainfall. The sheet run-off that is more characteristic of areas to the north and
west is intermittent depending on the seasonal variations in intensity and duration of rainfall.
7.5 SURFACE DRAINAGE
Surface water resulting from storms is a major problem in the built-up area of Fayetteville. 1
Concrete and asphalt in the older parts of the City in particular do not have good permeability.
Steep slopes in the northeast, east and southwest are associated with rapid run-off from storms, 1
causing surface water build-up in low lyi�ig areas where permeability is notably poor and the city's
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Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
1 94 1
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' storm drainage system is limited. The lack of control combined with the intense urban
development creates flooding hazards during major storms,
' 7.6 FLOODING
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 the White River and
its tributaries 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.
• Scull 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 Scull Creek are moderately developed
In order to protect floodways and keep them clear of development, the City should reserve
floodways in developing areas as drainage easements. These areas may be developed as parks.
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
95
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J w FIGURE 7.3
Z w
SLOPE ANALYSIS
d rc o •- N :�
._ rte` r
T .mil .[ : �. _ r±
',l ••II ....t •� R µ✓ :+ a ',\Ir ' • , r\
4 .�
t 1 `
e
__ :.. __ ___ T471C *t?
-.fir r • �. ♦•'�•jl' ��. �i \. Y /
''f .mil _ ... Y..- ♦
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y/ 'L2t
:.y .. rs:Tj1 / .I fr
fff • :+ ..-._ •• ' IL` III 1. 1
1 I 1 ✓
r � =a ill 11 r 1 I
II '
Fayetteville. Arkansas, • GEN'E,R.AL IPILAN 2020 • Decemher:1995
96
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7.7 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 dependable
and of good quality; however, water is moderately hard and high in iron in some places. There are
' few, if any, ground wells within the city limits, however, there are numerous such wells in the
Planning Area
' 7.8 WATER QUALITY
Apart from moderately heavy concentrations of iron, water quality is generally good. 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 and wastewater treatment plant discharges
Treatment procedures include the use of lime and aluminum sulfate. The use of these chemicals is
followed by a process of coagulation, sedimentation, filtration, chlorination and the use of
activated carbon for taste and odor control. Fluoridation was discontinued in December 1991,
however fluoridation will resume after constructing new fluoridation equipment.
7.9 HISTORICAL RESOURCES
RELATIONSHIP TO COMMUNITY. No analysis of Fayetteville would be complete without
due recognition and an illustrative representation of its rich and diversified historic resources.
Numerous historic 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's citizens have successfully integrated many of the City's 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 as
well as a community wide commitment to the preservation of Fayetteville's historical past.
Downtown Fayetteville, centered around the square, is a striking example of the community's
commitment to the integration of its historical past with the social and economic dynamics of its
present.
Traditionally city government has taken a laissez faire approach to preservation, leaving such
' efforts to private initiatives. For example, the Old Post Office, Eason Building and Lewis
Hardware Store - all fundamental elements of the downtown square - were privately restored.
Yet in the light of present day economics and subsequent development pressures, areas of
historical significance require more than recognition and commitment: Fayetteville needs a local
preservation ordinance and land use policies to guide, control and protect the future of its
historical past.
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Fayetteville, Arkansas, • GENERAL PLAN 2020 • December I995
97
The City of Fayetteville took its first step
1979, when the Board of Directors create
endowed it with all the authority allowed
the Commission languished for over a de
professional planners, who began to wort
workshop in the fall of 1990, the Commi,
oward a proactive stance on preservation in March of
I the Fayetteville Historic District Commission and
inder State Act 484. Lacking leadership and direction,
ide. In 1989 and 1990 the City hired its first
closely with the Commission. After a goals setting
ion drafted the following Mission statement:
"We believe that a dynamic perspective of history is fundamental to our community's continued
evolution and growth and that the present community must actively affirm the significance of its
past for future generations. Our mission is to identify, preserve and protect those buildings, sites,
places, artifacts, and districts which are of historic importance and interest to the Community."
iffiSTORIC RESOURCES. Numerous
qualified for listing on the National Regis
the National Register is an honorary stab
the Fayetteville Register of Historic Place
approval of the Historic District Commis
Register Districts - Washington -Willow a
Structures listed on the National
University of Arkansas, Fayettes
was built from 1872-74 and mod
The building itself is a demonstn
time of construction, there was n
were made on the campus. Iron
hauled over mountains by teams
within the surrounding area. Af
September 1991. Old Main" wa
)mesites and structures plus two districts have
r of Historic Places beginning in 1970. Designation to
On the other hand, no property voluntarily placed on
could be significantly altered or demolished without
m. The Commission has identified the two National
I Mt. Nord.
Places.
e Campus -"Old Main". The University Hall building
ed after the main building of the University of Illinois.
on of architectural ingenuity and perseverance. At the
railroad within 150 miles of Fayetteville; thus, bricks
id glass were transported via the Arkansas River and
.'ox. Lumber and additional building stone came from
an extensive renovation, Old Main was rededicated in
listed in the National Register in 1970.
Graduates of the University have heir names imprinted in concrete along "Senior Walk"
beginning from the door of Old Main and extending across the campus. This tradition
began in 1876 and continues toddy.
Chi Omega Sorority was founded on the campus in 1895. In 1930, the National 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's south pylon pays tribute to
the University.
Carnall Hall is located at the northeast comer of campus at Arkansas Avenue and Maple
Street. Constructed in 1895 by Charles L. Thompson, as the first women's dorm, the
building was named after Professor Ella Carnall. The structure is built of brick with a
native stone foundation. ThompI on is the architect who built the Washington County
Courthouse.
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I. Headquarters House - 118 E. Dickson. 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. 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, Confederate W.L. Cabell and Union Colonel M Larue Harrison The site
' presently houses the Washington County Historical Society. The Headquarters House has
been on the National Register since 1971.
Ridge House - Northeast corner of Center and Locust. Constructed in 1854, the Ridge
House 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.
Walker -Stone House - West Mountain and 207 West Center Street. The Walker -Stone
house is two separate 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
(Center Street) once housed the internationally acclaimed architect, Edward Durrell Stone
The later building has been restored for professional use by the law firm of Kincaid, Home
& Trumbo. The Walker -Stone House obtained National Register status in 1970.
Gregg House - Southwest corner of Lafayette and Gregg. This house was constructed in
1871 by Arkansas Supreme Court Justice Lafayette Gregg and 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
Walker Kneer Williams House - Kneer Road. Located on the south slope of Mt.
Sequoyah. Listed on the National Register as of 1975. T-shaped brick Georgian structure
with Victorian trim constructed of brick, stone, and wood between 1870 - 1880. Other
than the enclosing of the south gallery and the addition of a back stair, the structure is
original and in excellent condition Built by W Z. Marges, the red brick was locally
produced from the same clay deposits as the Gregg home.
Washington County Courthouse - Located on North College Avenue (State Highway 471)
at the east end of Center Street, this building has been the subject of numerous restoration
efforts. it has recently been identified as a historic landmark. (Exact date of construction
unknown). The County courthouse has been on the National Register since 1972
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.
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
99
• Old Post Office - The Old Post Office is located in the center of Fayetteville Square. This
building is listed on the National Register and has been restored to serve as restaurant and
private club. Nomination of the olil Post Office for listing on the Register was approved
in 1974. 1
• Waters, Pierce Oil Company Building - West Street north of Dickson. Designated and
built by Charles L. Thompson in 1912 as a warehouse for the oil company. The brick
structure has been vacant since 19/9 and is in a ruinous state.
• Frisco Depot - 550 W. Dickson. Erected in 1887 after the first station burned. The
original building was remodeled and enlarged in 1925. The depot was transformed with a
Spanish influence. It is the only vintage depot standing on the former Frisco line between
Missouri and Van Buren. The last ftegular passenger train passed through Fayetteville on
September 18, 1965. Today the building is vacant.
• Wade Heverwagen House - 338 Washington Avenue. Built in 1873 with an addition in
the 1880's wooden 2 -story Y -plan house in an early Virginia style. Still occupied and in
good shape.
Hemingway House and Barn -T
shingles, rests on short stone pie
Charles L. Thompson designed
owners' granddaughter. It was
influence which is in contrast to
Colonial Revival styles.
story wood frame house covered in clapboards and
Built in 1907 for attorney Wilson Elwin Hemingway.
house and barn. It is now the residence of the original
igned as a summer dwelling of Dutch Colonial
ompson's usual strong classical influence within the
• Wilson, Pittman, Campbell -Gregory House - 405 East Dickson. The original two-story
brick structure was built in 1866 with an addition in 1913. Built by J. H. Wilson but
purchased before completion by James Pittman, a Confederate Colonel during the Civil
War. The exterior has had a few osmetic alterations but the interior of the house is
remarkably unaltered.
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• Magnolia Filling Station - 429 W. faFayette. Built by Earl Byrd in 1925 it is the only
known surviving structure of the Magnolia Company. It is an outstanding example of the
drive-in type structure.
• Troy Gordon House - 9 East Township Road. Constructed in 1851 in the Greek Revival
style. The structure has been recycled and is now used for office space. This is one of the
few antebellum houses remaining in the state.
• Jackson House - Built in 1872. Bucks made on property.
• Routh -Bailey House - Old Wire Eoad. Constructed in 1848 entirely by slaves. The 20
slaves were owned by Benjamin Routh. They dug and burned clay and limestone on the
farm to make bricks and mortar td build the brick structure.
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PLAN 2020 • December 1995
100 '
Guisinger Building - Built in 1886 by William Crenshaw, an early Fayetteville hardware
merchant The brick building is typical of late 19th century commercial style buildings.
The building was refurbished retaining all the architectural flavor of the interior including
the pressed tin ceilings It currently houses a law firm.
Villa Rosa - 617 W. LaFayette. The Villa Rosa'is a two-story frame residence with a
beige brick facing built in the Italian Renaissance style in 1932. Named for Rosa
Marinoni, a former Arkansas poet laureate and an important figure in the state's cultural
history. Rosa designed the home herself, after her father's summer home, Villa Rosa, in
Bologna.
Johnson Barn - Cato Springs Road north of Round Top Mountain. A 1933 two-story,
balloon frame, gambrel roof agricultural building. It is supported by a fieldstone
foundation, sheathed in wood weatherboard siding, and constructed with solid walnut
columns on the first floor and long, unspliced truss members that frame the gambrel roof.
Designed with a side drive plan by Ben F. Johnson, III, a Harvard University landscape
architect graduate, after an extensive study of Northwest Arkansas barn types. He took
the best design features and incorporated them into an "ideal" barn structure.
Sites listed on the National Register of Historic Places
National Cemetery - The National Cemetery is the burial site of over 1,600 U.S. soldiers
who fought in both World War 1, World War II and Korea, Viet -Nam and the Persian
Gulf. The cemetery is maintained by the U.S. Government and is located at the south end
of Government Avenue.
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
(1860-1862). 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
Fayetteville Female Seminary - The Female Seminary, built in 1839 was located on Center
Street, one block west 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.
Confederate
Cemetery -
Located
at the
east end of Rock
Street, this cemetery is the burial
grounds for
Confederate
Soldiers
from
Texas, Missouri,
Louisiana and Arkansas.
Districts
listed on the National Register of Historic Places.
There are
presently three National
Register
Historic Districts within the City of Fayetteville
The largest
district,
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
101
Washington -Willow, lies mostly within the
town. Washington -Willow consists of 105
and five traversing east -west streets. The
of the buildings possess special significant
character of the district. With the exceptic
Forty-six of the structures were built betw
the highest concentration of significant stn
Masonic Addition, the first addition to the original
primary structures sited along two north -south streets
.istrict encompasses approximately 37 acres. Nineteen
. Twenty-five do not contribute to the primary
n of a church, all the buildings are residential.
:en 1890 and 1910. This district is believed to contain
ctures 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 rer
area has never really confronted "hard
during periods of growth and change.
It is believed that the district's cohesi'
character, well maintained homes, nw
concentration of buildings possessing
Although the archaeological potential
some productive excavation (salvage
evidence of early Indian and white set
and that the area is a significant archa
The second historic district is Mt. Nord.
Fayetteville situated on a hilltop to the n
Five residential structures of wood frame
comprise the Mount Nord Historic Distri
district by virtue of its architectural chara
association.
This district was once the City's most l
of Fayetteville's most prominent and si
many rolling hills, reinforces the area's
residential neighborhood than when co
residential area that emerged in the 19,
attributes to the successful retainment
The Wilson Park Historic District, lot
downtown, extends roughly between t
Maple Street on the South and Louise
district contains a total of seventy bull
is characterized by hilly, tree -covered
the Wilson Park Historic District an ui
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for its attractive and prestigious character. The '
Thus, buildings have been well maintained even
stems from visible boundaries, its residential
large mature trees lining the streets, and a large
,ctural merit.
is district has not been fully explored, there has been
ology) behind the Headquarters House revealing
It is suspected that further archaeological remains exist
ical resource.
district consists of one distinctive block in
of the City's historic downtown commercial square.
d masonry construction built between 1900 and 1925
Each structure contributes to the integrity of the
;r, its natural and physical setting and its visual
)us residential area and consequently attracted some
il citizens. The landscape, atop one of Fayetteville's
physical definition. Although a less eminent
;d, the district is now a focal point for a larger
and 1930's. This residential eminence is what
district's original integrity.
just to the north of Fayetteville's historic commercial
;ge Avenue on the east, Wilson avenue on the West,
;et on the north. Exclusively residential in nature, the
s spread over roughly twelve blocks. The entire district
connected by relatively narrow streets, all of which lend
rustic ambience.
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' The initial development of the district occurred in the early part of the century during a boom
period for Fayetteville. By 1910 the population had reached 5,000 and Fayetteville Lumber and
Cement, Hill City Lumber and Red Star Spoke Factory were doing record business. The tons of
produce and grain leaving Fayetteville yearly kept three train lines running. Canning factories and
cold storage companies were built to package the produce for shipping. Many permanent homes
were established during this period within the district.
7.10 AFFORDABLE HOUSING
PURPOSE. Most of Fayetteville's earlier affordable housing was attractive to starter families
' with modest but potentially growing incomes. Today, the need for affordable housing is also
applicable to individuals and families on fixed incomes such as the elderly, the growing number of
single, female -headed households and persons in public -assisted programs such as Section 8.
Fayetteville seeks to continue the provision of affordable housing within the City and its Planning
Area. Provisions are sought that encourage more affordable housing utilizing conventional
construction methods and locations within conventional settings. Fayetteville further desires to
avoid the detrimental social, economic and physical effects of concentrating affordable housing
A more compatible, integrated approach with the community is desired. In order to minimize the
impact on public funding, private incentives are sought.
' LOCATION AND DESIGN CRITERIA Affordable housing units should be scattered
throughout the development in a manner that integrates them with all other units in the
development. The exterior design and construction of affordable units should appear similar to all
' other units in the development. Affordable units may be smaller in size than all other units in the
development provided that their size, arrangement, and number does not violate applicable
building and zoning codes.
Subject to City approval, developments of affordable housing exclusively may be permitted
When constructed separate of other types of residential development, affordable housing should
be compatible in design with approved affordable housing in other locations of the City
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I CHAPTER 8 CIRCULATION
In order for Fayetteville to function and to grow in an orderly manner, people and goods must
move efficiently in and through the area- Transportation systems in Fayetteville include streets
' and highways, public transportation, aviation, rail, and trails. As the costs and benefits of
transportation facilities and services frequently extend beyond local government jurisdiction as a
criteria for state and federal assistance, transportation planning and decision -making are
' coordinated within the urbanized area by the Northwest Arkansas Regional Planning Commission
(NWARPC) with assistance from the City of Fayetteville and the State of Arkansas.
' One of the critical elements of a land use plan'is a consideration in terms of a plan for
transportation. Currently, the City utilizes a Master Street Plan and has recently completed
preliminary studies on a trailways feasibility plan These plans will be updated and integrated into
the General Plan.
Circulation: Guiding Policies
In order to guide the formulation of a master street plan and direct the Planning Commission
regarding land use decisions which affect transportation issues, the following policies are
suggested:
8 l.a Promote the coordinated and efficient use of all available and future transportation modes
8 Lb Meet the diverse transportation needs of the people of the city, including rural and urban
populations and the unique mobility needs of the elderly and disability communities.
8.1 c Ensure the repair and necessary improvements of roads and bridges throughout the City to
provide a safe, efficient and adequate transportation network.
8.1 d Minimize the harmful effects of transportation on public health and on air and water
quality, land and other natural resources.
8 l.e Promote reliance on energy -efficient forms of transportation.
8.1.f Incorporate a public participation process in which the public has timely notice and
opportunity to identify and comment on transportation concerns.
8,1.g Monitor and improve transportation facilities to conveniently serve the intra-city and
regional travel needs of Fayetteville residents, businesses and visitors.
8.1 .h Monitor the incidence of traffic accidents and implement physical and operational
measures to improve public safety.
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
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8.1.i Support the Razorback Transit service and the Downtown Trolley, which offer convenient
and reliable alternatives to the automobile.
8.1.j Establish facilities which accommodate safe and convenient travel for pedestrians and
bicyclists.
8.1.k Provide for off-street parking as needed to accommodate employees, visitors and
customers in the downtown area.
8.1.1 Promote mixed -use and traditional neighborhood development to reduce roadway demand
and change travel patterns.
8.1.m Encourage that impacts on the trap portation network are considered in land use decisions
made by the Planning Commission.
8.1.n Periodically update the master street plan.
8.1.o Direct through traffic around the perimeter of the city.
8. l.p Establish a major continuous east -west connection at the northern perimeter and one at
the south.
Circulation: Implementation Strategies
Implementing the policies set forth in this circulation element of the General Plan will require
particular strategies. Many transportation olicies will be implemented through supporting ,
ordinances, regulations, and development odes; others will be realized through the actions of
private developers, citizens, and state and federal agencies. The following list of strategies may
be implemented by the city:
8.1.q Synchronize traffic control devices and simplifying intersections where feasible.
8.1.r Require new development to demonstrate that there will be adequate road capacity before ,
approval or issuance of permits.
8.1.s Provide for new development to cmmit to project -related, off -site traffic mitigation '
measures as and when deemed necessary.
8.1.t Seek to maintain parking requirements consistent with anticipated demand for parking.
8.1.0 Consider park and ride lots for bus patrons and car pooling centers. '
8.1.v .v Encourage intensive new development within 1/4 mile of public transit routes. '
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
105
' 8.1 w Encourage mixed use development to allow for day and night utilization of available
parking.
8 lx Encourage the construction of sheltered bus stops and bicycle parking facilities at transit
stops, shopping centers and employment centers
' 8 1.y Make full use of all available federal and state funding for transportation enhancement
projects
8. l .z Maintain communication with the University regarding transportation needs
1 8.2 MASTER STREET PLAN
Planning is required to connect Fayetteville to other population centers and to provide for
circulation within the community. New development must be provided with proper access to
alleviate problems associated with congestion and safety by requiring streets in sufficient number
and of adequate size to accommodate peak traffic volumes.
The Master Street Plan is a hierarchy of various street types. All streets within Fayetteville have
been functionally classified in accordance with the guidelines set forth in the U S Department of
Transportation's National Highway Functional Classification Study Manual. Functional
classification is defined by the Northwest Arkansas Regional Transportation Study as: The
grouping of public ways by likeness of service or purpose into classes or .systems according to
the character of service they are intended to provide. The frame of reference is the sense of
service offered to and expected by the road user. Neither ownership nor administrative
responsibility is relevant in grouping by function. The hierarchy of functional classes reflects
the type of traffic using each facility and how • they function in relation to the overall street
network. Streets within Fayetteville are classified as one of the following five types:
Fayetteville, Arkansas, 1 GENERAL PLAN 20201 December 1995
106
I
LOCAL STREETS provide for the second lowest level of traffic flow and service. They provide
access to abutting land uses and provide connections to higher order systems. Local streets are
not intended to provide for through traffimovements.
Design Service Volume: Less than 4,000 vpd I
Speed: 20-25 mph
Traffic Lanes: Two 13' travel lanes
Parking Lanes: 7 lane provided but not defined
Paved Width: 31' from back of curb
Right of Way: 50' '
Sidewalks: Two 4' minimum sidewalks; 4' clearance from curb where possible
LOCAL
31.00 I I
4.00 4.00' 2' 2' 4.00 4.0O 1.5 I
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COLLECTOR STREETS provide traffic circulation within residential, commercial, and industrial
areas. They collect traffic from local streetsin neighborhoods and channel it into the arterial system.
Connections between arterials should be indirect or should not be allowed in order to discourage use
by traffic from outside the neighborhood.
Design Service Volume: 4,000 vpd; 5,000 with left turn bays
Speed: 25-30 mph
Traffic Lanes: Two 12' travel lanes; 10' turn bays where warranted
Parking Lanes: 8' lane provided (may not be defined); none when turn bay exists
Paved Width: 36' from back of curb
Right of Way: 60' 4
Sidewalks: Two 4' minimum width sidewalks; 4' clearance from curb where
possible I
COLLECTOR
60.00'
36.00'
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MINOR ARTERIAL STREETS connect higher functional class facilities, activity centers, regions
of the area, and major county roads at the edge of the metropolitan area. Traffic is composed
predominantly of trips across and within regions of the city and ideally does not penetrate residential
areas.
Design Service Volume 12,200 vpd, 14,800 vpd with left turn bays
Speed: 35-40 mph
Traffic Lanes: Four 12' travel lanes, 11' turn lane maybe necessary at intersections
and in areas with high volumes of mid -block turns
Parking Lanes: None
Paved Width. 52' from back of curb; 63' with turn lanes
Right of Way: 70' minimum; 80' for intersection widening and where possible for 5
lane sections
Sidewalks: Two 4' minimum sidewalks; minimum of 4' clearance from curb
where possible
MINOR ARTERIAL
4' .
PRINCIPAL ARTERIAL STREETS connect controlled access highways and rural highways to
the edge of the metropolitan area, and major urban activity centers within the metropolitan area.
'
Traffic is composed predominantly of traffic across or through the city Access may be controlled
by use of medians, limitation of curb cuts, or by directing access for new developments in intersecting
cross streets.
Design Service Volume 17,600 vpd; 20,600 vpd with left turn lane
Speed: 40-45 mph
Traffic Lanes: Four 12' travel lanes; 12' left turn bay at intersections where necessary,
and a continuous left turn lane where there are high volumes of traffic
Parking Lanes: None
Paved Width: 52' from back of curb to 64' with a continuous turn lane
Right of Way: 80 minimum, 90' for intersection widening and where possible for 5
' lane sections
Sidewalks Two 4' minimum sidewalks, 8' clearance from curb where possible
PR NC'PA. ARTERIAL
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Fayetteville. Arkansas, • GENERAL PLAN 2020 • December 1995
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FREEWAY/EXPRESSWAY STREET are high speed, multi -lane facilities with a high degree of
access control. These facilities serve the major centers of activity of a metropolitan area; and are
designed for the longest trips by being well ntegrated with the arterial streets serving the area. They
should provide a high level of traffic service for travelers who do not have local destinations and wish
to bypass the city. I
Design Service Volume: 28,300 vpd expressway;44,800 vpd freeway
Speed: 45-55 mph
Traffic Lanes: Four 12' lanes; where at grade intersections occur on expressways,
right and left turn lanes shall be provided; no grade crossings allowed '
on freeways
Parking Lanes: None; emetgency parking permitted on shoulders
Shoulders: 10' outside and 6' inside shoulders
Paved Width: 80' from edge of paved shoulder
Right of Way: 200; 300' for State and Federal projects with more at interchanges;
varying including shoulders '
Sidewalks: None
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In addition to the five functional classifications of streets shown on the master street plan, some
streets may be classified by design criteria rather than function. Residential streets, as defined below,
serve the same function as local streets, but help to create "neighborhood scale." The function of
local streets within neighborhoods is to provide for property access for pedestrians, bicycles, cars and
trucks, and to provide open space and parking. Since the primary function of residential streets is to
provide access to property, pedestrian safety and parking have precedence over traffic movements.
Boulevards with green medians may serve the same functions as collectors, minor arterials, or
principal arterials. Boulevards, as defined below, have positive effects on traffic circulation and
safety, and green medians provide open s�ace for landscaping, recreation, and alternative modes of
transportation.
RESIDENTIAL STREETS provide for the lowest level of traffic flow and service. They provide '
access to residential property and are intended to be used only by local traffic. Minor local streets
are not intended to provide through acce16s.
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Design Service Volume: 500-1,000
Speed: 20 mph
Traffic Lanes: Two 9' lanes
' Parking Lanes: 8' Lane provided but no defined
Paved Width: 26' from back of curb
Right of Way: 50'
' Sidewalks • One 4' sidewalk, 4' clearance from curb
RLSIDEN1IAL
cc
' BOULEVARD STREETS are similar in function to minor and principal arterials, but require a green
median. Boulevards are used to provide access management and aesthetic appeal in scenic
commercial, residential and industrial areas
' Design Service Volume. 12,200 vpd; up 10 20,600 vpd with left turn lane
Speed: 35-45 mph
Traffic Lanes- Four 12' lanes; landscaped median16'-40' wide; 2' curbs
' Parking Lanes None
Shoulders. None
' Paved Width: 28' each side of median
Right of Way: Minimum 100'
Sidewalks: 4' sidewalk on both sides; 4 separation from curb if possible
' BCLILEs'ARD
1 T
8.3 STREET CLASSIFICATION
The following streets are grouped according to the categories above for planning purposes-
' FREEWAY/EXPRESSWAY STREETS
J. W Fulbright Expressway
U S. Highway 71
US Highway 471
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Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
110
PRINCIPAL ARTERIAL STREETS
State Highway 71B (North College Avenue/Archibald Yell Boulevard/South School
Street)
State Highway 45 (Mission Boulevard) from city limits to North Street
Razorback Road from Fulbright Expressway to Maple Street
Maple Street from Razorback Road to Garland Avenue
Garland Avenue from Maple Street to Van Asche Drive
State Highway 112 (Howard Nickell Road) from city limits to Van Asche Drive '
Van Asche Drive
Joyce Boulevard ,
State Highway 16W/112 edington Road/North Street) from city limits to Highway
45
West 6th Street from State Highway 71B west to city limits
State Highway 16 (15th Street) from Razorback Road east to Happy Hollow Road
Willoughby Road (State Highway 156)
Hunter Street (Farmington)
State Highway 265 (Crossover Road)
State Highway 16E (Huntsville Road) from Crossover road east to city limits
MINOR ARTERIAL STREETS '
Gregg Avenue from city limits south to Lafayette Street
State Highway 180 (Drake Street) west from Gregg Avenue to State Highway 112
(Garland Avenue)
Township Road from U.S. 71 (North College Avenue) to Gregg Avenue '
Skillem Road west from city limits to State Highway 265 (Crossover Road)
Old Wire Road from Township to Highway 265 (Crossover Road)
Mt. Comfort Road from city limits to Porter Road I
Porter Road from Mt. Comfort to Deane Street
Deane Street
Rupple Road
Sellers Road
Double Springs Road
W. Dickson Street from West Avenue to S. School Street
6th Street/Huntsville Road from Momingside Road to Happy Hollow Road
Cato Springs Road from Ashwood to S. School Street (U.S. 71B)
Pump Station Road
Armstrong Avenue/Black Oak Road
School Street from Archibald Yell Boulevard (U.S. 71) to Dickson Street
COLLECTOR STREETS
Sunbridge Road
Zion Road from State Highway 265 (Crossover Road) to State Highway 71B '
Shepherd Lane/Frazier Terrace
Stearns Street
Millsap Road
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Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
111 I
Plainview Avenue/Monte Painter Drive/'Northhills Drive
Appleby Road
Deane Soloman Road
North Salem Road (east -west segment)
Trucker's Drive
McConnell Road
Salem Road from State Highway 16W (Wedington Road) north to North Salem
Road (east -west segment)
Porter Road from Deane Street to Wedington Drive
Bertha Street/Stubblefield Road
Old Missouri Road
Front Street
Drake Street from State Highway 71B (North College Avenue) to Gregg Avenue
Township Road from U.S.71 (North College Avenue) to State Highway 265
(Crossover Road)
Poplar Street
Rolling Hills Drive
Sycamore Street/Walnut Avenue/Ash Street/Charlee Avenue
Overcrest extension from State Highway 112 (Garland Avenue) to Gregg Avenue
Leverett Avenue from Overcrest Street extension south to Maple Street
Viewpoint Drive south to Ridgeway Drive
Ridgeway Drive south to Pembroke Drive
Pembroke Drive south to Rockwood Trail
Rockwood Trail west from Pembroke Drive to State Highway 45 (Mission
Boulevard)
Assembly Road (State Highway 180)
Skyline Drive
Prospect Street from State Highway 45 (Mission Boulevard) west to Gregg Ave.
Cleveland Street from Gregg Avenue to Sang Avenue
Sang Avenue from Cleveland Street north to State Highway 112 S (Wedington
Road)
Maple Street from State Highway d5 (Mission Boulevard) west to State Highway
112 (Garland Avenue)
Arkansas Avenue
Lafayette Street
Dickson Street west from Fletcher Avenue to Arkansas Avenue
Center Street from U.S.71 (North College Avenue) to California Boulevard
California Boulevard
Leroy Pond Drive
Block Avenue from Dickson Street to Center Street
East Avenue from Dickson Street to Center Street
Mountain Street from U.S 71B (N College Avenue) to School Street
Rock Street west from Mill Avenue to U.S. 71B (North College Avenue)
Wyman Road
Mill Avenue
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
112
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Huntsville Road from Mill Avenue east to Morningside Drive
Morningside Drive/City Lake Road
South College Avenue
Hill Avenue south from State Highway 180 (W. 6th Street) to 11th Street
11th Street west from Hill Avenue to Duncan Avenue
Duncan Avenue south from 11th Street to State Highway 16 (15th Street)
Hill Avenue from 6th Street to 11th Street
Brooks Avenue
S. Garland Avenue
State Highway 16 (15th Street) from Razorback Road to Beechwood Avenue
Beechwood Avenue from §tate Highway 16 (15th Street) south to 18th Street
18th Street west from Beechwood Avenue to Futrall Drive
Futrall Drive
Shiloh Drive
Happy Hollow Road from State Highway 16 (Huntsville Road) to Cliffs Boulevard
Cliffs Boulevard I.
Cato Springs Road (State Highway 265) south of U.S.71 (bypass)
Fox Hunters Road
Dot Tipton Road
Hugh Mount Road
46th Avenue
54th Avenue
59th Avenue
Persimmon Street
Broyles Avenue ,
Hollywood Avenue
6th Street from U.S. 71B to Huntsville Road
State Highway 45 (Mission Boulevard) from North Street to Lafayette Street
Fletcher Ave. from Dickson Street to Lafayette Street
LOCAL STREETS I
All other Fayetteville Streets not listed above
1
8.4 ACCESS INTO FAYETTEVILLE
Primary vehicular access to Fayetteville is provided by state and federal highways which link this '
community to others. Fayetteville is accessed by two U.S. Highways and via several State
Highways. ,
Service from the north and south is provided by U.S. Highway 71 which ultimately connects to
Interstate 44 at Joplin, Missouri and Interstate 40 at Alma/Ft. Smith, Arkansas. This access was
improved by construction of a Fayetteville bypass, the J.W. Fulbright Expressway, completed to
its present four lane width in 1982. Highway 71B (Old Highway 71) is an alternate route for '
traffic to and through Fayetteville and Springdale city centers. The Fulbright Expressway
1
Fayetteville, Arkansas, • 6`ENERAL PLAN 2020 • December 1995
113 ,
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provides a bypass around Fayetteville to the west. To the east, State Highway 265 provides a
similar function; however, due to its uncontrolled access, the efficiency of this route is not
comparable to the Fulbright Expressway.
Vehicular access from the east is provided by State Highway 45, entering the city approximately
at its midpoint and also from State Highway 16 entering the city to the south Both of these
routes intersect and connect with State Highway 265 (Crossover Road). From the west, access is
provided by State Highway 16 at approximately the city midpoint and U. S. Highway 62 to the
south. Both of these routes intersect and connect with the Fulbright Expressway, and U S
Highway 62 also extends east (as State Highway 180) to intersect with Highway 71B.
8.5 TRAFFIC CIRCULATION WITHIN FAYETTEVILLE
Privately owned motor vehicles represent the primary means of transportation within Fayetteville.
In 1980, a total of 67,936 vehicles were registered with Washington County- By 1990, this figure
had grown to 79,002 vehicles Registrations of motor vehicles is significant. because when
compared to population increases for the same area and time period, it is apparent that the growth
in registrations within Washington County (16%) is at a rate faster than that of population growth
(12.9%). Another significant factor important to planning is that in 1970 the ratio of cars to
people was 1:2. By 1990, this ratio had increased to 1:1.4. More cars on city streets increase
congestion, noise and accidents, contribute to pollution and create expenses for the city in terms
of street maintenance and traffic law enforcement. Fayetteville, in conjunction with the University
and the State, will need to make decisions related to additional transportation facilities to provide
adequately for traffic circulation and to offer choices of other systems which may slow or reverse
the trend of increasing numbers of privately owned vehicles.
As U.S. Highway 71B (North College Avenue) is the only continuous route through the city, it
necessarily serves as the major route for traffic circulation and residential/business access. At the
city center. Highway 71B carries traffic loads equal to the Fulbright Expressway with a 1992
average daily traffic (ADT) count of 22,000. For the projection period, the Expressway is
expected to carry greater loads than Highway 71B with ADTs of 30,360 and 28,380, respectively.
Other key north/south routes are State Highway 265 and Gregg Avenue. Neither Highway 265
nor Gregg Avenue are continuous for the length of the city, and they do not connect to
continuous east/west streets, as there presently are none. State Highway 112 also provides
north/south circulation within Fayetteville; however, it functions primarily to provide access to the
University from the north and west.
Due to better functioning north/south routes for traffic circulation there are fewer key north/south
traffic circulation routes than east/west routes. The more numerous east/west routes have been
influenced by the same ridge lines which divide Fayetteville into the two (White/Illinois River)
watersheds. As the ridge traverses Fayetteville at its center (in terms of development density),
circulation routes are more numerous and less direct. An additional factor influencing traffic
circulation is the Arkansas and Missouri Railroad line, which bisects the city in a north/south
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
1114
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direction. Crossings of the line are expi
These two factors have resulted in a cir
routes near Fayetteville's center include
Wedington Road), Maple Street and Di
Other key east/west routes are Joyce Boul
major east/west route. Joyce Boulevard c
Highway 71B. In the future, Joyce Boule
(Mission Boulevard) which connects to U
Highway 45 (Mission Boulevard and Lafa
is constrained by both topography and dei
historic District. Highway 16E (Huntsvill
route which exists in Fayetteville. Like H
topographical and developmental constrai
connecting State Highway 16 to U. S. Hil
to connect Highway 45 (Mission Bouleva
North Street.
8.6 ACCESS TO THE
The University of Arkansas student pop
the present population of the City of Fa'
of the 2010 population. Due to the age
the fact that the University is the major
traffic generator and greatly affects circ
Existing access to the University is provi<
Highway 112 Spur (Wedington Road) or
Wedington Road (east/west route), State
provides entrance to the University. The
University on Garland was 14,000 and th
majority of the University traffic (46%) a
and present the potential for dangerous situations.
s street pattern in the east/west direction. East/west
r Street, Sycamore Street, North Street (connects to
Street.
evard which is rapidly developing and promises to be a
.rrently connects State Highway 265 and U. S.
ard will connect to Gregg Avenue. State Highway 45
S. Highway 71B is also a key east/west route. As
ette Street) enters the developed portions of the city it
;lopment, even traversing the Washington Willow
Road) provides the most nearly continuous east/west
thway 45 (Mission Boulevard), it experiences
is as it enters the developed city. Potential exists for
sway 62 via Huntsville Road. A similar potential exists
1) to State Highway 112S/16W (Wedington Road) via
of approximately 15,000 accounts for one third of
le and will account for approximately one quarter
student population (all are of legal driving age) and
'er within Fayetteville, the University is a major
patterns.
d by the Fulbright Expressway and then via State
tate Highway 180 (W. 6th Street). After exiting to
Gghway 112 (Garland Avenue - north/south route)
992 average daily traffic at the entrance to the
figure is expected to increase to 15,960 by 2010. The
proaches the campus from the north.
To the south, after exiting to W. 6th Street (east/west route), State Highway 112 (Razorback
Road - north/south route) provides entrance to the University. When compared to the route
described above, the Highway I80/Razorback Road route provides the most direct path. The
1992 average daily traffic count for this r 4 ute was 11,000 vehicles projected to increase to 12,540
by 2010.
Access to the University may also be gaii
Dickson Street. As these two streets we
change once established, this route conti.
heavily travelled. Average daily traffic c
route daily in 1992. This traffic count is
I from Highway 71B (North College Avenue) via
original to the city, and traffic patterns are difficult to
.s to be the traditional entrance to the campus and is
nts indicate that approximately 9,500 cars used this
petted to increase to 11,305 by the year 2010.
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Fayetteville, Arkansas, •
115
PLAN 2020 • December 1995
The three routes described above are among the heaviest travelled within the city. Several
improvements are already programmed which will provide for future access needs of the
University. In addition, the University recently undertook a study to determine the best means of
providing circulation within its boundaries.
The key improvement planned by the State of Arkansas is a direct access from the the new four
lane U S. Highway 71 (planned for completion in 1999) via State Highway 265 (Cato Springs
Road) and an extension of the current State Highway 112 (Razorback Road). These
improvements have been ranked in the 1993-1995 Transportation Improvement Plan (TIP) and
are rated as the number three priority for the planning area, the Fayetteville -Springdale -Rogers
MSA With improvements to bring Razorback Road to four lanes from this exit to Maple Street,
this route will provide relief to existing traffic congestion, especially during football and basketball
seasons, and has the potential to become the most heavily travelled route to the University. The
City and the State Highway and Transportation Department are currently designing this entryway
and acquiring right-of-way along State Highway 180 (W. 6th Street).
A second street improvement, also a state assisted project, the North Street widening from Gregg
Avenue to State Highway 112 (Garland Avenue) has recently been completed. As North Street is
consistently utilized as a University access from Highway 71B (North College Avenue) to
Highway 112 (Garland Avenue) from areas extending as far north as Springdale, widening of the
roadway will improve traffic flow and access to the University.
In order to better address circulation on campus, the University recently completed a traffic study
(December, 1992). To reduce conflict between pedestrian and vehicular traffic, the study
recommended installation of a traffic signal at Dickson Street and Ozark Avenue to favor
pedestrian traffic during peak pedestrian crossing times. The study also recommended
modification of the traffic signal at North Street and Highway 112 (Garland Avenue) to provide a
westbound left turn arrow; installation of a traffic signal at Maple Street and West Avenue;
provision of two turning lanes at Meadow Street and Razorback Road; and striping of two
southbound turning lanes at Highway 180 (W. 6th Street) and Highway 112 (Razorback Road).
The study concluded that restricting automobile traffic on campus streets should be the ultimate
objective of the University
8.7 SYSTEM CAPACITY
In order to assess level of service of City streets, traffic counts are made and average daily traffic
(ADT) volumes are calculated. A level of service interpretation is included on page 5-37.
Fayetteville recently completed an analysis of the street system using the consulting firm of
DeShazo, Starek, and Tang. The detailed results of this analysis are contained in a two volume
report. General conclusions reached by the report are summarized below.
For
most of the street system in Fayetteville, the existing
street classification system
indicated that
the
city could
accommodate future anticipated growth in
accordance with the layout
of the
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
116
current Master Street Plan, assuming that planned improvements (fully described in the
Transportation Improvement Plan and the Capital Improvement Program) are implemented.
Areas of concern are those streets which in 1992 were exceeding a volume to capacity level of .89
(level of service E --unstable operation). These streets included portions of U.S.71B (North
College Avenue), Gregg Avenue, Township Street, Old Wire Road, State Highway 45 (Mission
Boulevard), State Highway 112 (Garland Avenue), State Highway 112S/16W (Wedington Road),
North Street, Leverett Avenue, Maple Street, Dickson Street, and State Highway 16E (Huntsville
Road). Using projected ADTs for 2010, the volume/capacity analysis was repeated showing
increased congestion on all of the streets experiencing congestion in 1992, and adding the I
following segments: Rolling Hills Drive aid Happy Hollow Road.
8.8 PUBLIC TRANSPORTA
Fayetteville is served by three public tra
federally funded system operated by the
traffic congestion and parking problems
public as well as the students of the Uni
serving the University, the Fayetteville
areas.
Ozark Public Transit, located in
however it is a limited demand service ra
Ozark Public Transit currently operates
transportation of disadvantaged persons.
service agencies, private operators, and I
The Fayetteville Downtown Trolley provi
downtown square to the University. The
funded through the city's Advertising and
and retail trade downtown and along the
The area is also served by a private
destinations outside of Fayetteville.
I
ortation systems. Razorback Transit is a partially
iversity of Arkansas in a proactive effort to reduce
the University campus. Their service is free to the
;ity. Razorback Transit operates seven bus routes
are, shopping malls, and medical and other service
,, Arkansas, serves the Fayetteville/ Springdale MSA;
er than route service like Razorback Transit System.
vehicles, utilizing federal funds for urbanized area
The system is operated in conjunction with local human
;al governments.
les free transportation along a limited route linking the
Trolley is operated by the City of Fayetteville and is
Promotions Commission in an effort to boost tourism
)ickson Street corridor.
Jefferson Bus Lines, which provides daily service to
I'
8.9 AVIATION
Drake Field, Fayetteville's airport, is loca ed within the southern city limits adjacent to U.S.
Highway 71. The airport provides commuter service to the regional hub airports, principally
Nashville, Memphis, Dallas/Ft. Worth, Kansas City, St. Louis, and Little Rock. Five airlines
presently serve Drake Field, including American Eagle, Atlantic Southeast/Delta Connection,
Northwest Airlink, USAir Express, and 1 W Express.
Fayetteville, Arkansas, • (iENERAL PLAN 2020 • December 1995
117
Historical analysis indicates an average annual increase for enplanements since 1980 of over eight
percent. Actual enplanements in 1980 were 69,382 and in 1990 were 153,093. Enplanements for
1994 are expected to exceed 230,000.
8.10 RAIL
Fayetteville is served by an active rail line, the Arkansas and Missouri Railroad, which divides the
city in a north/south direction. In 1994, 53,820 tons were shipped from Fayetteville and 318,340
tons terminated in Fayetteville. Also, in 1994, 553,000 tons of freight travelled through
Fayetteville.
The Arkansas and Missouri Railroad also operates a tourist passenger train The train makes day
trips originating in Springdale to local areas of interest.
8.11 MOTOR FREIGHT
Arkansas Best Freight, J. B. Hunt Trucking and Yellow Freight Systems offer full carrier service
from Fayetteville to destinations both regional and national.
8.12 TRAILS
In addition to the transportation system necessary for moving vehicular traffic and transporting
people and goods, two additional types of transportation arc utilized within the Fayetteville area.
These are sidewalks for pedestrians and a system of trails for dual use (hiking and biking). In
accordance with the Master Street Plan, sidewalks are provided on both sides of all functional
classifications of streets except residential streets The Master Sidewalk Plan is updated with each
Large Scale Development or Subdivision proposal At the time of development, the Plan is
consulted and, if called for by the plan, the developer is required to install any sidewalks noted on
the Plan and to provide sidewalks in accordance with the Master Street Plan on any new street
Because of the hilly terrain of Fayetteville and inconsistent enforcement procedures of the
requirements for sidewalks, there are many areas of the city which do not have sidewalks or have
discontinuous sidewalks, During the Fayetteville Vision process, the citizens emphasized their
desire to have a good system of sidewalks. Fayetteville currently places a priority on developing
sidewalks and has designated funds within the Capital Improvement Program to upgrade
sidewalks within the city.
Although similar in function to sidewalks, additional trails to serve pedestrians and bicyclists are
needed. Fayetteville has designated and marked certain routes within the city as bikeways; these
routes coexist with the vehicular traffic using the streets and present conflict between the two
uses Consequently, few citizens use the routes due to safety concerns. The Intermodal Surface
Transportation Efficiency Act of 1991 provides federal funding for development of bikeways for
' Fayetteville, Arkansas, 0 GENERAL PLAN 2020 • December 1995
118
transportation purposes. Fayetteville has
serve the one mile radius of all elementary
priority. The elementary and junior high s
under the legal age to operate a motor vet
walking or biking. The planned system ut
to link neighborhoods to schools. The sec
and schools to parks. After those linkage:
to parks and to provide transportation rou
will supplant the traditional sidewalk. Pha
around schools not served by the bus syst
miles of trail will be required to service thi
8.13 LAND USE AS A
Higher development densities should be 1
major public transport links. This would
the City more accessible to pedestrians a
of homes, jobs, and services, further reds
sense of neighborhood. Additional benel
transportation, reduced infrastructure de.
blighted areas.
Allocations of land are critical to the trans
support existing growth patterns and then
development. This General Land Use Pla
regulations; however, it does indicate hov
Private developers should be aware of the
coordinate their proposals with public deg
8.14 GENERAL CONCL
)mpleted a proposal to develop a system of trails to
and junior high schools within Fayetteville as a first
hool age population is targeted, because they are
cle and their major transportation alternatives are
izes stream beds and neighborhood streets as corridors
and priority of the system is to link schools to schools
are accomplished, linkages could be made to link parks
es for adult riders. Where compatible, the trail system
* one of the plan is to place trails in the one mile area
n operated by the public school system. Twenty five
area at an estimated cost of $1.25 Million.
ATION STRATEGY
ouraged in the multiple activity centers located around
Juce traffic congestion and urban sprawl while making
cyclists. Each high density area should include a mix
ig the need for auto trips while helping to create a
include: less money and energy spent on
nds, fewer traffic accidents, and the revitalization of
)ortation network, as traffic must be considered to
to accomodate and guide new growth and
i does not include specific locations or detailed
the community should develop in the next 20 years.
plan to fit their proposals into the city-wide plan and
Given the relatively steady growth of Fayetteville, it is important that regular maintenance of the
existing street system and development of alternative transportation modes occur. Fayetteville
should continue to plan for sidewalks and a system of trails and actively fund or seek funding for
these alternative transportation modes.
Implementation of the Master Street Plar
alleviating areas of traffic congestion. Tt
Fayetteville by calling for better east/wes
Master Street Plan include extension of J
Avenue, extension of Drake Street west
exit from State Highway 71B to connect
widening of State Highway 265 (Crosso,
will be critical to serving the new growth area and to
e General Plan 2010 recognizes the key need within
and north/south access. New routes shown on the
)yce Boulevard to the west to intersect with Gregg
a intersect with Gregg Avenue, construction of a left
[o State Highway 471 south of Joyce Boulevard,
er Road) from State Highway 16E (Huntsville Road) to
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Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
119
the Springdale city limits, extension of Sunbridge Road to connect to College Avenue, widening
of Township Road from U 5.71 B (N. College) through to Gregg Avenue, extension of Gregg
Avenue south to intersect with Lafayette Street, connection to the west of State Highway 265
(Crossover Road) to Happy Hollow Road via Cliffs Boulevard, extension of Rolling Hills Drive to
connect to Old Wire Road, extension of Cato Springs Road to connect with Pump Station Road,
and extension and widening of State Highway 112 (Garland Avenue/Maple Street/Razorback
Road) from Van Asche Street south to connect with State Highway 265S (Cato Springs Road)
and the Fulbright Expressway/new U.S. 71 intersection. Several more new street locations at the
perimeter of the city are indicated on the Master Street Plan, including a proposed limited access
eastern bypass to provide a loop around the city. The frontage roads along the Fulbright
Expressway are proposed to be connected wherever possible, and several collector streets are
proposed to serve the developing commercial area surrounding the Northwest Arkansas Mall.
Consideration should be given to preserving corridors for roadways expected to need widening
and/or extension within the planning period These include areas along State Highway 265
(Crossover Road) from State Highway 16E north to the City Limits, overpass areas at the
northwest intersection of State Highway 71B and State Highway 471, Joyce Boulevard, State
Highway 45 (Mission Boulevard) north and east of North Street, North Street, the corridor for
extension of Salem Road, State Highway 16W (Wedington Road), State Highway 180 (W 6th
Street/Hunstville Road) from State Highway 71B to Stonebridge, the corridor for extension of
Pump Station Road, the corridor for extension of Rupple Road, and the corridor for extension of
Razorback Road. Acquisition of right-of-way for proposed collector and arterial streets as shown
on the master street plan should be initiated after routing studies have determined the precise
routes for these corridors.
State Highways form a major part of the transportation network to and within Fayetteville. In
several cases, notably, Highway 265, Highway 16 and Highway 180, the routes are not
continuous. State highways should be used to divert through traffic around the city. Every effort
should be made to connect or, at a minimum, double sign routes so that continuity could be
maintained This may require exchange of jurisdictional authority with the state as the routes are
sometimes widely separated. State Highway 180 for example, is the same as Drake Street
(north), Assembly Drive (east central), and W. 6th Street (south).
Fayetteville, Arkansas, • GENERAL PLAN 2020 • December 1995
1'2'9
CHAPTER 56
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MUNICIPAL BUILDING AND ZONING
REGULATIONS -PLANNING
SUBCHAPTER
3. ZONING REGULATIONS.
4. MUNICIPAL PLANNING
6. COMMERCIAL MEDICAL
WASTE INCINERATORS.
SUBCHAPTER 3 - ZONING REGULATIONS
14.56.301. Authority generally.
(a) Cities of the first and second class are authorized to establish
zones limiting the character of buildings that may be erected therein.
(b) Zones may be of three (3) classes:
(1) Portions of the city where manufacturing establishments may be
erected or conducted;
(2) Portions of the city where business other than manufacturing
may be carried on; and
(3) Portions of the city set apart for residences.
History. Acts 1924 (3rd Ex. Seas.), No.
6. § 2; Pope's Dig.. § 10056; Acts 1949.
No. 312, § 1, A.S.A 1947, § 19.2805.
Publisher's Notes. Acts 1924 (3rd Ex.
Sess.f, Nc. 6, § 1. provided that the
beauty of surroundings constitutes a
valuable prcperty right that should be
protected by law, particularly residential
sections where pecple have established
their homes.
Acts 1961, No 115, § 1, provided that
any property used for commercial pur-
ANALYSIS
poses at or prior to the adoption of Acts
1929, No. 108 [repealed], that had been
used continuously since that time for
commercial purposes, together with any
other contiguous property used for rental
or commercial purposes regardless of the
period of such use, upon application to the
planning commission or governing body
in a city of the first class, accompanied by
an affidavit in support thereof, should be
zoned for commercial use.
CASE NOTES
Constitutionality.
Appeals.
Businesses other than manufacturing.
Residential districts.
Zoning ordinances.
Constitutionality.
This section u within the range of the
power of this state to legislate for the pro-
tection of health and the general welfare
and is not violative of the Fourteenth
Amendment. Herring v. Stannus, 169
Ark. 244, 275 S.W. 321 (1924).
14-56.302. [Repealed.]
Appeals. Since there is generally no procedure to
appeal the rezoning decisions of the cities.
it is logical that either the chancery or
circuit court would have jurisdiction to
hear complaints on this subject. City of
Conway v. Housing Auth., 266 Ark. 404,
584 S.W.2d 10 (1979).
When a municipality takes action in
zoning rinaaifications. it is exercising a
legislative function and is not subject to
review by the courts of its wisdom in so
doing-, the role of the courts is simply to
determine whether or not the action of
the municipality is arbitrary. City of Con -
APPENDIX A
I
(a)(1) Upon the petition of a rajority of the owners of lots, or parts '
thereof, in any district comprising one (1) or more blocks fronting on
any residential street in any city of the second class, the city council
shall have the power to prohibit, by ordinance, the use of the front part
of the lots, for the distance of two-thirds (2/3) of the depth thereof from
the street, for stables, barns, or other outhouses, or for stock lots.
(2) Persons already so using such property shall have six (6) months
in which to remove such buildings or discontinue such use.
(b)(1) The petitions and ordinance mentioned in subsection (a) of
this section shall set forth the metes and bounds of the proposed dis-
trict, which shall include both sides of the residential street, not to
exceed one-half (1/2) the distance through the block.
(2) It shall be immaterial in what part of the proposed district the
petitioners' property lies, so that the petition contains a majority of all
property owners in the district.
(c) The continued occupancy iof these lots by the owner contrary to
tl+o Pp. c nF nn nrAin-+n rn «.hon ilnly nnecod cha11 rnretitlltp n public
nuisance. ine owner or propnitor of them snau, upon convicclon, be
fined in any sum not less than five dollars ($5.00) and not to exceed
fifteen dollars ($15.00) per day for the continued violation thereof.
History. Acts 1905, No. 222, II 1. , p. Dig., .4§ 9816-9818; A.S.A. 1947, H 19-
562;
C. & M. Dig., 1* 7687-7689; Po$e's 2808 — 19-2810.
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14-56-305
LOCAL GOVERNMENT
property, and this fact is so even though
the highest and best use of the property
might be other than residential. City of
Conway v. Housing Auth., 266 Ark. 404,
584 S.W2d 10 (1979).
Nonconforming Usea.
When city council passes an ordinance
creating a city planning commission,
vested with the authority to grant per-
mits for nonconforming uses, the dis-
charge of those duties by the commission
is not repugnant to the council's reserved
power to issue building permits. Economy
SECTION.
14.56-401.
14.56.402.
14.56-403.
14.56-404.
14-56-405.
14-56-406.
14-56-407.
14-56-408.
14.56-409.
14-56-410.
' 14-56.411.
14-56-412.
14-56-413.
14.56 414.
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Whsle. Co. v. Rodgers, 232 Ark. 835. 340
S.W.2d 583 (1960).
A "halfway" house for the temporary
lodging, counseling, guidance, and em•
ployment placement of convicts released
on pardon or parole or upon completion of
their sentences, operated by a nonprofit
organization. was not a religious, educa-
tional, or philanthropic institution within
the meaning of a city ordinance providing
for permits for such institutions in resi-
dential areas as nonconforming uses. Ar-
kansas Release Guidance Found. v.
Hummel, 245 Ark. 953, 435 S.W.2d 774
(1969).
SUBCHAPTER 4 — MLTiICIPAL PLANNING
SECTION.
Construction. 14-56-415.
Authority generally. 14-56-416.
Purpose of plans. 14-56-417.
Planning commission. created.
Appointment of members. 14-56-418.
Commission officers. 14-56-419.
Meetings of commission. 14-56-420.
Rules and regulations.
Compensation of members. 14-56-421.
Appropriations.
Purpose of commission. 14-56122.
Powers and duties of commas-
sion. 14-56-423.
Territorial jurisdiction. 14-56-424
Preparation of plans. 14-56-425
Effective Dates. Acts 1987, No. 56.
4 5: Feb. 18, 1987. Emergency clause pro-
vided "It is hereby found and determined
by the General Assembly that Arkansas
cities of 8,000 or more population along
navigable streams must have the author -
Plan recommendations.
Zoning ordinance.
Regulations to control devel-
opment of land.
Setback ordinance.
Control of road entry.
Adoption and amendment
procedures. i
Enforcement of ordinances ¼
and regulations.
Adoption of plans, ordinances.
and regulations.
Change in plans, etc.
Existing plans, etc.
Appeals to circuit court.
ity to plan and control for orderly growth
outside their corporate limits to preserve
the quality of life for all citizens. There-
fore, an emergency is hereby declared to
exist and this Act shall be in full force on
the date of Pnarr•non•
J
14-56-403
ANALYSIS
Conflict of jurisdiction.
Rezoning power.
Conflict of Jurisdiction.
Where there is a conflict
cise of jurisdiction over roa
corporated portion of the co
the county court and any e
legislature, the latter mi
Butler v. City of Little R
834, 332 S.W.2d 812 (196
Rezoning Power.
Where a chancery court
14-56-403. Purpose a
(a)
The plans of the
mote,
in accordance wi
order,
convenience, pr
(b)
The plans may
(1)
Efficiency and e
(2)
The appropriate
(3)
Convenience of•
(4)
Safety from fire
(5)
Adequate light ;
(6)
Healthful and c
(7)
Good civic desig
(8)
Adequate public
(9)
Wise and efiicie
History. Acts 1957, No.
No. 36, § 1; A.S.A. 1947
In General.
The land use plan is plait
ing ordinance. It is merely i
ration of policy, specifying
way the uses to which the
near the city is now bein
which it may be put in th
plan does not contain exac
so that the property owner
what restrictions are beini
his land. The land use plan
of the details that are esse
LOCAL GOVERNMENT ''
CASE NOTES
city and rezoned certain land as commer-
cial, it exceeded its authority, since the
legislature only gave the rezoning power
to city councils or the legislative body of a
city. City of Little Rock v. Breeding, 273
er the exer- Ark. 437, 619 S.W.2d 664 (1981).
Cited: Baldridge v. City of North Little
In an u een Rock, 258 Ark. 246, 523 S.W.2d 912
iture of the (1975); McMinn v. City of Little Rock, 275
Ark. 458, 631 S.W.2d 288 (1982); Potocki
gig way.
231 v. City of Fort Smith, 279 Ark. 19, 648
S.W.2d 462 (1983); City of Fayetteville v.
IBI, Inc., 280 Ark. 484, 659 S.W.2d 505
(1983); Mings v. City of Fort Smith, 288
reed with a Ark. 42, 701 S.W.2d 705 (1986).
plans.
iunicipality shall be prepared in order to pro-
i present and future needs, the safety, morals,
perity, and general welfare of the citizens.
rovide, among other things, for
roomy in the process of development;
and best use of land; I.
affic and circulation of people and goods;
md other dangers;
id air in the use and occupancy of buildings;
ivenient distribution of population; '
and arrangement;
utilities and facilities; and
t expenditure of funds.
i, § 1; 1963, •'
19-2825.
CASE NOTES
tag ordinance. Economy Whsle. Co. v.
y not a zon- Rodgers, 232 Ark. 835, 340 S.W.2d 583
broad decla- (1960).
n a general Cited: Baldridge v. City of North Little
land in and Rock, 258 Ark. 246, 523 S.W.2d 912
put and to (1975); McMinn v. City of Little Rock, 275
future. The Ark. 458, 631 S.W.2d 288 (1982); Potocki
descriptions v. City of Fort Smith, 279 Ark. 19, 648
iay ascertain S.W.2d 462(1983); City of Fayetteville v.
placed upon MI, Inc., 280 Ark. 484, 659 S.W.2d 505
oat -flint none (1983); Mings v. City of Fort Smith, 288
tial to a zon- Ark. 42, 701 S.W.2d 705 (1986).
•1
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14-56-408 LOCAL GOVERNMENT
History. Acts 1957, No. 186, § 2;
A.S.A. 1947, § 19.2826.
14-56408. Rules and regulations.
The planning commission shall adopt rules and regulations for the
' discharge of its duties and the transaction of business.
History. Acts 1957, No. 186, § 2;
' A.S.A. 1947, § 19-2826.
14-56-409. Compensation of members.
' The members of the municipal planning commissions established
pursuant to the provisions of this subchapter shall be entitled to re-
ceive such compensation, if any, for attendance at commission meet-
ings ' as may be authorized by an ordinance duly adopted by the govern-
ing body of the city.
History. Acts 1967, No. 66, § :; A.SA.
' 1947, § 19.2833.
14-56410. Appropriations.
The municipality is authorized to appropriate funds to the planning
commission to be used in carrying out its functions.
History. Acts 1957, No. 186, § 1; 1963,
No. 36, § 1; A.S.A. 1947, § 19-2825.
' CASE NOTES
Cited: Baldridge v City of North Little S.W.2d 462 (1983); City of Fayetteville v.
Rock, 258 Ark. 246. 523 S.W.2d 912 IBI, Inc., 280 Ark. 484, 659 S.W.2d 505
•' (1975); McMinn v. Cityof Little Rock. 275 (1983); Mings v. City of Fort Smith, 288
Ark. 458, 631 S.W.2d 288 (1982); Potocki Ark. 42, 701 S.W.2d 705 (1986).
v. City of Fort Smith, 279 Ark. 19. 648
14.56-411. Purpose of commission.
The general purpose of the planning commission is to:
' (1) Prepare, or have prepared, a plan of the municipality;
(2) Receive and make recommendations on public and private pro-
posals for development;
(3) Prepare and administer planning regulations;
(4) Prepare and transmit to the legislative body recommended ordi-
nances implementing plans; and
(5) Advise and counsel the city government and other public bodies.
I..
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14-56-412 LOCAL GOVERNMENT
prepare and transmit to the legislative body such ordinances and regu-
lations as are deemed necessary to carry out the intent of the plans, or
of parts thereof.
(f)(1) REFERRAL To PLANT kc CoMMlssION. After adoption and filing
as provided of a plan, no public way, ground, or open space;. public
building or structure; publicly or privately owned public utility line or
terminal or transportation line or terminal; or public development or
redevelopment or renewal project shall be acquired, constructed, or
authorized unless such a project, proposal, or development has been
submitted to the commission for review, recommendation, and ap-
proval as to its conformity with the plan.
(2) The commission's disapproval of a proposal submitted to it may
be overruled only by a recorded vote of two-thirds (2/3) of the full mem-
bership of the submitting of authorizing body.
(3) Failure of the commission to act within sixty (60) days of the
submission of the proposal shall be deemed approval unless further
time is allowed by the sublsutting public board, commission, or body.
(g) REFERRAL To BODIES RESPONSIBLE FOR LAND ACQUISrrsON. After
adoption and filing as provided of a community facilities plan or a
master street plan, no parcel of land indicated by the plan which lies
within the bounds of a proposed public use facility or mapped street
shall be privately developed until the public board, commission, or '
body having jurisdiction or Ifinancial responsibility for the reserved
area shall have refused to ekecute a written option or to file suit for
condemnation to acquire the area. This refusal shall be given by the
public board, commission, oz< body within one (1) year of the date the
action is requested by the ptloperty owner. This procedure may be en-
forced for the specified one (1) year period by the refusal to issue build-
ing permits or by other methods. However, it may be enforced only in '
cases where regulations governing the development and subdivision of
land do not apply.
(h) PtBLIc IMPRovEMENT PROGRAM. The commission may prepare,
annually, a program for an appropriate period, recommending a coordi-
nated program of capital elpenditures for public improvements. For
the purpose of preparing this program, the commission may request
and receive information concerning public improvements from all pub-
lic officials and public bodies.
(i) RECOMMENDATIONS ANth REPORTS. The commission may make rec-
ommendations and reports to the public and to public and private
agencies.
(j) SURVEYS. The commission may enter upon land to make examina-
tions and surveys and to m lintain necessary monuments and markers
thereon.
(k) FuNDs AND PERSONNEL . The commission may receive and spend
funds from federal, state, county, municipal, and other public and pri-
vate
sources, may contract Iaith respect thereto, and may hire a staff
and contract for consultant services.
History. Acts 1957, No. 186, 4 3;
A.S.A. 1947, f 19.2827. 1
14-56.414. Preparation of plants.
II
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(a) Srvnlgs. The planning commission shall undertake suitable
studies related to the plans to be prepared. The studies shall be con-
ducted after the completion of the planning area map and prior to the
preparation of the plans.
(b)(1) LANn USE PLAN. The commission may prepare and adopt a
land use plan which may include, but shall not be limited to:
(A) The reservation of open spaces;
(B) The preservation of natural and historical features, sites, and
monuments;
(C) The existing uses to be retained without change;
(D) The existing uses proposed for change; and
(E) The areas proposed for new development.
(2) The plan may include areas proposed for redevelopment, rehabil-
itation, renewal, and similar programs.
(c)(1) Coian nrrx FACILITTEs PLAN. The commission may prepare
and adopt a community facilities plan indicating the general location
and extent of the service areas of, and the future requirements of:
(A) Community facilities such as schools, playgrounds, recrea-
tional areas. hospitals, special education facilities, and cultural facil-
ities;
(B) Governmental buildings and areas;
(C) Public and private utility terminals and lines; and
(D) Transportation terminals and lines.
(2) The plan may indicate areas to be reserved for future public
acquisition as provided in this subchapter.
(d)(1) MAsrea STREET PAN. The commission may prepare and adopt
a master street plan which shall designate the general location, char-
acteristics, and functions of streets and highways.
(2)(A) The plan shall include the general locations of streets and
highways to be reserved for future public acquisition.
(B) The plan may provide for the removal, relocation, widening,
narrowing, vacating, abandonment, and change of use or extension
of any public ways.
(e) OTHER PLANS. The commission may prepare and adopt such other
plans as are significant to the health, safety, and general welfare of the
municipality and its environs.
History. Acts 1957, No. 186, 4 4:
A.S.A. 1947, 4 19-2828.
CASE NOTES
ANALvts
Community facilities plans.
Land use plans.
Community Facilities Plana.
Where a city's comprehensive land use
and public facilities plan wu nothing
more than a statement of broad possibili-
ties for the future, the city was not justi-
fied in exacting cash contributions from
private developer for future establish-
ment of park areas when no location for
any future park had been determined.
and there was apparently no way of deter-
mining when, if ever, the contributed
money would be spent, or where, other
than in the district or for what, except as
the planning commission might eventu-
ally decide. City of Fayetteville v. TEL
Inc. 280 Ark. 484.659 S.W.2d 505 (1983).
Land Use Plana.
The land use plan is plainly not a zon-
ing ordinance. It is merely a broad decla-
ration of policy, specifying in a general
way the uses to which the land in and
near the city is now being put and to
which it may be put in the future. The
plan does not contain exact descriptions
so that the property owner may ascertain
what restrictions are being placed upon
his land. The land use plan contains none
of the details that an essential to a zon-
ing ordinance. Economy Whsle. Co. v.
Rodger, 232 Ark835. 340 S.W.2d 583
(1960).
Where a plan was accepted by the city
as a "land use" guide and the plan in
eluded a "land use plan" which included
policy statements, general design consid-
erations, proposed land uses, and projec-
tions as to future land use needs, this suf-
L
14-56-416 LOCAL
GOVERNMENT ,
(2) The board shall have the following functions:
(A) Hear appeals from the decision of the administrative officers
in respect to the enforcement and application of the ordinance, and
may affirm or reverse, in whole or in part, the decision of the admin-
istrative officer,
(B)(i)(a) Hear requests for variances from the literal provisions of
the zoning ordinance in instances where strict enforcement of the
ordinance would cause undue hardship due to circumstances unique
to the individual property under consideration, and grant such vari-
ances only when it is demonstrated that such action will be in keep-
ing with the spirit and intent of the provisions of the ordinance.
(b) The board shall not permit, as a variance, any use in a zone
that is not permitted under the ordinance.
(c) The board may impose conditions in the granting of a variance
to insure compliance and I.o protect adjacent property.
(ii) Decisions of the board in respect to the above shall be subject
to appeal only to a court (of record having jurisdiction.
(3)(A) The board shall establish regular meeting dates, adopt rules
for the conduct of its business, establish a quorum and procedure,
and keep a public record 6f all findings and decisions.
(B) Each session of the board shall be a public meeting with public
notice of the meeting and business to be carried on published in a
newspaper of general circulation in the city, at least one (1) time
seven (7) days prior to the meeting.
(c) The ordinance shall be observed through denial of the issuance of
building permits and use permits.
History. Acts 1957, No. 186, § 5:11965,
No. 134, § 1; A.S.A. 1947, 4 19-2829. '
(CASE NOTES
Anu,ysis unconstitutional when applied to allow de
novo review of zoning or rezoning ordi-
Appeals. nances enacted by city legislative bodies,
Building permits. the provision of this section requiring ap-
Location. etc., of building. peals to a court of record from actions of a '
Nonconforming uses. board of zoning adjustment is not subject
mooning. Compliance with section. to the constitutional limitations applica-
Varian s. Zoning map. I ble to at council zoning actions because
Appeals. the board of adjustment acts administra-
This section provides no limitations as tively, not legislatively; appeals to the
to persons or entities which may bring an circuit court from the board of adjustment
appeal, and a city had standing to appeal are permitted. City of Paragould v. Leath,
from the order of its board of zoning ad- 266 Ark. 390, 583 S.W.2d 76 (1979).
justment reinstating a building permit.
City of Paragould v. Leath, 266 Ark. 390, Building Permits.
583 S.W2d 76 (1979). A city cannot test the validity of a
In spite of the language of Wend th v. building permit issued by its own agency
City of Fort Smith, 251 Ark. 342, 472 by collaterally attacking its correctness in
S. W.2d 74 (1971), which held 114 6-425 an original injunctive proceeding in than-
'
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' 14-56-417
LOCAL GOVERNMENT
14-56-417. Regulations to control development of land.
(a)(1) Following adoption and filing of a master street plan, the com-
mission may prepare and shall administer, after approval of the legis-
lative body, regulations controlling the development of land.
(2) The development of land includes, but is not limited to:
(A) The provision of access to lots and parcels;
(B) The extension or provision of utilities;
(C) The subdividing of land into lots and blocks; and
(D) The parceling of land resulting in the need for access and
utilities.
(b)(1) The regulations controling the development of land may es-
tablish or provide for the minimum requirements as to:
(A) Information to be included on the plat filed for record;
(B) The design and layout of the subdivision, including standards
for lots and blocks, street rights -of -way, street and utility grades,
and other similar items; and
(C) The standards for improvements to be installed by the devel-
oper at his own expense such as street grading and paving; curbs,
gutters, and sidewalks; water, storm and, sewer mains; street light-
ing; and other amenities.
(2)(A) The regulations may permit the developer to post a perfor-
mance bond in lieu of actual installation of required improvements
before plat approval.
(B) They may provide for the dedication of all rights -of -way to the
public.
(3)(A) The regulations may govern lot or parcel splits, which is the
dividing of an existing lot or parcel into two (2) or more lots or
parcels.
(B) No deed or other instrument of transfer shall be accepted by
the county recorder for record unless the deed or other instrument of
transfer is to a lot or parcel platted and on file or accompanied with a
plat approved by the commission.
(4) The regulations shall establish the procedure to be followed to
secure plat approval by the commission.
(5)(A) The regulations shall require the developer to conform to the
plan currently in effect.
(B)(i) The regulations may require the reservation, for future pub-
lic acquisition of land for community or public facilities indicated in
the plan.
(ii) This reservation may extend. over a period of not more than
one (1) year from the time the public body responsible for the acquisi-
tion of reserved land is notified of the developer's intent.
(6) When a proposed subdivision does not provide areas for a com-
munity or public facility based on the plans in effect, the regulations
may provide for reasonable dedication of land for such public or com-
munity facilities, or for a reasonable equivalent contribution in lieu of
14-56-418. Setback ordinance.
When a master street plan has been adopted and filed as provided,
the legislative body of the city, upon recommendation of the commis-
sion,
may enact ordinances establishing setback lines on such streets
and highways as are designated by the plan and may prohibit the
establishment of any new structure or other improvements within the
setback lines.
History. Acts 1957, No. 186, § 5; 1965, Amendments. The 1991 amendment
No. 134, § 1; A.S.A. 1947, § 19-)1829; deleted "major" preceding "streets and
Acts 1991, No. 620, § 1. highways."
4ASE NOTES
Cited: National Lumber Co. v. Advance
Dev. Corp., 293 Ark. 1, 732 S.W.2d 840
(1987).
14-56-419. Control of road entry.
Following the adoption and fling of a master street plan as provided,
the legislative body, upon recommendation of the commission, may
enact ordinances providing for the control of entry into any of the
major streets and highways shown in the plan.
History. Acts 1957, No. 186, § 5; 1965,
No. 134, § 1; A.S.A. 1947, § 19.28)29.
CASE NOTES
Controlled Access Highways. state, while § 27-68.101 et seq. address
In determining amount of compensa- themselves to controlled access facilities
tion due to landowners whose proberty as defined in these provisions; a subdivi-
was condemned for a service road along a sion is not a controlled access facility,
controlled access highway, § 27-68-101 et even though it may abut one and it does
seq., governing controlled access tacili- not appear inconsistent considering the
ties, and not this section, were applicable. separate purposes of the statutory provi-
Accordingly, a city ordinance requiring sions that a developer should receive corn -
the owner and developer of land abutting pensation for giving up a right-of-way
a controlled access highway to construct a along a controlled access facility while
service road at his at expense andl dedi- having to relinquishtitle and control of
cate it to the city was in conflict with the the streets within a subdivision without
controlling statutes and would cons itute being compensated. Calabria v. City of
a taking of private property without due Fayetteville, 277 Ark. 489, 644 S.W.2d
process in violation of Ark. Const, Art. 2, 249 (1982).
§ 22. Calabria v. City of FayettevillL277 Cited: City of Little Rock v. Linn, 245
Ark. 489, 644 S.W.2d 249 (1982). I Ark. 257, 432 S.W.2d 455 (1968);
This section deals exclusively and corn- Richman v. Mobbs, 253 Ark. 969, 490
prehensively with subdivisions across the S.W.2d 129 (1973).
14-56-420. Adoption and l endment procedures- I
Any of the recommended ordinances and regulations that may be
prepared by the commission shall be adopted or amended only in con-
formance with procedures sppecified in § 14-56-422.
History. Acts 1957, No. 186, § 5; 1965,
No. 134, § 1; A.S.A. 1947, § 19-2829.
CASE NOTES
1
Cited: National Lumber Co. v. Adv nce
Dev. Corp., 293 Ark. 1, 732 S.W.2d 840
7nq
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(4) The legislative body of the city may return the plans and recom-
mended ordinances and regulations to the commission for further
study or recertification or, by a majority vote of the entire membership,
may, by ordinance or resolution, adopt the plans and recommended
ordinances or regulations submitted by the commission. However,
nothing in this subchapter shall be construed to limit the city council's
authority to recall the ordinances and resolutions by a vote of a major-
ity of the council.
(5) Following adoption by the legislative body, the adopted plans,
ordinances, and regulations shall be filed in the office of the city clerk.
The city clerk shall file, with the county recorder of the counties in
which territorial jurisdiction is being exercised such plans, ordinances,
and regulations as pertain to the territory beyond the corporate limits.
History. Acts 1957, Nc. 186, § 6; 1959.
No. 128, § 1: A.S.A. 1947, § 19-2830.
CASE NOTES
Cited: Corning v. Watson, 252 Ark.
277, 482 S.W.2d 797 (1972); Tillery v.
ANALYSIS
Compliance with ordinance.
Substantial compliance with sector.
Compliance with Ordinance.
`oth:r.g requires a city to create a plan-
ning commission or to delegate authority
to by ordinance having chose[: to do so,
however, the city must abide by its own
decisions until the ordinance is legal:y al-
tered or repeated in accordance with the
law. City of Fordyce v Vaughn, 300 Ark
554, 781 S.W.2d 6 11989)
Meadows Constr. Co., 284 Ark. 24, 681
S.W.2d 330 (1984).
Substantial Compliance with Section.
Where zoning ordinance map was filed
in city's planning and code enforcement
office, and not the city clerk's office, and
citizens who went to the clerk's office and
asked for a zoning map were referred to
the planning office, such a filing did not
render the ordinance ;r.val;d as there was
substantial compliance .th the statute.
Osborne v City of Camden, 30: Ark 420,
784 S.W.2d 596 (1990).
14.56-423, Change in plans, etc,
' After adoption of plans, ordinances,
ing in the offices of city clerk and
amendment, extention, abridgement,
' ordinances, or regulations may be m
the procedure prescribed in § 14-56-4
city council.
History. Acts 1957, No. 186, § 6; 1959,
No. 128, § 2; A.SA. 1947, § 19.2830.
and regulations and proper fl -
county recorder, no alteration,
or discontinuance of the plans,
ode except in conformance with
22, or by a majority vote of the
CASE NOTES
Amendment Procedures.
Where ordinance did not provide for the
alternative method of amendment of
boundaries by vote of city council, but,
instead, provided for amendment only
through the complete planning procedure,
such choice of procedures did not conflict
with this section. for it simply continued
to authorize the more ertensive planning
procedure. Taggart & Taggart Seed Co. v.
City of Augusta, 278 Ark. 570, 647
S.W.2d 458 (1983).
Where comprehensive zoning ordinance
provided for amendment of boundaries
only through complete planning proce-
dure, such provision was mandatory, and
subsequent ordinance attempting to
change boundary without complying with
procedural requirements was invalid.
Taggart & Taggart Seed Co. v. City of
Augusta, 278 Ark. 570. 647 S.W.2d 458
(1983).
Cited: Corning v. Watson. 252 Ark.
1277, 482 S.W.2d 797 (1972); Tillery Y.
Meadows Constr. Co., 284 Ark. 241, 681
S.W.2d 330 (1984).
APPENDIX B
RESOLUTION NO. I3-95
11CF0FJLMFr
A RESOLUTION CURTAILING THE CONSIDERATION OF
CERTAIN REZONINGS UNTIL.A COMPREHENSIVE LAND
USE PLAN IS ADOPTED BY THE FAYETTEVILLE CITY
COUNCIL.
WHEREAS, the City of Fayetteville is experiencing unprecedented growth; and,
WHEREAS, pressures for the 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,
WHEREAS, land zoned for residential, commerical, and industrial development,
sufficient to satisfy the development needs of the city for 1995, already exists; and,
WHEREAS, the adoption of a comprehensive land use plan, as specified in A.C.A. §14-
56-401 et sue• and in accordance with the principles of the 2010 General Plan, is needed for the
orderly development of the city in the future.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF FAYETTEVILLE, ARKANSAS:
Section 1. A. No requests for the: rezoning of parcels of agricultural land,
that have not been received by City Planning Staff prior to the passage of this
' resolution, greater than two acres in size within the City of Fayetteville will be
considered until September 1, 1995, or until the adoption by the City Council of
a comprehensive land use plan, whichever is sooner.
B. If this provision is shown by the property owner to cause undue
hardship or that a compelling public interest would be served in the development
of the land, the City Council may grant a waiver to the property owner from this
provision, so that substantial justice may be done and the public interest secured.
Section 2. The Planning Commission and Planning Staff are hereby directed to
propose a comprehensive land use plan to the City Council by August 1, 1995.
' Section 3. The comprehensive land use plan shall include, for the total area of the
City of Fayetteville and Fayetteville Planning Area.
' A. A description of the proposed year 2020 boundaries and service
provision areas of the City.
Page 2
Resolution No. 13-95
B. The proj(
to be accommodated within
C. The land
the density considerations c
D. An
within the area.
E. A plan fort!
undeveloped and underdevelope
for parks, recreation, and the pn
maximizing the utilization of exi
and economy of developmen
infrastructure would be requir
overtaxed. The plan shall sped
areas of the City, in accordance
provide for transportation alten
bicycle facilities.
growth in population, industry, and commerce
e boundaries by the year 2020.
required to accommodate this growth, based on
xt in the 2010 General Plan.
of all undeveloped and underdeveloped land
accommodation of necessary growth in these
areas, including the reservation of open space
.rvation of the character of the city, at all times
ing infrastructure for the purposes of efficiency
and minimizing development where new
or where existing infrastructure would be
development densities appropriate to different
rith sound principles of urban design, and shall
fives to automobiles, including pedestrian and
Section 4. That the City Council hereby finds an emergency to exist in that the
passage of this resolution due to the unprecedented growth of the city is necessary to manage the
impact on the required infrastructure of the City and is therefore necessary for the health, safety,
and welfare of the community and shall be in full force and effect from and after its passage and
approval.
PASSED AND
A'
By: LJ/2IV2CiZ-
Traci Paul, City
this ]th day of Febtvary , 1995.
APPROVED:
By:
red Hanna, Mayor
APPENDIX C
r
Fire
Questionnaire
H
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The mission of the Fayetteville Fire Department is to provide
the citizens of Fayetteville' and their properties protection from
destruction and/or damage by fire through effective fire
prevention, public education, and fire suppression programs, and to '
provide rescue services to these citizens from certain situations
posing a threat to their lives or physical welfare.
r...�n.in nov no WYQTTNG RF_S[NIRCRS
APPARATQS TYPE -
Pumper ("Engine"l The pumper is the basic unit of any fire
department. It carries personnel, personal protective equipment
(SCBA, etc.), hose, nozzlesl, water for initial fire attack, and
complementary firefighting equipment.
FED POWERS GPM CAPACITY $ CONDITION
Engine 1 1250 gpm 9 yrs. Fair
Engine 2 1500 gpm 1 yr. Excellent
Engine 4 1000 gpm 19 yrs. Poor
Engine 5 1000 gpm 15 yrs. Poor
Engine 11 1000 gpm 17 yrs. Poor
Pumper/Ladder ("Truck")• The pumper/ladder concept is uncommon
but not totally unique to Fayetteville. It provides an apparatus
design whereby the capabilities of both engine and ladder company
practices are combined intoIone rig and one group of personnel (a
company). The apparatus can be used as a pumper or an aerial
ladder (or both) upon arrival, depending on what is most needed.
This concept serves our department extremely well and give us
fireground capabilities and increased productivity from our
employees we would not have' if we had separate engine and ladder
companies.
FED pyMPERS/aDDERS CAPACITY &$ CONDITION '
Truck 1 1500 gpm/ 7 yrs. Good
80 feet
Truck 4 1500 gpm/ 3 yrs. Excellent
65 feet
Truck 11 (reserve) 1000 gpm/ 21 yrs. Fair
65 feet
1
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Page 2
2020 Plan
' Rescue: The Rescue Truck, as the name implies, carries
personnel and equipment for extricating victims of various kinds of
entrapment and other perils. FFD runs one rescue truck which is
' equipped for automobile extrications, confined space rescues, and
the removal of persons from entrapment situations which occur above
or below ground level.
FFD Rescue Capacity Agg Condition
' Rescue I Medium/Heavy Duty 5 yrs. Good
Aircraft Rescue and Firefighting (ARFF1• The ARFF unit is
designed primarily for preventing and/or extinguishing aircraft
fires especially following a crash. These are self-contained units
for initial fire attack, carrying more water than a conventional
pumper, carrying their own supply of foam concentrate, and operable
entirely from inside the cab of the truck if needed. Our two ARFF
units are assigned to Fire Station #3 (airport) and respond almost
exclusively onto airport property.
AF 3 1000 gpm/
1000 gal.
water/130
gal. foam
concentrate
9 yrs.
Good
AF 33 l000gpm/1500 18 yrs. Poor
gallons water/
150 gal. foam
concentrate
I
Page 3
2020 Plan
Brush Truck: Our only
drive pick-up with a "home:
(100 gpm), and attack line.
fires because, unlike our
"off road" to attack a fire
capabilities. Our brush tz
is in good condition. We d
really a handy rig to have
saving many thousands of dc
HazMat Truck: This un,
out, and scheduled for repl
year. our hazmat truck is 1
routine hazardous materials
(two county) hazmat respons
we cannot handle with this
regional hazmat truck and
available to us.
Air Service Truck: T1
cylinder cascade of stored
fires to fill our self-coi
This unit is 2 -years old ani
any Washington County vol
breathing air with this uni
as a "utility" vehicle to :
Command Cars: These
administrative officers i
necessary jobs done and t
incidents. These cars are
(Assistant Fire Chief), C
Chief), Car 6 (Assistant
Commander). From an operat
important of these as the
emergency incidents. High
larger incidents, however.
brush truck is a 3/4 ton, four-wheel ,
,unted" water tank (300 gallons), pump
The unit is invaluable on ground cover
,nventional pumpers, it can be driven
in a field, and it has "pump and roll"
Eck, though twenty-one (21) years old,
n't use it much, but when we do, it is
and each year it plays a key role in
Jars worth of exposed property.
t is thirty-one (31) years old, worn
icement with a motor pool vehicle this
retty well equipped however, to handle
incidents. It is part of the regional
system, and when we have an incident
snit, we have the much better equipped
response team of personnel readily
s is a 3/4 ton pick-up with a four
eathing air which is brought to larger
ained breathing apparatus cylinders.
in excellent condition. We also serve
iteer fire department with on scene
when needed. FFD also uses this truck
n errands, get supplies, etc. '
re the cars driven by operations and
the Department to get all their
bring command officers to emergency
.dentified as Car 1 (Fire Chief), Car 2
Lr 4 (Fire Marshal), Car 5 (Training
'ire Marshal), and Battalion 1 (Shift
ons standpoint Battalion 1 is the most
hift commander usually is in charge of
r ranking officers will take charge of
I
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Page 4
2020 Plan
1
Fire Stations: The Fayetteville Fire Department consists of
five stations located strategically in the City. They are:
' Station 1 (Headquarters) 303 West Center
Station 2 708 North Garland
Station 3 (Airport) 4101 South School
Station 4 1001 Harold Street
Station 5 833 North Crossover
Number of Employees: The Fayetteville Fire Department
currently has sixty-eight (68) civil service certified personnel
and one civilian secretary. They are divided by division as
follows:
Operations Division. .......3 shifts....65 persons
' Fire Prevention Division..40-hr week....2 persons
Training Division.........40-hr week....l person
' All five stations are eighteen to thirty-one years old and in
fair to good condition. They have many years of use left, but have
become very expensive to maintain.
Computer Equipment: Presently at Station #1 we have two
computers, one in the Battalion Chief's office, one in the
' secretary's office. The computer in the Battalion Chief's office
is used primarily for run reports, monthly and quarterly reports
and for access to the System 36 (Police Dispatch). The computer in
the secretary's office is used by the secretary for the clerical
support of the Fire Chief, Assistant Fire Chief, Fire Marshal,
Assistant Fire Marshal, Training Officer and all sixty-five fire
' personnel. Training records, inventory of vehicles, supplies,
gear, hoses and much more are held on this computer. This computer
is very badly in need of an upgrade.
' Our immediate and most pressing needs are to have seven pc's
to be divided among the four sub -stations and three at Station #1.
A complete set-up of all five stations would include the following:
I
F
II
Page 5
2020 Plan 1
I
STATION #I
3 -Personal computer/display - * $6,000
1 -Controller - * $1500
1-Sycronized Modem - * $500
3 -Emulation Cards - *$ 575 ea.
4 -Printers (Note: 1 for each pc and 1 for dispatch)- * $325
ea. '1 -Dedicated Phone line -
Softwear - * $800 x 3pc's = * $2400
1 -Personal computer/display - * $2,000
2-Sycronized modems - * $500 ea.
1 -Emulation Card - * 575
1 -Printer - * $325
1 -Dedicated phone line -
Softwear - * $800
**These are approximate costs only and with competitive bidding it
is expected that some of this expense could be reduced.
Our future needs will be just to upgrade our system to keep us
in line with the changes in the System 36. As we build new
stations they will have to be set-up to be compatible with the
system.
We need to get our current needs met as soon as possible as we
are growing rapidly and w will not be able to keep up with the
paperwork and increased workload of more stations and personnel
without the proper equipment to keep and maintain proper records
and files.
�ommiinicatign Equipment: The fire department is a participant
in the City's 800 Megahertz city wide radio system. We have
eighteen mobile and twenty ortable radios on this system. We also
have a high band (154 MHz)lradio system for a back-up system when
the 800 is down. The high band system consists of one base station
with remote controls at each fire station and at CDC, fifteen
portable two -ways, and approximately fifty personal (pager) belt
clip receivers for alertini off -duty personnel of emergencies.
1
I.
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Page 6
2020 Plan
Training Facilities: The Fire Department has no training
facility other than a class room on the second floor of Station #1.
' We are much in need of a facility with a drafting pit, a drill
tower, a burn building, and a classroom/office building, but have
not been able to fund such a facility to date. There is a
"potential project" for beginning a training facility in the
' current Capital Improvement Program but funding isn't secure for
this project. The Arkansas State Fire Training Academy is getting
ready to build a branch facility at Lincoln which we will get some
' use out of for special classes, but it will not benefit us in our
daily training program as a drill facility because of the distance.
Proiects Planned - The capital projects presently planned with the
planned year are as follows:
1. 1995 - (1) order a replacement pumper for Engine 5 (1980
model) to be delivered in early 1996.
' 2. 1996 - (1) delivery and acceptance of new pumper ordered
in 1995.
(2) deposit in an escrow account $250,000 for a
planned additional fire station the remainder
of which would be funded in 1998, with
construction to begin that year.
' (3) $45,000 to be used for minor remodeling/repairs
of existing fire stations.
3. 1997 - (1) order a replacement pumper for Engine 4 (1976
model) to be delivered and paid for in early
1998.
4. 1998 - (1) delivery and acceptance of replacement pumper
as above
(2) add $184,000 to fire station escrow fund and
build Fire Station #6.
5. 1999 - (1) additional new pumper for the new Station #6.
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Page 7
2020 Plan
1
Projects planned (needed) after 1999 are indefinite but will
definitely consist of adding fire stations and personnel as needed
to keep up with the grostth of the City, both land area and
population growths. If the projected population growth occurs as
indicated, we should have at least eight fire stations in the City
by the year 2005. The proposed locations of these stations are
shown on the attached map.l Between 2005 and 2020 at least three
additional stations will be needed if growth projections remain
accurate.
A serious consideration in planning for these additional fire
stations is the cost of staffing them. Rule of thumb guidelines
should be to plan for fifteen additional employees for each
additional fire station. I Current costs for a first year
firefighter total about $26,000. Another rule of thumb that has to
be included is to increase this amount by about $1,000 per year per
firefighter after 1995.
We will continue to need replacement fire apparatus with time
as well as additional apparatus for department expansion. In 1995
dollars a pumper cost about $250,000 and an aerial ladder costs
about $400,000. Pumpersshould be expected to increase about
$10,000 per year after 1995. At present it looks like we will need
about five additional pnnpers between the end of the current
capital improvements plan (period (1999) and 2005. Wefwill also
need one replacement (for Truck 1) aerial device during this
period. From 2005 to 2020,1 about three replacement pumpers will be
needed plus one additional pumper for each additional station
built, and one more replacement aerial plus one additional aerial
will be needed.
Our City badly needs to construct and operate a full time
training facility for the Ire Department. Because of the expected
rapid growth of the department in the next ten years, this facility
should be built as soon as ossible, but at latest between 2000 and
2005. The training center` should be expected to cost at least a
million dollars and require two to five additional personnel
positions for proper operations. one possibility to think about
with regard to training Ifacilities is a combined fire/police
training center. Such a facility could likely be built on property
owned by the City for a future fire station site at 700 Hollywood
Avenue. ,
Li
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Page 8
2020 Plan
POPULATION/AREA: The current area of the City of Fayetteville
is about 42 1/2 square miles. Fayetteville is a very large city in
' land area, larger than many U.S. metropoli. We anticipate that the
area of the City will increase over the proposed planning period
due to annexations. We believe that priorities should be put on
developing existing in -city areas over annexations where practical
Ito limit the City's land area size. Of course, land area effects
fire protection, especially from the standpoint of emergency
response times, as much or more than population growth. As
' projected herein, we expect to need ten or eleven fire stations in
the City by 2020 to keep up with growth projections. Areas where
additional land areas are brought into the City in a way which
' extends the current outer boundaries further outward will need to
be watched closely for creation of the need for even more
additional fire stations, personnel, and other fire protection
resources.
' The population presently served is estimated at forty-five to
fifty thousand depending on whom you're talking to. Northwest
' Arkansas Planning Commission estimate is 56,008. Whatever the
present population, we believe we are staying up with it fairly
well with recent (last 5 years) increases in personnel for our
present fire stations. We still need to add six people to our
'
current situation in Operations, plus one each in Fire Prevention
and Training. This should give us adequate staffing for our
current situation. As stated earlier herein, the additional fire
' station presently scheduled for 1998 will create the need for
fifteen additional people to properly staff that station.
' If all the stated improvements discussed herein were
implemented we feel that we could serve the City of Fayetteville
adequately as it grows if that growth is in accordance with
projections. As with all plans, our plans for the expansion/growth
' should be kept flexible and adjusted periodically as changing
situations make necessary.
' Many years ago the Fayetteville Fire Department took on the
responsibility of rendering fire suppression services to properties
beyond the city limits if the citizens out there wanted to purchase
an annual contract from the City for this service.
I
Page 9
2020 Plan
The ordinance setting up this program enables anyone living
within two miles of the cittj limits to purchase these contracts if
they desire. Because of marked reductions in insurance premium
rates, these contracts have been very popular and have grown very
rapidly in numbers and in properties covered in recent years. This
has added considerable extra responsibility to the Fire
Department's limited response resources. The main problem is that
every time we annex out further, we move that two mile limit
boundary out further also, making more rural properties eligible
for a contract. We believe that the number of contracts we
presently have (over 300) should be looked upon as a maximum and
that some kind of moratorium or permanent ending should be placed
on these contracts. Short of that, we at least should freeze the
present outer boundaries for rural contracts so that we don't
obligate our companies tol longer emergency responses then they
already have. There are no properties in Washington County now
that don't have fire suppression services available to them from a
rural volunteer fire department. The Fayetteville Fire Department
will respond to assist sny of these departments on request
according to our Mutual Aid system. This minimizes these long run
calls and assures that we only go where we're really needed rather
than having to respond (via contractual agreement) to routine
and/or minor situations. Again the City of Fayetteville should
look at ceasing to issue dditional rural fire contracts or at
least should establish the current outer borders for rural
contracts as permanent borders. This would enhance our Fire
Department's ability to furnish fire protection services to the
citizens living within thelcurrent (and future) city limits.
ADDITIONAL PROJECTS: Resources needed between now and 2020 to
keep the Fayetteville Fi=e Department up with the projected
population and land area growth of the City on a projected year to
year basis, and as well ass we can presently identify them, are
listed below. Again, these projections need to be kept flexible
and adjusted as time and varying situations dictate.
1996: Eight additional personnel for Stations 1-5 (6), the '
Fire Prevention Bureau (1), and the Training Division
(1)•
Take delivery of and place into service a replacement
pumper for Engine 5 (16 years old).
Order replacement pumper for Engine 4 (20 years '
old).
Modify Fire tation #3 to add conventional engine
company to present crash truck.
II
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Page 10
2020 Plan
1997: Begin to hire additional personnel for Fire Station #6
to be built in 1998. Hire six of the fifteen
additional persons needed.
Take delivery of and place into service replacement
pumper for Engine #4.
1998: Hire rest of personnel needed for Fire Station #6 (9
additional people) construct and place into service
Fire Station #6.
Order new pumper for Fire Station #6.
1999: Take delivery of and place into service new pumper for
Station #6.
Order replacement pumper for Engine
11 (21 years
old).
2000: Take delivery of and place into service
new Engine
11.
Begin construction of Fire Station #7.
Order new pumper for Fire Station #7.
Hire six of fifteen needed additional
personnel
for
Fire Station #7.
2001: Hire remaining new personnel for Fire Station #7.
Complete construction of and implement Fire
Station
#7.
Take delivery of and place into service
new pumper
for
Station #7.
2002: Order replacement crash truck for AF 3 (16 years old).
Order replacement for Truck 1 (aerial device - 14 years
old).
Page 11
2020 Plan
I
2003: Take delivery of and place into service new crash truck
and new aerial ladder.
Hire 3-6 additional personnel as needed to maintain
minimum on duty staffing of twenty-seven persons.
2004: Order, take delivery of, and place into service
replacement Rescue Truck (14 years old) and Brush Truck
(30 years old).
2005: Construct training center and expand training division
to meet needs of larger fire department.
2006-2020 (No definite schedule): ,
Replace all apparatus at twelve years of age.
Add Fire Station 8, 9, and 10 (and possibly 11) if
current land area/population growth projections remain
on track.
continue personnel increases at fifteen more people for
additional fire station. Additional personnel for the
operations Division should not be needed after 2003
except as new 4tations are added or unless some major
new service obligation (such as ambulance service) is
taken on by tie Fire Department. Fire Prevention,
Training, and Ipossibly other support programs will
continue to need to grow with the City and the growing
workload of these divisions.
COST PROJECTIONS: Projected costs of just the capital improvements
and resource allocations described in this plan, on a year by year
basis, are as follows:
1995 - Phase 1 or Engine 5 replacement S140.000
1 95 Total $140,000
I
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Page 12
2020 Plan
1996 - Phase 2 of Engine 5 replacement $ 99,000
Eight additional personnel (1st year) 216,000
Phase 1 of Engine 4 replacement 150,000
Fire Station #3 remodeling/modification 100,000
One-half computer system 16.000
1996 Total $581,000
1997 - Phase 2 of Engine 4 replacement $100,000
Six personnel for Station #6 (1st year) 168,000
Complete computer system (phase 2) 16.000
1997 Total $284,000
1998 - Nine personnel to complete hiring for
Station #6 (1st year) $261,000
New pumper for Station #6 (phase 1) 150,000
Complete funding for Station #6,
construct, and implement Station #6. 184.000
1998 Total $595,000
1999 - New pumper for Station #6 (phase 2) $110,000
Replacement pumper for Engine 11
(phase 1) 160,000
1999 Total $270,000
Page 13
2020 Plan
2000 - Replacement pumper for Engine 11
(phase 2)
Begin construction of Fire Station #7
(phase 1)
New pumper for Station #7 (phase 1)
Hire first six personnel for Station
#7 (1st year)
2001 - Hire remaining nine
Station #7 (1st year
Complete constructio.
Station #7 (phase 2)
New pumper for Stati
2002 - Replacement crash tr
(phase 1)
Replacement aerial 1
(phase 1)
2003 - Delivery/acceptance
truck (phase 2)
Delivery/acceptance
ladder (phase 2)
Additional personne
staffing (3?-lst ye
Total
for
of and implement
#7 (phase 2)
Total
for AF 3
for Truck 1
new crash
new aerial
to maintain
-07711
$110,000
375,000
170,000
$288,000
375,000
110.000
$773,000
$175,000
250.000
$425,000
$175,000
250,000
102.000
$527,000
Page 14
2020 Plan
2004 - Replace Rescue Truck $200,000
Replace Brush Truck 100.000
2004 Total $300,000
2005 - Construct Training Center
Expand Training Division $1,000.000
2005 Total $1,000,000
2006 - 2020 - Continue expansion/maintenance of
2020 Department capabilities to serve
City.'
.i IJI' 71
I. Structural
Fires
1994
1993
1992
1991
A.
Assembly Occupancies
2
2
4
0
B.
Business Occupancies
10
4
13
14
C.
Educational Occup.
2
6
4
4
D.
Factory/Indust. Occup.
4
1
1
2
E.
High Hazard Occup.
0
2
0
1
F.
Institutional Occup.
4
3
1
3
G.
Mercantile Occup.
1
2
2
2
H.
Residential Occup.
Single Family
29
24
57
37
2-4 Family
8
12
6
8
Over 4 Family
17
20
22
13
Mobile Home
3
4
3
7
I.
Storage Occupancies
0
4
1
1
J.
Shed, Out Building
1
5
0
2
K.
Barn
2
2
1
3
L.
Other Occupancy
0
1
0
0
II. Other Structural Responses
A.
Mutual Aid Responses
13
3
4
3
B.
Smoke Investigations
138
122
108
66
C.
Chimney/Flue Fires
16
8
7
21
D.
Lightning Investigations
4
7
13
NA
III. Non -Structural Responses
A.
Ground cover fires
77
68
75
121
B.
Vehicle Fires
93
75
61
80
C.
Airport/Aircraft Emerg.11
16
7
2
D.
Fuel Spills (minor)
20
33
22
30
E.
Dumpster fires
28
31
31
24
F.
Rescue/EMS responses
685
511
320
147
G.
Utilities Emerg.
69
58
65
72
H.
Wood Products
2
0
1
1
I.
False Alarms
250(29)
269(22)
315(25)
291(18)
(malicious)
J.
Other
8
16
19
30
IV. Haz/Mat Incidents
19
14
13
6
V. Non-Emer^
Service Calls
396
345
364
276
VI. Total EmergResgonses 1,516
1,323
1,176
991
II
Payettevi11e ?ire Dept Rural Fire Contracts
02-16.95
gP 1 Address FPD 'FIRECCM
Hen Stations/'If regaes:ed by Fire Dept
21 2780 Altus Dr E5, g4 Goshen, Rob Hi 1
12 5009 Boulder Ln E. E5, E4 Round Mtn, Elms
10A 2017 Bridgeton Ct ES, El Goshen, Round Mtn
10A 2040 Bridgeton Ct E5, E1 Goshen, Rowel Mtn
IOA 2061 Bridgeton Ct E5, El Goshen, Roved im
101 2105 Bridgeton Ct E5, 81 Goshen, Ro nd 116
1 4470 Bridgewater la E5, E4 Goshen, Hob Hill
1 4537 Bridgewater Ln E5, E4 Goshen, Mob Hill
1 4625 Bridgewater La ES, £4 Goshen, Nab 0111
1 4649 Bridgewater Ln 85,24 Goshen, Nab Bill
1 4693 Bridgewater Ln E5, 84 Goshen, Bab Bill
3 4771 Bridgewater It E5, E4 Goshen, Nob Hill
IA 3950 Bridgewater In II E, E4 Goshen., Mob Hill
U 3743 Bridgewater la II E5, E4 Goshen, Nob Bill
1d 3845 Bridgewater la Ii E5, E4 Goshen, lob Hilll .
• 18 4890 Butterfield Coach 0i 84,25 Goshen, Mob Hi.I
lB 490C Butterfield Ouch Rd B4, 15 Goshen, Hob Hill
3E 4956 Pu₹terfield Coach Rd FA, E5 Wshen, Mob Bill
;.95 t c'farfieid Coach Rd E4, E5 Goshen, Nob Hill
:.terfield Coach Rd E4, E5 Goshen, Bab Bill
e eld Coach !d 24,25 Goshen, Rob Hiu
2 429 M. Camas Rd 25,21 Roved Mtn, Goshen
2 445 R. Canvas Rd ES, BI Ind Mme, Goshen
2 463X. Canvas Rd 25,21 Round Mtn, Goshen
2 4185 Canvas Rd 25,21 Round Mtn, Goslhen
3 3205 Cate Springs E1, E2 Farrington, Hest Fork
3 3280 Cato Sprluas B1, E2 Faraingtnn, west Fork
3 3330 Cato Springs El, 22 Farrington, Best Pork
3 3355 Cato Springs Et, E2 Farmington, Mat Fork
3 3365 Cato Springs El, 82 Farmington, Hest Fork
11 3730 Cato Springs II El, E2 West Fork, Fariiwtua
3A 3810 Cato Springs II El, E2 West Fork, Farrington
1A 3880 Cato Springs II 21, 22 Rest Fork, Farungton
10A 4019 Churchill £5, El Goshen, Roved tn
LOA 4056 Churchill E5, El Goshen, Round tn
OSTSTS-)A Ill
Contract Holder
Last Rare First Rare Phone
Perry Robert 521-1393
layer Eugene i Leslie 443-9029 1
Rovard Robert i lade 582-5066
willing Marion i Cathy 443-0414
Date David 521-3303
Curran John 521-8908
Weaver Bob 521-1769
Jones Steve 442-8859
Jones Gerald 442-4178
Hudspeth Dan 442-9070
Garrison Joe 442-7845
Anderson Teresa None
Goaart Don 521-1775
Elliott Don 443-9286
Payton Terry 443-3731
McCartney Harold i Barbara 751-7120
Pad Steve i Gaye 770-0180
Neftli John 750-9975
Alanir Fred/Eora 756-5789
Fairchild Bill 750-9088 '
Pang Rahat/Peggy 156-9121
Guthrie I.B. None
Mayes Jues i Linda 442-0740
Carfagno Mike 443-4534
Marc Shirley i Andre 444-9589
Meredith Darrell 521-2936 ,
Kelly Rill 521-3882
Dennis Kenneth 521-6121
_wagon Satiny 444-8656
Slud3 Jack 443-3063
Perna Jay 443-3945
She! 'on igene 442-9976
Sad; Bobby 443-5838
Russell Charles 444-9431 '
Vail.aacart John None
11
7 r1T^nf I71144 IrnUJ './'."T 'Ci T_"-O7J I
II
10A 4057 CLur hill E5, 11
' 1CA 4104 Churchill E5, 6:
l0A 4148h'a Cch 11 E5, El
:OA 4368 Chrrehi.1 35,!
' 5 4411 Davis ]r E4, ES
.5 4450 Davis Ln !4,15
5 4500 Davis Lt: £4, F5
25 2220 Dog000d St E2, E4
2S 22?5 Dogro0d St E2, EI
25 22% Dogwood St E2, B4
25 2400 Dogwood St E2, E1
28 5585 DOubletree E2, E:
25 2160 Dowers In E2, E4
25 2175 D0w+4rs Li E2, 34
25 2186 Dowers Ln E2, E4
• 25 2181 Dowers Ln E2, E4
25 2190 Dowers :.l E2, E4
IT 1620 Ed Bivardg ES, El
7 1623 Ed Edwards E5, E1
7 1679 Ed Edwards E5, 81
'• 7 1680 Ed r wards
1715 Pd Edwards E5, El
7 I712 Ed Edwards
' 7 1741 81 &bards
7 1747 Ed Edwards
7 :791 Ed EdwardS D5, El
Is 34.0 Pager Rd El, E2
8 :414 Pager Ri E1, E2
8 3450 Finger Rd EL, E2
' 356: Finger Rd El, E2
8 356: Finger Rd El, E2
8 357C Finger Rd E:, E2
8 3975 Pinxg Rd E:, U
'
8 4440 F:,'Iger Ed El, E2.
8 4697 Finger 3d El. El
5300 Finger Rd/!t 1, E:, E2
' 2`. 2383 Porestnev E2, E4
25 2419 Forestviev 3`e, E4
' 25 1440 Forestviev E2, E4
25 2468 Porestra E2, E4
9A 2290 B, Pox Trail E5,81
' 9B 2337 S. Pox Trail ES, E:
i
Gosbe n, Rood Btr eibiock George 6 Suzanne 521-5510
Goshen, Roma E,tn Stone Anthony 52:3126
Goshen, Round Eh Miiholland Melvin 575-0027
Goshen, Round Iltn Rafen Phil 6 Clara 442-5632
3asher., Bob Mi:1 Kelly Gerald 521-6710
Goshen, Not Nil: Ecff Bill 52]-2655
Coster., Ncb Ei:: White Bob 443-2673
Jc0a9on, Thr.tatcwn Penton Patrick 442-61C9
Johnson.:botiton Nc:atyre Jam 442-7228
Johnson, Tbntitav, Mater Frederick 443-4763
Jotoson, !Malt .0vn Posey R?bt 443-3531
Wheeler, Is'iogton Bening Janice 52i -4C
Johnson, Tontita n ?odias CCaries & Caro:yo 442-8847
Jobnsor., Tcatrtvm 3enley A.L. i John 444-8313
Johnson, Tantitewn Evans Japes 521.3950
Johnson, Tontitown Lyle Buddy 443-9066
Jchnsa , Tontitawn Rosse:l Car: 521-22838
pound Min, E:kas Salsttry Vol 442-2792
Round Mtn. Elki s Cordrey Saaoe, 443-1771
Round Mtn, Elkin Southern Edward 521-1883
Road Mtn. Eikirs Wiles Japes 441-8201
Round Mtn, Elkins vaaght Clinton 443-5761
Round Nto, Elkins McBroo. Gerald 443-5278
Round Mtn, E',ti:s Chandler O.M. None (Owners
B wad Mtn, Elkin; (bite Jerry 443-2573 (Renter;
Rc and jrn, E:ki s Vaught Cecil 443-5901
Fanirgtor, Prairie Grove am Fred 521.5030
Farm. ngton. Praise Grove DeMarm Noma 442-6186
Farmington. Prairie Grave Woorian Mules 444-9217
Farairgten, Prau:e Grove lay Dean None .Omer)
Farrington, Prairie Grove H61mert Jill 6 Candy 5822-1902
Farrington, Prairie Grove Martin Tmran 442-8105
Farrington, Prairie Grove Bailey Newton 442434G
Farrington, Prairie Grove Nolan Arthur 442-4801
Faraingtor., Prairie Grove Fowler Berbert 443-2128
Farmington, Prairie Grave Drays John I Jacqueline 443-1590
Jahison, Tonti.ar Clark Charles 442.7064
Johnso-, :brtitolm Mi1:sap Pauline 443-5456
Jotason, Tontitown !orbs William. 443-3185
Johnson, Tontitown Borden Jam 6 Peggy 521-C:%
Goshe,. Raand Nta Widepr Robert/Bmda 582-4191
Goshen, Round Mtn Morrison Michael 6 Pamela 587.9266
P1
II
•9C 2357 N. Fox Ttai1 E5, El
9 2378!. Fox Trail 85, El
9 2396 Fox Trail E5, B1
9 2447 Fox Trail E5, El
9 2650 Fox Trail 85, El
9 2804 Pox Trail 85, El
9 2836 Fax Trail E5, El
36 507 Poxhnnter Rd E5,1
36 797 Foxhueter Rd E5, El
36 825 PoxMnnter Rd 65, El
10 1801 Poxhanter Rd B5, Hl
10 1805 Fauhunter Rd 85, El
10 1809 Paxhunter Rd E5, El
10 1809 Foxbunter Rd E5,11
10 1946 Fozhunter Rd E5, El
LOB 3790 Poxhunter Rd Ii 85, E1
108 3800 Foxhanter Rd II E5, El
108 3926 Foxhwiter Rd II E5, 31
37 4951 George Anderson Rd E4,85
37 5013 George Anderson Ri 84, E5
37 5109 George Anderson Rd E4,5
14 2837 Gilley Rd/NC Rd 345 E4, E5
•14 2883 Gulley Rd N4, E5
14 2931 Gn11ey Rd !4,E5
14 3031 Gilley PA North 84,E5
16 3615 Gu11ey ld Too 84, H5
16 3620 Gulley Rd Tao E4, E5
16 3722 Gulley Rd Too 84, 85
16 3760 Gulley Rd Too FA, E5
15 3827 Gulley Rd North 84,15
15 3838 Gulley Rd Korth E4, E5
15 3840 Gulley Rd North N4, E5
15 3860 Gulley Rd North E4, E5
15 3868 Gilley Rd North 14, E5
15 3888 Gilley Rd North 8p�4, E5
17 4120 Gilley Rd East S1, ES
11 6 Harvey Dowell N. E5, E1
11 108 Harvey Dowell S. ES, El
11 150 Harvey Dowell N. £5, EI
11 275 Harvey Dowell ES, E1
25 3834 Hidden Acre E2, 84
25 4190 Hidden Acre E2, £4
13 2685 Howard Nickell Rd E2, E4
•
Goshen, Round Jitn Chance Laurence i Melissa 587-0998 t
Goshen, Round it Tins Robert i Patricia More
God, Round in Shaver Jam 442-5757
Goshen, Round ktn Dangeau India 521-7416
Goshen, Round it ?Sin Jam 521-0240
Goshen, Round in Horton Joe 442-6316
Goshen, Bound Nt^. Bevilaqua Steven 575-0484
Goshen, pound Ntn Walters clande 443-6673
Goshen, Round in Arbaugh Carl 444-9885
Goshen, Round En teller Mike 443-4836
Goshen, Round 11th Brigha Harley 443-2070
Goshen, Round En Nilson David 443-4206
Goshen, Round ktn Brigha Harley 443-2070 (Omer)
Goshen, Round ftn Door Gary i Linda More (Renter)
Goshen, pound 11th
to Alexander Jam i Fra 442-5307
Goshen, Round Mtn Icge Lots 443-4947
Goshen, Round ktn Moore Harold 4 Barbara 521-4823
Goshen, Round Il1tn Hoy Kurt i Melissa 443-2336
Goshen, Rob Hil Robinson Walter i Margaret 756-2151
Goshen, Rob Hill Green Grant i Pat 750-1215
Goshen, Mob Hill Rothenberg Lyndl i Andrea 750-4406
Goshen, Nob Hill Cox Rayound 587.0142
Goshen, Rob Hill Caeeron Mark i Jo Mani
Goshen, Rob Hill l Menton Mitch 443-5986
Goshen, Rob Hill Tack Henry 442-7003
Goshen, Rob Bill Erickson Robert & Mona 444-7819
Goshen, Koh Hill Vickers L. D. 443-3989
Goshen, Rob thi Johnston Don .521-5767
Goshen, Rob Hill Taylor John 443-5905
Goshen, Rob Hill Hui Anthony 444-8111
Goshen, Bob Hill Fox John i Perry 521-1181
Goshen, Rob Hill Btonrz Chauncey 521.6693
Goshen, Rob Hill Brooks Doug & Iota 521-0882
Goshen, Nab Hill Troeg Larry i Jenne 575-0835
Goshen, Nob Hill Harvey Nary 582-9009
Goshen, Nob Hill Wessells Lynn 443-0128
Round Irm, Elkins Perguson Jaen 4424241
443-5129
Round Hun, Elkins Gouen Sue Terry latry 442-2007
Round Mtn, Elkins Baines crystal 443-6508
Johnson, IiW Baird Bill 521-1046 (Owner) '
Johnson, Tontitown Levis Paul 442.9260
Ilheeler, Jotnsor. Allen A.J. i Myria 521-6559 '
11
2781
Howard Niche:l
Rd
E2,
E4
reeler, Johhso,
i gtiin
Paul
587-0616
x%13
2909
Howard Nickel:
Hd
E2,
H4
Ikee:er, Johnscs
Aasiiuk
Robert Suzanne
442-9282
13
2921
Howard Nickell
Rd
1,
14
Wheeler, Jahnscr
Sullivan
Chester i Margaret
S2i-5326
13
2932
Howard Nickell
Rd
E2,
E4
reeler, Johnson
Skaggs
Lionel
521-353
:3
2950
Howard Nickell
Rd
E2.
E4
Wheeler, Johnson
Shreve
Ben
442-5552
13
3715
Howard Nickel:
Rd
E2,
E4
Wheeler, Johnson
Edens
Leon
412-4411
13
.1069
Howard Nickel;
Rd
E2,
E4
reeler, Johnson
Offer
Earl i Sim
521-8058
13
3195
Howard Nickell
Rd
E2,
E4
Wheeler, Johnsoh
He triz
443-9521
:3
3233
Howard Nickell
Rd
E2,
E4
Wheeler, Jolum.
Mali
David
521-7528
13
3267
Howard Nickell
Rd
E2,
E4
reeler, Johnson
Morrison
Randy
442-6166
13
3307
Howard Nickell
Hd
E2,
E4
talc, Johhsot
Hardgrave
Bil: i Honda
575-9114
:3
3311
Howard Nickell
1d
E2,
E4
reeler, Johnson
McClain
J. C.
443-0268
42
404C
Howard Porter Rd
E4,
5
Goshen
Steelbargen
Jo
443-2,63
:2A
1937
Bmd Lane
E5,
E1
Round Mtn. Ellirs
Kayo
Edward i Vicki
442-2270
12A
2164
aunt Lane
E5,
E1
Round Ntt, Elkins
Dockery
Johnny i Barbara
442-2598
12A
2243
Bunt Lane
E5,
El
Round Nta, Elkins
Ham
Dyne, DPN
521-3723
:2A
2765
But Lane
E5,
E:
Rotnd Na., Elkins
Em
David a Sandy
444-0806
:2
2970
Hunt Lane S.
E5,
Si
Road Mtn, Elkins
Iarhey
Nick i Paw
521-8599
12
2980
But Lane S.
ES,
K
Romd Nt.., Elkins
Stone
Jia
443-4177
12
2970
Hint Woe
E5
E.
Aotnd Mt-i, Elkin
Boyer
Jean
442-3754
12
2949
Hunt ane S.
E5,
E
Round Mkt, Elkins
Coter
Handall
443-5250
21
1100
Euntingthn
H5,
El
Goshen, Round N:n
Holdorf
I ell
521-2964
23
1104
Butirgtan
E5,
E.
Goshen, Rand Ito
Mullins
David
442-8243
23
1105
Nnntington
E5,
El
Goshen, Rand Ntn
Fegusm'.
David
443-1635
23
Lii
Horti3gton
E5,
E1
Goshen, Round Mtn
Farrar
Lonnie
442-9917
23
11:2
Hnntingtm
E5,
El
Gashes, Rand Mtn
Atha
Larry
521-664C
23
1115
Huntington
H5,
El
Goshen, Round Nth
Mggs
Robert
521-7686
23
:1.6
Bvhgton
E5,
El
;,ashen, Round Kt z
Howell
Ti'
442-2573
23
:120
Eo1-ington
E5,
El
ucshen, Round Er
Matthews
Heu:y
441-3683
23
1123
HIm'aagton
E5,
El
Wsten, Haul Mtn
Mitchell
train
443-9089
23
:126
Huntington
E5,
El
Goshen, Round HtD
Morrison
Keith i Lynn
None
23
1132
Hunti:gton
ES,
El
Cabin, Rand Mtn
Gonzales
£fredo
521-064C
23
:135
Hmtington
ES,
E:
G^oYshen, Hand Mb
Jay
J. S.
521-4488
23
1138
akin
Hgtan
E5,
E1
Gashm, Round Mtn.
Martin
led
52-8565
2:
U44
Bantingto
ES,
El
Chen, Rand Mtn
Hitched
H.J.
52:9666
23
:15L
Huntington
ES,
El
Chen, Romd En
randell
B. E.
442-4404
23
1155
Huntington
E5,
11
Goshen, Rand Mtn
Vice
Bill
521-2535
23
1165
Huntington
E5,
E:
Goshen, Romd Mtn
iazenby
William
521-5833
23
:170
Huntington
E5,
El
Goshen, Round En
Gartside
Brian
521-4771
23
1173
Huntington
E5,
fl
Goshen, Rand Er
Skelton
Ronnie
521-4406
41
6073
E. auntsvil:e
E5,
El
Haul Nth, Elkins
Brooks
W.J. or Suzanne
442-4895
41
6215
E. Huntsville
E5,
El
Round Ntt, Elkins
House
Jim i Carol
441-5813
41
6355
E. Huntsville
E5,
1l
Dowd Mkt, Elkins
Pritchard
Irene
521-6470
41
6537
1. Buttsviile
E5,
El
Round Mtn, Elkins
Ptederick
Cale
521-7881
41
6574
E. flumville
E5,
E1
Rand Mtn, °' it
Fredarick
Donaid
444-8348
IJ
I
• 25 3802 Evy 112 E2, E4
25 3948 Hwy 112 B2, 24
25 3962 Ewy 112 E2, E4
30 14338 Jasper lacy Rd £5, fl
27 5739 Kingston Rd EM5, El
27 5749 Kingston Bd E5, El
27 5750 Kingston Rd E5, El
24 4163 Lake Wilson Ed S./NC Rd 165 El, E5
22 3076 Lancaster R. E5, E4
22 3079 Lancaster R. E5, E4
22 3087 Lancaster N. ES, E4
44 4267 Lierly a E2, El
21 4820 Mission ES, E4
21 4850 Mission E5, 84
21 5081 Mission E5, E4
35 5351 Mission E5, E4
35 5407 Mission ES, E4
35 5522 Mission 15, 14
• 33 5561 Kission E5, E4
39 5631 Mission 25, 24
2 4131 E. Rural ES, El
20 2160 Oakland Zion Rd ES, E4
23 2790 Oakland Zion Rd ES, E4
20A 2826 Oakland Zion Rd E5, E4
20 2865 Oakland lion Rd £5, E4
20 2895 Oakland Zion Rd E5, K4
20 2920 Oakland Zioo Rd £S,64
20 2920 Oakland Zion Rd E5, £4
20 2941 Oakland Zion Rd E5, M4
20 2951 Oakland Zion Rd 15, E4
20 2960 Oakland Zion Rd 85, E4
20 2980 Oakland Zion Rd E5, E4
20 2994 Oakland Zion Rd £5, E4
20 2998 Oakland Zion Rd 85, EI
20 3048 Oakland Zion M E5, 84
20 3102 Oakland Zion Rd E5, £4
20 3169 Oakland Zion Pl ES, E1
20 3200 Oakland Zion Rd 25,14
20 3211 Oakland Zion Rd E5, E4
20 3I20 Oakland Zion Rd 25,24
•
90d @STLTSL6
Johnson, Ttnttom Cods Virgsia 442-5906
Johnson, Tmkitom Bailey Betty 442-4%8
Johnson, Toniitom Dalryiple John 643-3105 '
Bound Ntb, Elkins Coffee Shaman 442-4341
Goshen, A000d Mtn Rogers Deea i Juanita 444-0819
Goshen, Round Mtn Ford Jerry 5214213
Goshen, Round Mtn Duell Irless i Diane 582-3774
Round En, Nest Fork Joni J1.11 443-3237
Goshen, Mob Hill Lancaster J.L. 442-8018 '
Goshen, Not !till Foley D.P. 442-7637
Goshen, Nob Hiil Edgar Edward i Vera 442-0884
Wheeler Lierly Carom None
Goshen, Nob fill lbenegger 8chert 444-7571
Goshen, Nob dill Price Mike 442-9888
Goshen, Mob dill Green Williaa 5214218
Goshen, Bob Hill Miller Janes i Sae 443-0454
Goshen, lab Hill Kinsey Vickey 5214916
Goshen, Koh Hi11 Posey Ken i iaslie 521-5608
Goshen, lob Hill Woeatd; Robert i Saab 5214598 ,
Goshen, Mob Hill Nartin Patrick i Eelen 443-2609
Round Its, Goshen Cox Kite i Lois 4424350
Goshen, Nob Hill Stone Domld/Cassandta 4424816
Goshen, Rob Hill Woody Jack 442-8149
Goshen, Nab Hill Stefan* Judith 442-9397
Goshen, Mob Hill Harrison G. 521-1676
Goshen, It L ill McNair Patricia 443-3341
Goshen, ice Hill Woolley Charles 521-4019 (Omer)
Goshen, Mb !till Sam Dalton 521-5426 (Rester)
Goshen, lob Hill Caddy Jia 443-3934
Goshen, lob (till Baldwin Valerie 521-3136
Goshen, Nab bill Mauldin Willie 521-1069
Goshen, Nob 4611 Robertson P. L. 521-1069
Goshen, Nob kill Stith Philip or P. S. 442-5762
Goshen, Nob Hill Bollenbeck krthos 444-9151
Goshen, lab Hi11 Shaffer Herbert 442-7537
Goshen, Nob Hill Cook Violet 521-0629
Goshen, Room Ito Lange Carl 521-1853
Goshen, Rob Hill Rosso Rick 443.1655
Goshen, Bob 11111 Eichler John 521-5195
Goshen, Rob kill Walker Joel 44I-8980
nl "41-11 n.1117,.MJ IdnNJ PC.CT CCCt_'T_•]7J
23 3229 Oakland Sim Nd E5, B4
20 3242 Oakland ZionRd 35, E4
'23 3275 3aklaad Zion Rd 35, E4
20 3347 Oakland 2:m Rd E5,24
37BC 0asland ZionRd 35, 34
'19 3820 Oakland lien Rd E5, 34
19 3874 Oakland Zion R! E5.4
22 3252 Old Wire Rd E4, £5
'
22 3335 Cld Wire Rd W. FA, ES
1? 4305 Cld Wire Rd N. 14, B5
17 4009 Old Wire Rd E4, B5
'27 MS Old fire F J. E4, BS
:7 4021 0:d Wire Rd N. E4, 15
17 4326 Old Wire Rd E4!5
' 4047 O:d Wire Rd 64, 15
7 4C84 Old Wire Rd R. 14. E5
26 3481 Pit Oak St. Lilt Rd 1:19 E2, E4
43 2223 Flumberosa E2, 1l
'20 2869 Robin Bood ItI Rd 2124 P5,84
20 2895 Robin Hood Lu/K Rd 2124 35, 14
20 2923 Robin Bond Ia/WC Rd2124 P5,34
20 2951 Robin Rood Lo/WC Rd 224 15, E4
' 18 2860 Ran Orhard Rd 1. 15, E4
18 2905 Rom Orchard Rd W. £5, E4
'18 2990 Rom ward Rd 1.
18 3098 Rom Orchard Rd N. E5,34
:8 3150 Rom Orchard Rd 1. E5. E4
In 3271 Rom orchard Rd
22 3287 Rom Orchard Rd E5. E4
22 329] Rom Orchard Rd PS, 84
' 6 5111 Sagely :a E5, B4
6 5323 Sagely Ln E5, E4
6 5351 Sagely :a ES, E4
6 5350 Sagely Ln 35, E4
13 3145 Salem Rd W. E2, 14
'13 3232 Sai®Rd 1. 12, 14
13 3274 Sa:ea Rd E2, 84
13 3292 Salem Rd 1./WC Rd 894 12, E4
33 3348 Sa:m Rd I. 22,24
:3 3478 Salea Rd N. /WC Rd 892 B2, £4
:1 3519 Sala 1]d 1. 32,E4
353C Salem Rd W. /HC Ri 892 E2. E4
• :3 3710 Salem Rd 1. ELM
Goshen, Not Eil: Arnold Jim 5,5-9657
Goshen, Hob 331: )A:rphy Dale 443-9423
Goshen, Xob B:I: Garrison Janes 441-909C
Goshen, Nob 3:11 Whi tenore Devey 521-34':
Coster„ Rob B111 Bongs Dennis 521-5366
Goshen, Not Eili E:asey Carl 442.2422
Goshen., Nob Bi:: White Dale 444-067:
;osher., Not Hill Hansen Susan S214590 i0 ier,
Goshen, Nab 311: Setter :acres 52: -?505
Goshen, Hob Hill Le:cbner Steve 582-1793
Goshen, Nob Eil: 1r1<:ister Jodie 582-202C
Goshen, Hob Eil: Boren Terry 575-0457
Gospel,, Not j °:I Bondy Art 443-1989
uoshen, Nob Hill ivey Harry 443-3397
Goshen, Nob H111 Daniel Justin 6 Len 443-1473
;ashen, Nap 3h11 tall .ais i Kathleen 582-0269
Wheeler. Johnson. Bare:ay Naymond 442-4764
?ariington, Prairie Grave hack 8arry111arcia 443-5627
GosSe7, Nob all: P:dcel Glenn 521-64:9
=hen, fob H:1: Gilley Gary 52:3769
;ashen, Nab Bill Xapper ooimie 442-3968
Goshen, lob KU: BCrliCb L. J, 52:5148
ashen; Bob HE: Tinos tai 521-2758
Gowen, Not &1: Jones ]like 521.3669
Goshen. Nob Rill Jackson Lee L Sim 442-5621
Goshen, Nab Ei1: Roo Roy 443-5734
=pen. Nob Ei:i Brisiel Robert 52-8648
Goshen, lob Bill Stephenson &%ird 442-8379
Gostei. Not Bill Pannell Paul 5-39G7
Goshen, lop Hit: Branban Mary 442-9133
Goshen, Round Li Siaacsm TfM 441-0617
Goshen, Round 11th Pinney Joe 6 Sue 443-5512
Golsen, Round Eta Roll
Aday pia 521.2611
Goshen, Rowd 11th Wolf Dwayne & Raney 442-0398
Wheeler, Johnson luccia Tom 443-9585
teler, Johnson Bearden Alan 444-0148
Wheeler, Johnson Conduf; Wayne L Sally 521 153:
1hee:er, ;ohz cn Martin Terry 521-5335
Wheeler, :obrum Se:by Vincent 443.6556
Wheeler, Johnson OS Rossi Karen 521-5458
ihee:er, Johnson Cardare]li Mthory 443-5875
Wheeler, Johnson Roberson Sarah 442-8850
Wheeler, Janson Olden Tony & Judy None (Renter)
....,' lam -
•13 3710 $ales Rd N\ E2, E4
40 4103 sales Rd R\ E2, E4
24 4282 Schaeffer Rd S\/WC Rd 69 El, ES
27 2930 SheltonRd/NL Rd 354 E5, Bi
27 3001 Shelton Ri/NC Rd 354 BS, E1
27 3003 Shelton Rd/OC Rd 354 E5, El
27 3005 Shelton Rd/I4C Rd 354 E5, El
27 3072 Shelton Rd/RC R 354 E5, E1
27 3076 Shelton Rd/EC Rd 354 ES, El
20 3634 Skillern E. E5, E4
20 3826 Skillern E. 69, E4
20 3845 Skillern E5, E4
20 3998 Skillern Rd E\/WC Rd 536 B5, E4
20 4088 SkillernRd B./WC Rd 536 E5, E4
20 4166 Skillern Rd E\/WC Rd 536 E5, TA
28 2461 Staci Ln E2, El
28 2503 Staci to E2, El
28 2532 Staci 1n 62, E1
28 2541 Staci Ln E2, Si
2 333 Starr Dr ES, E1
2 429 Starr Dr E5, E1
• 2 823 Starr Dr E5, El
23 1402 Starr Dr E5, El
23 1410 Starr Dr E5, E1
23 1469 Starr Dr E5, EI
23 1484 Starr Dr E5, E1
23 1520 Starr Dr E5, E1
23 1620 Starr Dr E5, El
23 1630 Starr Dr Y5, El
23 1648 Starr Or E5, El
23 1760 Starr Dr E5, El
25 3890 University Via E2, £4
4 5054 Wheeler Rd 82, El
4 5059 Wheeler 2d t Rd 84 !E1
4 5161 Wheeler Rd We Rd 84 !2,E1
4 5217 Wheeler Rd 1c Rd 84 E2, El
32 2690 N. White Oak Rd E2, E4
24 3678 Wilson Bolloa Rd/K Rd 69 El, E5
24 3702 Wilson Hollow Rd/WC Rd 69 El, E5
•
10A 2006 Winchester Place E5, El
p.
Talinson
Haley
521-5237 {Omer;
Taylor
No B.
443-4140
Wagnm
Richard
442-5269
Hancock
Willie
521-477B
Stahaagh
Otis & Louise
442-6138
Bane
Dyne
443-5186
Paler
Lem
442-4628
Seth
Harold 6 Ida
443-3972
Batton
Ml 4 Virginia
442-6670
Pubes
Reece
521-9831
Einion
Jerry
443-9698
Keeen
Janes
442-3689
Willcvtt
Thaws
582-4716
Barbee
S\ A. i Doris
521-5526
Batchiaon
Wayne
442-5613
Wolff
Paul
521-5325
Prier
Dane'.
443-4835
swell
L\B.
442-2695
Wtay
Curtis 4 Becky
442-5725
Bomer
Karen
443-6579
Cochran
Minn 8 Patricia
521-4692
Banks
Rick
521-9287
I ciatire
Dm
575-0757
Hughes
Too
442-4546
Kirby
Chris
442-5063
Tarpin
Jia
521-4712
Elliot
Jeff
443-2006
Pager
David
443-3314
Nichols
Daniel
521-2082
Yearin
Nilliaa
443-4218
Stanberry
Ernest
521-3104
Pate
lane
442-6555
Arastrang
Joky 6 Jerrie
443-1988
Belson
Dan
521-1419
Buff
Robert
442.0535
Brooks
Carl
443-2566
Witte
Kenneth 4 Becky
511-1067
Banns
Janes
442-8917
Wagnm
L. D.
443-2826
West Leon 6 Tanana 521-7424
R^•.J ^CT)TCIC f'11 I I✓..•. -
60'd ir_ol
I
I
I
I
I
I
I
I
I
I
I
11
II
ICA 2045 Minrhester Place
25 ?949 Wooded Hollow
2` 2950 Wooded Hollow
25
398C
Wooded
Bol:w
25
4001
Wooded
Bo' -
25
4C29
Wooded
Ho11w
25
4029
Wed
Hollow
25
4048
Wooded
Hollow
25
4048
Wooded
Hollow
25
4049
Wooded
Hollow
25
4050
Wooded
Hollow
25
4080
Wooded
Hollow
25
4989
Wooded
8cllw
25
4:39
Wooded
Hollow
i5
3791
Woodside
25
38041oodside
25
3896
Woodside
tk 4423 Wyaan Rd
is 4705 Wva& Rd E
E5, El
E2, E4
E2, E4
E2, E4
E2, E4
E2, 84
E2, E4
E2, 64
E2, E4
52, 84
5a, 34
S2,&
82, E4
32,14
!K4
E2, E4
E2. £4
E5 H1
E5,81
Goshen, Rwnd Mtn
:*son, Tontitown
:orison, Tortitwn
Johson, Tontitown
;arson, Tontitown
JSOttson, Tontitown.
;ntnaon, Tbttitdln
;ton, lbrtitown
Vim, Tdnt.twr.
Johnson, Tontitown
Johnsoc, Towt:twr.
Joht4sot, Tontitown
Johnson, Tottitwn
Johnson, Tons n
Johnson, Tdntltwn
Johnsoc, Tontitown
Johnson, Tontitown
Round Mtn, Gcshei
Kato Mtn, Goshen
Redford Ricnard i Peggy 521-2771
Shaw
Bai:ey
Harnaday
Johnson
c%;ctr
Moss
Niggs
Hoasley
Parker
Horton
Bit
Matthew
Mctorter
Wolf
Rota
Richard
Jor. i Brenda
Williaf
Floyd
Prank
Berry
Choy
Joe
Max
James
Thom
Greg i Judith
Rick
Linda
Ernie i Debra
521-2543
52:3806
52:1443
521-45:5
521-0774
521-774
442-2373
442-2373
442-2356
443-9734
44'52403
442-6943
442-9898
582 9:8:
442-7581
443-9518
Bookout Richard 443-8?29
Tyree Gary I Paula 52:8048
Police
Questionnaire
FAYETTE`'I
Tilt CITY Of FA►FTTFVILIF. ARKANSAS
DEPARTMENTAL CORRESPO
MEMORANDUM
TO: Kevin Santos, Plan
FM: Richard L. Watson,
DT: March 22, 1995
RE: Comprehensive Land
f of Police 20
Plan Questionnaire
Attached please find the response to your questionnaire. The
material requested is provided both in written and diskette form.
After reviewing this if ybu have questions or need additional
information please call Lt.IHoyt at ext. 500.
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COMPREHENSIVE LAND USE PLAN 1995-2020 QUESTIONNAIRE
1. Fayettevil:e Police Department
I2. Lt. Rick Hoyt/ Lt. Rick Hoyt
3. 587-3500
4. The mission of the Police Department is "to provide, through
I progressive thinking, credible, efficient, and responsive
actions, our citizens with a safe and healthy community in
which to live and work, to provide impartial enforcement of
all criminal and traffic laws, and to strive to interact and
'
form a partnership with the citizens to provide education so
they can learn ways of reducing opportunities for crime to
occur."
1995 Information
5.& 6. Employees
I Nor.- Uniform employees 36
Uniform employees 69
Total 105
Fleet Condition
'
Patrol units .3 Good
Detective and Juvenile 7 Good
Undercover 3 Good
1 Park, Van, & generator 3 Needs replacing
Total 26
Capital Facilities Condition
' Police Station, 100 W. Rock Good
City Jail, 14C W. Rock Fair but outdated
IBM system 36 Computer & printers Fair but inadequate
Personal computers (30) Fair to Good
1• Motorola Centracom (3) Good
Dictaphone Pro Log recorder New
Motorola 800 Mhz radio system Good purchased in 1985
• City wide - 28 control stations, 141 mobiles, 111 portables
Police Department -(9) control stations, (27) mobiles (40)
portable radios
Radio tower site, Mt. Robinson Good
Warehouse Good
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7. Capital improvements:
1996 * Radio System
and privacy I
Completion e
included as I
upgrade to include additional radios
eature for public safety functions
zd of third quarter the funds are
ay -as -you -go Sales Tax.
* Replace and upgrade emergency power generator for
Police, Jail and Court.
Completion o purchase should be in the second
quarter of 1996 and the funds are included as Pay-
as-you-go Sales Tax.
* Join with surrounding law enforcement agencies to
expand curreAt jail facilities or construct a new
regional jail
Completion othe project depending on route chosen
either 1997 or 1998. The funding has not been
identified: It would probably be an additional
Washington County Sales Tax.
1997 * Replacement of main frame computer for
Police/Fire/CDC and upgrade software
Completion o, purchase should be in the second
quarter of 1997 and the funds are included as Pay-
as-you-go Sales Tax.
* Open a sub s
The mall wi
equipment nE
is not plan
station.
* Mobile Data
unit. Th
information
information
functions.
1998 * Replacement
the Police
Completion
and the fu'
Tax.
1999 * Replace and
computer/ter
system.
Addition o
computerized
Completion o
and the func
Tax.
ation at the Northwest Arkansas Mall.
1 provide all facilities and office
!essary. At this time the department
ina on additional officers for this
Terminals - One terminal per patrol
se terminal are used to receive
rom dispatch, link with state criminal
center and daily report writing
f the roof and replace HVAC unit on
ilding at 100 W. Rock.
project should be third quarter 1998
are included as Pay-as-you-go Sales
upgrade Police handguns, personal
nal,copy machine, and telephone
live scan fingerprinting and
mugshots
project should be third quarter 1999
s are included as Pay-as-you-go Sales
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2000 * Police sub -station on the east side of
Fayetteville.
Project should take approximately nine months to
construct and the funding source should be General
Fund or Sales Tax.
* Purchase an automatic vehicle location system.
This allows the computer to know the location of
each police unit. This information is then used to
dispatch the police unit nearest the area of need.
Project should take approximately nine months to
construct and the funding source should be General
Fund or Sales Tax.
2005 * Upgrade and replace the City radio system.
The project should take approximately eighteen
months to study, bid, and install a new system.
The funding source could be multiple from all major
operating funds and\or Sale Tax.
• ' * Remodel current police facility located at 1CC W.
Rock Street. Build a new communication center.
Project should take approximately two years to
' design and remodel. The funding scurce should be
General Fund or Sales Tax.
* Upgrade or replace main frame computer system
' including new terminals and personal computers as
necessary and software packages.
Project should take approximately nine months to
' construct and the funding source should be General
Fund or Sales Tax.
' 2C1C * Upgrade the City radio system.
The project should take approximately eighteen
months to study, b;.d, and install a new system.
The funding source could be multiple from all major
'operating funds and\or Sale Tax.
* Upgrade or replace main frame computer system
t including new terminals and personal computers as
necessary and software packages.
' 2C15 * Remodel southeast sub -station. Project should take
approximately one year to design and remodel. The
funding source should be General Fund or Sales Tax.
' * Upgrade the City radio system.
The project should take approximately eighteen
months to study, bid, and install a new system.
• ' The funding source could be multiple from all major
operating funds and\or Sale Tax.
2020 * Upgrade or Ireplace main frame computer system
including new terminals and personal computers as
necessary and software packages.
8. The current population If or Fayetteville is estimated at 56,008
and by the year 2020 it is expected to be 85,388. It is our
opinion we will be abl6 to serve all citizens with the above
support.
9. See Item 7
10. As population increas
will rise and therefor
equipment increases ,
indicate calls.are ri!
new areas are annexed
department's response
another need for addi
our police related calls for service
our need for additional personnel and
:cordingly. As the following graphs
ng in relation to population. Also, as
nto the city it will affect the police
ime to calls which in turn also creates
_onal personnel and equipment.
City of Fayetteville
Population vs Calls for Police Service
60
N
C
Co
U)
O
40 ' 'Y
y r
--
3O
20 X �#
10 �..
0
1980
.r.- - e�v1e r v�y
N T Y-
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Yra y ti
YrYrW aS # \ yr\ y` � "l/lf\ ♦ YF'l1`N.
h'xey�v% Ty 4
b •\ r a q \ b Y \. N�\`
r'yr# - \ \. \ \• 5EH
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V Y y Y \ •
X ' A"`
* r MY\ gyp\, - N #\ `
pLr Jy\.. r bs_y +d\ \\ \r ♦ \. #\
N. \ \'
1990 1991 1992 1993 1994
I Population iCaIIs for Service
Fayetteville (Police Department
Employees & Vehicles vs Population
220
200-
180-
160F
140L
120
100
80
60
40
20
0 1995 2000 2005 2010 2015
2020
Years
Population / 1,00, Employees o Vehicles
HID
nfl
Water
General Plan 2x,10
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BEAVER I WATER DISTRICT
10 Primrose Road
P.O. Box 400
March 13, 1995
Mrs. Phyllis Rice
Assistant to the Mayor
City of Fayetteville
113 West Mountain
Fayetteville,, Arkansas 727
Re: Planning Questionnaire
Dear Mrs. Rice:
I received your letter
Beaver Water District will
City of Fayetteville's la
District will work with NW
as we can. It should be n<
the expenditure of major
months to complete. This d
Water Industry is regulati
regulation process at the
understand the urgency of
March 21, 1995 deadline.
Sincerely yours,
Ri hard Starr, P.E.
2tigineer-Manager
RS:jb
, Arkansas 72745
March 10, 1S95 on March 13, 1995.
glad to provide information for the
use plan. As per the request, the
C to answer as many of the questions
I that complete answers would require
punts of funds and require several
not take into consideration that the
driven at this point in time and the
eral level is in extreme flux. We do
Ls request and will work to meet the
cc: Larry Wood, Regional Pjlanning Commission
ARKANSAS WATER
)1) 756-3651
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Fayetteville
March 13, 1995
Fayetteville
Land Use Plan 1995-2025
1 Beaver Water District
2 Richard Starr
3 756-3651
4 Wholesale Potable Water
5 33
7
One intake, Two treatment plants, One high service pumping
complex. Maximum capacity 80 mgd.
6 The Hardy W. Croxton Treatment Facility is new with a capacity
of 40 mgd. This facility was placed in service in June 1993.
The Joe M. Steele Water Treatment Facility was placed in
service in 1966 expanded in 1970 and expanded again in 1977.
The facility currently has a capacity of 40 mgd. This facility
is scheduled for refurbishing as set forth in our 1987 Master
Planning Study. You should have a copy of this report in your
files.
7 Beaver Water District currently has under contract a study
to determine the extent of the improvement require on
The Joe M. Steele Facility. The report is scheduled to be
completed in October 1995. No data is available at this time.
8 Beaver Water District sells wholesale water to Fayetteville,
Bentonville, Rogers and Springdale. The District currently
' owns all of the Municipal and Industrial water allocation in
Beaver Reservoir. That amount is 120 mgd average.
' 9 No information beyond the year 2007 which was the end of our
twenty year planning period. The new study will expand the
master planning period to the year 2015.
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10 Growth has increased
Employees: 1980
1990
1994
Additional Information Sp
See copy of 1987 Master Pla,
Water
Usage in million gall
Year
Fayetteville Sp.
1988
3599
1989
3510
1990
3721
1991
3812
1992
3656
1993
3864
1994
4474
District's work load.
20
26
33
is to Beaver Water District
ing Report.
gdale Bentonville Rogers
3079
1108
1656
3129
1120
1786
3301
1225
1937
3360
1319
1896
3041
1289
1802
3011
1313
1939
3804
1637
2290
COMPREHENSIVE LAND USE PLAN 1995-2020 QUESTIONNAIRE
NAME OF DEPART '-vWNT,DIVISION/UTILITY ' RWueX ,q L tdafec
2. NAME OF RESPONDENT/CONTACT q
3. PHONE NUMBER OF RESPONDENT/CONTACT _13 `>' 5
4. MISSION/CHARGE OF DEPARTMENT,DIVISION/UTILITY :
?aouide (Li *(&
5. INVENTORY OF EXISTING RESOURCES OF DEPART.MENT/DIVISION'UTILITY
NUMBER OF EMPLOYEES: 1
FLEET: q
CAPITAL FACILITIES (BUILDINGS, COMPUTER EQUIP., COMMUNICATION
EQUIP., TRAINING FACILITIES, WATER AND SEWER LINES AND
TREATMENT FACILITIES, LIFT STATIONS, WATER TANKS AND TOWERS,
ETC ) NECESSARY TO FULFILL YOUR MISSION/CHARGE:
6. CONDITION OF EXISTING RESOURCES.
' 7. PROJECTS PLANNED (1995-2020) TO UPGRADE RESOURCES TO
ENLARGE/IMPROVE SERVICE CAPACITY (NEW PERSONNEL, CAPITAL
FACILITIES IMPROVEMENTS, ETC.). PLEASE INCLUDE TIMING OF PHASING
' AND SOURCE OF FUNDING; IF POSSIBLE, MAP PROJECTS AND INDICATE
COMPLETION DATE ON ENCLOSED MAP:
' 8. WHAT POPULATION AND AREA ARE YOU CURRENTLY SERVING, AND
WHAT POPULATION AND AREA COULD YOU SERVE IF ALL PLANNED
PROJECTS (FROM #7 ABOVE) ARE COMPLETED:
9 WHAT ADDITIONAL PROJECTS (1995-2020) ARE NEEDED TO PROVIDE
CURRENT LEVEL OF SERVICES FOR 2020 POPULATION (NEW PERSONNEL,
' CAPITAL FACILITIES IMPROVEMENTS, ETC.), AND WHAT IS ESTIMATED
COST AND TIME REQUIRED? DO YOU HAVE SUGGESTIONS FOR THE SITING
OF NEW FACILITIES? WHERE WOULD DEVELOPMENT BE MOST EFFICIENT
'FOR YOU TO SERVICE:
' 10. HOW HAVE GROWTH TRENDS AFFECTED YOUR WORKLOAD (FOR
EXAMPLE: EMPLOYEES/POPULATION; # OF VEHICLES/POPULATION, FIRE
CONTRACTS/POPULATION, ETC.) PLEASE USE BAR CHARTS FOR 1980, 1990,
AND 1994:
I
TO:
FROM:
THRU:
DATE:
RE:
NORTHWEST
PG
ALETT LITTLE, PLAN
ROBERT MOORE, TWO -
LARRY WOOD, EXECUT
MARCH 23, 1995
FAYETTEVILLE LAND
AS REGIONAL PLANNING COMMISSION
- SPRINGOALE ARKANSAS 72764- i500 -751-7t25
DIRECTOR
WATER PROJECT
DIRECTOR, NWARPC L
PLAN QUESTIONNAIRE
The Project's transmission lines will not involve
of the Fayetteville growth aiea. It may be that th
water to Washington County Rural Develop
(RDA) and RDA lines would run into the growth area.
between RDA and Fayettevill6 and would not invol
Project.
or get into any '
he Project will
ment Authority
That would be
ve the Two -Ton
I
t
i
PLANNING—MANAGEMENT—IMPLEMENTA noA�
i ConfnWng process
P° 1229
MCE=ELLAND
ULTING Fayetteville, Arkansas 72701702 -12'9
501-4431 fT
n' ' ° „-jENGINEERS, INC. Fax 501 443 9141
I
March 14, 1995
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FY842201
' Mrs. Alett Little
Planning Director
City of Fayetteville
113 W. Mountain Street
Fayetteville, AR 72701
Re: Mount Olive Water Association
Planning Questionnaire
Dear Mrs. Little:
' I received the questionnaire referenced in the attached letter from
Mrs. Rice. Due to the limited time schedule, I discussed the
' letter with Celia Scott-Silkwood instead of faswarding it directly
to the Mount Olive Water Association. She requested that I provide
the information I discussed with her in a letter to you. The items
discussed are as follows:
' 1. Mr. Paschal is no longer with the Water Association. Mr.
David Reas is the current Manager, and he would have to
' address the specifics of the questionnaire, if these
specifics are appropriate.
2. The Mount Olive Water Association serves over 1300 users
in eastern Washington County and Western Madison County,
with water obtained from both the city of Fayetteville
and the Madison County Water Association.
' 3. The distribution system serves only a few users in the
Fayetteville Planning Area, specifically, 7 users in
' Section 29 along Ed Edwards Road and 9 users in Section
15 along Wallen Mountain Road. In both cases, these
users are above the elevation that can be served by the
Fayetteville water system.
I4. With only 16 out of over 1300 users served within the
Fayetteville Planning Area, we don't understand why the
Water Association is being requested to fill out the
questionnaire.
I
Mrs. Alett Little
City of Fayetteville
• We are sending the ques-
information and review. I
the Association, please cc
him, if he so requests.
Very truly yours,
McCLELLMJD CONSULTING ENGI:
Robert W. White, P.E.
Project Manager
RWW/jm
Encl: 3/10/95 Letter from
cc: . Celia Scott-Silkyi
Mr. David Reas, Mount
March 14, 1995
Page.........2
ionnaire to Mr. David Reas for his
additional information is needed from
itact him. We will be glad to assist
, INC.
s. Rice
ive Water Assn., w/Questionnaire
HI
II
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1
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General Plan 2UlU j
Questionnaire
Water
General Plan 2010
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I e r'+rc • E •^ AND FUTURE y,
PAST, PRESENT.
THE CITY OF FAYETTEVILLE, ARKANSAS, AND THE GENERAL SURROUNDING VICINITY OF
NORTHWEST ARKANSAS HAS CONSISTENTLY BEEN RANKED AMONG THE TOP I 0 PLACES IN AMERICA
TO LIVE AND RAISE A FAMILY. THE HIGH CU UTY OF LIFE AVAILABLE TO CITIZENS OF THIS AREA 19 THE
RESULT OF A GREAT MANY FACTORS, ONE OF WHICH IS CERTAINLY THE RELATIVE ABUNDANCE OF
OUTSTANDING WATER RESOURCES. PROTECTION OF THESE RESOURCES, ONE PART OF PRESERVING
FAYETTEVII I C5 QUALITY OF LIFE, HAS THEREFORE BEEN A MAJOR CONCERN OF CITY OFFICIALS FOR
MANY YEARS.
• PAST PROTECTION MEASURES
IN THE LATE 1960's, THE CITY or FAYETTEVILLE CONSTRUCTED A SECONDARY TREATMENT
FACILITY TO TREAT THE WASTEWATER PRODUCED FROM WATER CONSUMPTION AND USAGE WITHIN THE
CRY AND SOME SURROUNDING COMMUNTES. THE EFFLUENT FROM THIS PLANT, WHILE OF ADEQUATE
QUALITY WHEN THE FACILITY WAS NEW, QUICKLY DETERIORATED DURING THE DECADE OF THE '70IS.
FAYETTEVILLE'S POPULATION SWELLED BY ALMOST 20% DURING THAT PERIOD.
INDUSTRIALJCOMMERCIAL WATER USAGE I ALSO GREW BY AT LEAST THE SAME AMOUNT, AND
INF1LTRATON/INFLON (15.1) PROBLEMS WITHIN THE CTI9 WASTEWATER COLLECTION SYSTEM WORSENED
DRAMATICALLY. THESE FACTORS COMBINE6 TO OVERWHELM THE EXISTING TREATMENT FACILITY AND
CREATED A SITUATION WHERE ACCEPTABLE PROTECTION OF AREA WATER RESOURCES, ESPECIALLY
THE WHITE RIVER AND BEAVER LAKE, COULD NOT BE PROVIDED.
COMMUNITY LEADERS INSTITUTED AN AMBITIOUS PLAN TO DESIGN AND CONSTRUCT A
WASTEWATER TREATMENT FACILITY (WWTF) THAT WOULD BE CAPABLE OF PROVIDING MQBL THAN
ADEQUATE PROTECTION FOR HIGHLY VALUED AREA WATER RESOURCES. IN FACT, THE TREATMENT
DESIGN CHOSEN ALLOWED STREAMS WHICH WOULD RECEIVE TREATED EFFLUENT TO BE DESIGNATED
AS CLASS A° STREAMS. THE CITY ALSO ADOPTED A PLAN TO VASTLY IMPROVE THE COLLECTION
SYSTEM TO PREVENT OVERFLOWS DURINIG RAIN EVENTS, WHICH WILL FURTHER ENHANCE THE
ENVIRONMENTAL PROTECTION MEASURES ALREADY TAKEN.
• CURRENT PROTECTION MEASURES
THE PAUL R. NOLAND WWiF, WHICH CURRENTLY TREATS THE CITY OF FAYETTEVILLE'S
WASTEWATER, IS TRULY A 0STATE-OF-THEIART" FACILITY, PRODUCING SOME OF THE MOST HIGHLY
TREATED EFFLUENT IN THE NATION. THE FACILITY WAS DESIGNED TO MEET THE STRINGENT EFFLUENT
LIMITATIONS ASSOCIATED WITH ADVANCED WASTEWATER TREATMENT (AWD, INCLUDING REMOVAL
NUTRIENTS SUCH AS AMMONIA-NITROOEN AND PHOSPHORUS, WHICH CAN CAUSE TOXICITY AND
DISSOLVED OXYGEN (D.O.) DEPLETION IN RECEIVING STREAMS. SEVERAL PATENTED PROCESSES,
INCLUDING THE ZIMPRO'HYDRO•CLEAR" TEI ART FILTRATION SYSTEM AND THE AIR PRODUCTS 'NO"
BIOLOGICAL NUTRIENT REMOVAL PROCESS WERE USED IN THE PRESENT DESIGN.
THE FAYETTEVILLE WWrF CAME IN -LINE IN FEBRUARY OF 1998, AND WAS REQUIRED TO
BEGIN MEETING THE NEW, MORE STRINGENT, PERMIT GUIDELINES BY JANUARY, 1989. SINCE THAT
TIME, THE COMPLIANCE RECORD OF THE FACILITY HAS BEEN EXTREMELY GOOD. THE FOLLOWING
TABLE COMPARES THE TOTAL POUNDS OF SUSPENDED SOLIDS (TSS) AND BIOCHEMICAL OXYGEN
DEMAND (BOO -ORGANIC LOADING) WHICH WERE
RE DISCHARGED PER MONTH DURING 1980 (OLD PLANT) I
AND 1991 (NEW PLANT).
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PARAMETER
1980 AVG
1992 AVG
LBS DIFF
% DIFF
SOD
1487
206
1281
86%
TSS
2355
185
21 70
92%
OTHER FEATURES OF THE FAYETTEVILLE WWTF INCLUDE:
•
BIOLOGICAL AMMONIA -NITROGEN REMOVAL TO LOW ENOUGH
LEVELS
(LESS THAN
2
MG/L) TO
PROTECT SENSITIVE AQUATIC LIFE FROM TOXIC REACTIONS.
• SIOLIGICAL PHOSPHORUS REMOVAL, WITH CHEMICAL BACK-UP, TO LOW ENOUGH LEVELS
(LESS THAN I MG/L) TO PREVENT TREATED EFFLUENT FROM ENCOURAGING EXCESSIVE ALGAE
GROWTH IN RECEIVING STREAMS.
• EFFLUENT FILTRATION TO INSURE SUSPENDED SOLIDS REMOVAL TO LESS THAN 5 MG/L.
• THE CAPACITY TO STORE MORE THAN 1 70 MILLION
GALLONS OF TREATED EFFLUENT
IF THE
EFFLUENT
DOES NOT MEET
DISCHARGE STANDARDS
OR IF FLOW CONDITIONS IN THE
WHITE
RIVER ARE
UNACCEPTABLE
WOR DISCHARGE.
' • CHLORINATION/DECHLORINATION FACI.ITIES TO PROVIDE ADEQUATE DISINFECTION OF EFFLUENT
TO PREVENT ANY POSSIBILITY OF DISEASE CAUSING BACTERIA FROM CREATING A NUISANCE,
AND YET REDUCE CHLORINE LEVELS TO THE JOINT WHERE SENSITIVE AQUATIC LIFE WILL BE
PROTECTED.
• SPLTFFLOW FROM THE PLANT TO BOTH DRAINAGE BASINS WHICH FAYETTEVILLE ENCOMPASSES,
NAMELY THE WHITE RIVER AND ILLINOIS RIVER (VIA MUD CREEK) DRAINAGE BASINS.
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• A 670 ACRE LAND APPLICATION FACILITY FOR SAFELY RECYCLING NUTRIENT -LADEN SLUDGE
FROM THE WWTF BACK INTO THE ENVIRONMENT, WHILE AT THE SAME TIME GENERATING A
SUBSTANTIAL RETURN TO THE CITIZENS OF FAYETTEVILLE FROM THE SALE OF THE
BERMUDAGRASS HAY PRODUCED ON THE APPLICATION SITE.
a u : : •11hi • -
THE CITY OF FAYETTEVILLE HAS PROVEN ITS DEDICATION TO THE PRESERVATION OF DESIRABLE
NATURAL RESOURCES WITHIN NORTHWEST ARKANSAS WITH THE CONSTRUCTION AND OPERATION OF
THE $25 MILLION PAUL R. NOLAND WASTEWATER TREATMENT FACILITY. THIS DEDICATION IS
EXPECTED TO CONTINUE WITH SEVERAL MORE MILLIONS OF DOLLARS EXPECTED TO BE SPENT
REHABILITATING THE COLLECTION SYSTEM WITHIN THE CITY. SEVERAL OTHER AREA CITIES, MOST
NOTABLY ROGERS AND SPRINGDALE, HAVE FOLLOWED FAYETTEVILLES LEAD AND ARE ALSO
CURRENTLY PROVIDING ADVANCED TREATMENT FOR THEIR WASTEWATER, THOUGH NOT QUITE TO THE
LEVEL THAT FAYETTEVILLE IS. (SEE TABLE BELOW)
PARAMETER
FAYETTEVILLE
FAYETTEVILLE
SPRINGDALE
ROGERS
(ACTUAL)•
(PERMIT)
(PERMIT)
(PERMIT)
2.0
5
10
IO
I .7
5
15
15
r
0.3
2
1.5
1.5
0.8
I
N/A
N/A
BASED ON 1991 AVERAGE
ALL WASTEWATER FACILITIES I'.
STRINGENT DISCHARGE LIMITS. THE PW
WHEN COMPARED TO MORE TYPICAL PE
BOO 30 MoA
TSS 30M04
AMMONIA 5 MO/L
PHOSPHORUS No LIMIT
THE CTZENS OF THE CITY OF
IN KEEPING NORTHWEST ARKANSAS IN
DESIRABLE PLACES IN THE WORLD TO
TO BEING ABLE TO SHARE OUR GOOD
ARKANSANS TO COME.
NORTHWEST ARKANSAS ARE REQUIRED TO MEET VERY
REMOVAL EFFICIENCIES BECOME EVEN MORE OUTSTANDING
NIT LIMITS ON A NATIONAL BASIS. THESE WOULD BE:
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rEVILLE SHOULD BE JUSTIFIABLY PROUD OF THEIR ROLE
IAL, AND FAYETTEVILLE IN PARTICULAR, ONE OF THE MOST
WITH DEDICATION LIKE THIS, WE CAN ALL LOOK FORWARD
NE AND RICH WATER RESOURCES WITH GENERATIONS OF
I
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HI
Parks
General Plan 2010 _-
Questionnaire
II
COMPREHENSIVE LAND USE PLAN 1995-2020
1
PARKS AND RECREATION DIVISION '
NANCY DUGWYLER
ASST. PARKS DIRECTOR
501-444-3472
1
IT IS THE MISSION OF THE FAYETTEVILLE PARKS AND
RECREATION DIVISION TO PROVIDE A VARIETY OF
RECREATIONAL OPPORTUNITIES AND CLEAN, SAFE PARKS
FOR ALL CITIZENS OF FAYETTEVILLE.
1
1
INVENTORY OF EXISTING RESOURCES
FACILITIES
FAYETTEVILLE PARKS DEPARTMENT
MAINTENANCE CCMPCUND - WILSON PARK
(POOR)
WILSON HOUSE -
LAKE WILSON (POOR)
CITY POOL - WILSCN PARK ;FAIR)
COOPERATIVE FACILITIES
OWNER
COOPERATIVE USER
WALKER HOUSE
PARKS DEPARTMENT (GOOD)
COt 1JNI:'Y ADULT
CENTER
YOUTH CENTER
FAYETTEVILLE YOUTH CENTER
PARKS - OFFICE,
BOARD OF DIRECTORS,
INC. (FAIR)
PROGRAMS
FYC - YOUTH &
ADULT PROGRAMS,
CHILD CARE, GYMS,
INDOOR POOL
ASBELL
FAYETTEVILLE SCHOOL
SYSTEM
PARKS - SOCCER,
SOFTBALL, PLAY-
GROUND
FYC - CHILD CARE,
GYM
BATES
FAYETTEVILLE SCHOOL
SYSTEM
PARK - PLAYGROUND
BUTTERFIELD
FYC - CHILD CARE,
HAPPY HOLLOW
GYM -
JEFFERSON
LEVERETT
FAYETTEVILLE SCHOOL
SYSTEM
PARK - PLAYGROUND
ROOT
FAYETTEVILLE SCHOOL
SYSTEM
PARK - PLAYGROUND
FYC - GYM
ENVIRONMENTAL
FAYETTEVILLE SCHOOL
SYSTEM
FAYETTEVILLE/
STUDY CENTER
SPRINGDALE SCHOOL
YOUTH CENTER
PARKS
PARK TYPE AND ACREAGE
SUB -NEIGHBORHOOD PARKS
HOTZ - 1 ACRE
ROUTH - 2 ACRES
TOTAL - 3 ACRES
NEIGHBORHOOD PARKS
ASBELL - 10 ACRES
BATES - 7 ACRES
BUTTERFIELD - 3 ACRES
HAPPY HOLLOW - 5 ACRES
JEFFERSON - 3 ACRES
ROOT - 2 ACRES
WASHINGTON - 1 ACRE
LEVERETT - 2 ACRES
SWEETBRIAR - 4 ACRES
GREATHOUSE - 5 ACRES
DAVIS - 9 ACRES
COMMUNITY PARKS
BABE RUTH - 49 ACRES
COMBS - 80 ACRES
FINGER - 18 ACRES
CROSSOVER - 20 ACRES
GREGORY - 18 ACRES
GULLEY - 24 ACRES
LAKE FAYETTEVILLE E. - 25 ACRES
LAKE FAYETTEVILLE N. - 50 ACRES
LAKE FAYETTEVILLE S. - 5 ACRES
LAKE FAYETTEVILLE W. - 10 ACRES
LEWIS AVENUE - 27 ACRES
WALKER - 25 ACRES
WALKER NE - 36 ACRES
WALKER NW - 18 ACRES
WILSON - 21 ACRES
YOUTH CENTER - 5 ACRES
REGIONAL PARKS
LAKE FAYETTEVILLE - 553 ACRES
LAKE SEQUOYAH - 1779 ACRES
LAKE WILSON - 320 ACRES I
I
RECREATION FACILITIES
SOFTBALL FIELDS - 6
BASEBALL FIELDS - 9
BASKETBALL CCURTS - 18
SOCCER FIELDS - 1C
SAND VOLLEYBALL COURTS - 6
TENNIS COURTS - 14
TRAILS - 1C MILES
HORSESHOE PITS - 10
PLAYGROUND AREAS - 22
PICNIC TABLES 12C
PCCLS - 2
EMPLOYEES
PARKS DIRECTOR/YO;TH CENTER DIRECTOR - 1
ASST PARKS DIRECTOR - 1
PROGRAM COORDINATOR - 1
ATHLETIC DIRECTOR - 1
SECRETARY - 1
PARKS MAINTENANCE SUPERVISOR - 1
MAINTENANCE WORKER II - 2
MAINTENANCE WORKER III - 2
MAINTENANCE WORKER IV - 1
BUILDING MAINTENANCE WORKER V - 1
LANDSCAPE MAINTENANCE SPECIALIST - 1
I
VEHICLES
PICKUP TRUCKS - 6
CARS - 2 ,
VANS - 3 (COOP WITH YOUTH CENTER)
BUSES - 5 (COOP WITH YOUTH CENTER)
Luflru1tf fl'JU snAaa.S
PC - 2 (ONE 386 & ONE 486)
PRINTER - 2
MODEM - 1
THE CONDITION OF EXISTING RESOURCES IS VARIED. MANY OF OUR PARKS
ARE AGING RAPIDLY. SOME FACILITIES IN THESE PARKS HAVE BEEN THERE
FOR CLOSE TO TWENTY YEARS. SINCE THAT TIME NEW STANDARDS HAVE BEEN
DEVELOPED AND PARKS DEPARTMENTS ARE EXPECTED TO WORK TOWARD
COMPLIANCE. ADA AND CONSUMEh PRODUCT SAFETY GUIDELINES ARE TWO OF
THESE NEW STANDARDS.
IN ADDITION TO NEW STANDARDS YEARS OF VANDALISM AND HEAVY USE HAVE
TAKEN THEIR TOLL ON SOME OF OUR OLDER PARK FACILITIES.
APPROXIMATELY $4,522,000 bF IDENTIFIED NEEDS BY 2010 FOR
REPLACEMENT OR RENOVATION HAVE BEEN INCLUDED IN CIP PLANS AND
UNFUNDED PLANS FOR EXISTING PARK FACILITIES.
OTHER PARKS WITHIN THE SYSTEM ARE FAIRLY NEW AND WILL REQUIRE ONLY
FURTHER EXPANSION TO SERVE THE POPULATION UNTIL 2010.
THE GREEN SPACE ORDINANCE HAS PROVIDED US WITH SEVERAL NEW PARKS
THAT ARE NOT INCLUDED IN THIS REPORT (THEY ARE STILL BEING
PROCESSED)THAT MUST BE ADDRESSED SOON.
VEHICLES AND COMPUTER CAPABILITY MUST ALSO BE UPDATED AS TIME
PASSES.
THE PARKS AND RECREATION MAINTENANCE PROGRAM IS OPERATING OUT OF A
BUILDING BUILT IN 1927. THIS FACILITY IS TOTALLY INADEQUATE FOR A
MAINTENANCE PROGRAM THE SIZE OF OUR EXISTING PROGRAM. A
MAINTENANCE COMPLEX LARGE ENOUGH TO FACILITATE FUTURE GROWTH MUST
BE INCLUDED IN ANY FUTURE CIP REQUESTS. CURRENTLY, THIS IS NOT
INCLUDED IN ANY CIP REQUEST.
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PICNIC TABLES
500
400
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0
ACTUAL 1996
STANDARDS 2020
NATIONAL RECREATION STANDARDS
® STANDARDS 1996
PROPOSED THRU 2010
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II
1 PROJECTS PLANNED FOR THRU 2010
YOU WILL NOTICE THAT OUR STATISTICS ONLY GC TO THE YEAR 2010. I
HAVE ENCLOSED SEVERAL CHARTS SHOWING WHERE WE ARE NCW, WHERE WE
SHOULD BE NOW, WHERE WE SHOULD BE IN 2020, AND WHERE WE WILL BE IN
2010 AT MUCH MORE THAN OUR PRESENT RATE OF GROWTH IN FUNDING.
IF ALL 1995 - 1999 CIP PROJECTS ARE FUNDED AS CHARTED AND ALL
UNFUNDED CIP PROJECTS ON OUR CURRENT LIST WERE FUNDED, BY WHATEVER
MEANS, WE STILL WOULD NOT MEET THE NATIONAL RECREATION STANDARDS
FOR 1995 FOR FACILITIES.
AS THIS IS PRIMARILY A DOCUMENT TO BE USED FOR LAND USE PLANNING,
NOT FINANCIAL PLANNING, I WILL MAKE THE FOLLOWING STATEMENT ABOUT
THE FINANCIAL FUTURE OF FAYETTEVILLE PARKS AND RECREATICN:
ACCORDING TO THE NATIONAL RECREATION STANDARDS WE CURRENTLY HAVE
FACILITIES TO SERVE ONLY 53% OF THE CURRENT POPULATION. AT THE
CURRENT LEVEL OF FUNDING, WE WILL ONLY HAVE FACILITIES TO SERVE 47;
OF THE POPULATION IN 2020. THESE ARE ONLY ESTIMATES USING THE
INFORMATION THAT WE CURRENTLY HAVE ON HAND.
AGGRESSIVE FUNDING, AGGRESSIVE ACQUISITION OF LAND AND THE
RECOGNITION OF THE IMPORTANCE CF RECREATION TO THE QUALITY OF LIFE
IN A COMMUNITY WILL BE ABSOL:JTELY NECESSARY FOR PARKS AND
RECREATION IN FAYETTEVILLE TO MEET THE NEEDS OF 2020.
I
PARKS LAND REQUIRED FOR THE FUTURE (2020) TO MEET NATIONAL
RECREATION STANDARDS ARE AS FOLLOWS:
-REGIONAL PARK LAND - 0
-CITY PARK LAND - 364 ACRES
-SOFTBALL COMPLEXES - PARCELS AT LEAST 25 ACRES EACH '
-BASEBALL COMPLEXES - 4 PARCELS AT LEAST 25 ACRES EACH
-SOCCER COMPLEXES - 2 PARCELS AT LEAST 30 ACRES EACH
-20 PLUS ACRE "GULLEY TYPE" PARK IN NW QUADRANT
-20 PLUS ACRE "GULLEY TYPE" PARK IN SE QUADRANT
-1+ ACRE OF PARK LAND CENTRALLY LOCATED - MAINTENANCE COMPLEX '
NONE OF THE ABOVE ARE LIKELY TO OCCUR AS A RESULT OF THE GREEN ,
SPACE ORDINANCE. ONLY SMALL PARCELS UP TO APPROXIMATELY 5 ACRES
WILL BE REALIZED FROM GREEN SPACE. '
THE ABOVE PARCELS WILL NEED TO BE PURCHASED. AT THE CURRENT RATE
OF GROWTH AND ESCALATING LAND PRICES, WE NEED TO BEGIN NOW TO
PURCHASE THESE PIECES. ALREADY, WE WILL HAVE TO GO TO THE
OUTSKIRTS OF TOWN TO FIND EVEN MODERATELY PRICED PROPERTY. AND
THEN THERE IS THE QUESTION OF FUNDING FOR THESE PARCELS.
LOCATING THESE PARCELS ON A MAP AT THIS TIME WOULD BE MERELY
SPECULATION AS WE HAVE NO IDEA WHEN, WHERE OR HOW THESE WILL BE
OBTAINED.
IT HAS BEEN SUGGESTED THAT S WE ACQUIRE THESE PIECES OF PROPERTY, ,
THAT A FIRE STATION AND/OR POLICE STATION BE LOCATED ON THE SAME
PROPERTY. THIS MAKES GOOD FINANCIAL AND PLANNING SENSE.
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Cry of ^ayettevd'e, Arkansas
1995 - 1999 Capital ;mprovements Program
Recommerded Ranking by Project Category by Year
Sales Tax Pay -As -You --GO Fund Protects
Year Source(Cvisrcr.
Projt Amcunl
Parks & RRec:eat,cn'rrerover•e^'s
.a 3C"
1995 ?arks Gulley °3•'K J_r_-ase 25.0-7 •`
Parks A D A. carK J':�ec:s x
V.V
marks Sxrts °a K Deveocne^t _T . _-
�c'-..--'--'?arks -Lewis Sccce'=;e.d....,,..ex
75.000
Parks Asoei, ^estocros.Cr^cessC-s 3C ACC
Parks Wilson ^arx Tai 3"'8 300
• 5 3'"
956 • Parks Gu.ley Par) P.::cY.ase �„ „_„
Parks Lake cayeYeville Scut^ Rest-ocrrlslParking '6 --
Parks Wilscn °ark Sw;m 'irg Pool Service Drve
t 7"0
Parks -Lake=ayetteviile Vd , ScY.ball Compiex C_
marks Gulley -Parking L ct 3 ':ail 2,1 ':0
1997 • Parks 3..1 ey rcrase
Pars Bamb no 3ase Cali ^:eld
• Parks _ Lewis Soccer Fed Comorex
• Parks Asbe I Restrccros/CJnCes5IDr5
Parks Wilson Park °avlior
• Parks - Lake cayet_v:lie No:t" Sctcall Complex
76.::;
346.5:0
45
VJJ
1998 • Parks
- Sports Park Cevelcpment
65
CCC
_
Parks
Babe Ruth Concessicn;Restrocros
55
CCC
°arks
Gulley Park Tra-1 Lights
1C
0CC
°arks
Wiisor °ark - Tenns Court Lighting
75
C;.;+
Parks
Fayetrv;l.e Norm So".bal! Ccmolex
1CC
CCC
-
-Lake
ca.xs
vouch Center Expansion
O -r.
199; Parks
°arks
• Parks
• Parks
Parks
°arks
• Parks
Parks
Bambino Baseball Gieid
Wiisor. Dark Tct P'ayground Replacement
—Lews Soccer Field Corrp'ex
Lake Fayettevl le North Sottba,l Complex
Great`cuse Park Bridge
Gulley Pa's Basxetbal Court
Sports °arK Develocment
Park Entry Sig ;s
* Denotes Continu'ng Project From Previous Year
52
76.::0
15CCC
EC.CCC
BC -CC
35
SC.
8'.. ..n
3.
372.CCG
OED CIP PROJECTS
Alphabetized)
Babe Ruth Conpiex
1995: 2 fields
1995: = field/parkin
1997: Cc^.cession/Res
1998: 1 field
$160,000
$152,000
$ 80,000
$ 80,000
Bates Sc^co1 Park Playgroui:d (1996)
Barrington Parke Proposed ark
1995: Land Preparation/ $ 45,000
& Picnic Facilities
1998: Picnic/Playground $ 30,000
Community Recreation Centel (1995)
Crossover Park Developnentl
1996: Picnic Facilities $210,000
Satellite Youth Center
1997: Trails/Bridges $ 75,000
1998: Parking Lot $ 60,000
Crystal Springs Proposed
1995: Picnic/Playgr
1996: Picnic/Trail
1997: Practice Soft
Soccer Fiel
$ 50,000
$ 50,000
$ 50,000
$472,0OC
$ 12,000
$ 75,000
$2,000,000
$345,000
$150,000
Davis Park
Development
$345,000
1995:
Paths/Volleyball
$
25,000
1996:
Playground
$
30,000
1997:
Parking/B-Ball
Court
$
25,000.
1998:
Pavilion/Grading
$
75,000
1999:
Trees/shrubs/topsoil
$
96,000
Finger Park Development
1995: Entry Gate/Si
1996: Bridge
1997: Picnic Tables
1998: Playground Re
Girls Softball Complex
1995: 1 field
1996: 3 fields
1997: Parking/
Concessi
$ 8,000
$ 6,000
s $ 7,000
$ 25,000
$ 75,000
$225,000
$130,000
$ 46,000
$430,000
Greathouse Park Improvement $ 70,000
1996: Pave Parking Lot $ 35,000
1997: Replace Picnic Tables $ 35,000
& Plavground
Page 2
Unfunded
G __er Park _-'-rc._ ents
Lf•dJd
:995:
?:c.._c "9en es
5
5,000
y97.
U P_=: Area
$
_0,000
1997:
Park-^_ L _
60,000
:999:
-crsesnce ?.`s
$
56,000
.:azecc
1999:
1♦ ve, re
_ • _ _ e = _a Area
l� 1/1
20,0
Horseshoe Add-
_ion Park
•l
$ , CC
199.,.
?-av _cured
$
23,000
1998:
Picnic=acil:=.es
$
25,000
:ndccr Scccer
?rena
$725,000
industrial
Parc Practice Fields
(1996)
$ 30,00C
Lake Fayetteville
Ncrth Softball Continuation
$24C,OCC
1999:
Fences/Light Fields
5120,000
Dugouts
1999:
Bleachers/Restroons
$120,000
Concession Stand
Lake Fayetteville
South Improvements
$:91,000
1996:
Volleyball Court/
$
56,000
Lights/Shower/Shelter
1997:
Playground
$
25,000
1998:
Trail Construction
$
55,000
1999:
Trail Construction
$
55,000
Lake Fayetteville
Softball Concession/Playground
$ 50,000
1996
Lewis Perimeter
Walking Trail
(1997)
$ 50,0CC
Meadowlands
Addition Proposed Park
$ 75,000
1996:
Picnic Facilities
$
45,000
1997:
Playground
$
30,000
Park Entry
Signs Phase II
(1999)
$ 40,000
Park Portable Bleachers
(1995)
$ 12,000
Pinevalley/Pinecrest Park Development
$ 85,000
1995:
Picnic Fac./Trail
$
15,000
1996:
Gazebo
$
45,000
1997:
Playground
$
25,000
Square Garden Limestone Caps
(1995)
$ 22,000
Page 3
Unfunded
Walker Park
I-;trovements
$
77,00C
1995:
Ballfield Fence
Repl.
$
6,000
1996:
Ballfield Fence
Repl.
$
6,000
1997:
Ballfield Fence
Repl./
$
18,000
Perimeter Fence
Repl.
1998:
Renovate Restrcoms
$
35,000
Walker Park
Expansion
$6_2,000
1995 -
1999
Walker Park
West Parking Lt
(1995)
$
95,000
Walker Park
North Picnic Facilities
(1998)
$
18,000
Walker Park
Sr. Citizens Development
(1999)
$
70,000
Wilson Park
Improvements
$
46,000
1995:
Basketball Court
Res.
$
6,000
1996:
West Parking Lot
$
20,000
1997:
Replace PicniclTable
$
20,000
Washington School Playground (1995) $ 12,000
Trail Advisory Committee
6 Foot Trail Paving Machine $ 68,000
#17/UNFUNDED
I
MAJOR ITEMS LURKING OFF IN THE FUTURE
tern
Est,matec
Date
Est.matec
Amount
Lanc acquisition - 20 pt.s a. park •r NW quad.
1995
3C0.000
Lard acquisition - 20 p us a. oark in NE or SE quad.
2000
40C,CCC
Land acquisitior - additional softball comp!ex
20CC
500000
Swimming poo! - new andlor renovate
2000
3,OOO,CCC
Satellite youth center(s) at schooi(s)
2000
&00.000
Satellite youth center(s) at schocl(s)
2005
500,CCC
Renovate ex.sting youth center
2000
1,OC0,CC0
Lard acquisition - baseball co'rplex
1995
500,CCC
Land acqu sitior - additional scccer complex
2005
500,000
Indoor soccer facility
2CC5
C0C,0CC
Corrmurity recreation center
2005
2,00C,CCC
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Solid Waste _ nL
Questionnaire �- --
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COMPREHENSIVE LAND
PLAN 1995-2020 QUESTIONNAIRE
1. Division Solid Waste Division ' I
2. Contact Cheryl Zottil
3. Phone Number
4. Mission of Division: To provide efficient collection and
disposal of all residential and commercial waste in the city
of Fayetteville in anlenvironmentally conscious manner. To
provide the residential and commercial sectors of the city of
Fayetteville the opportunity to recycle.
S. Inventory of Existing
Number of Employ
Fleet: 11 Res
7 Corn
2 Rec
2 Adm
6. Condition of Existing
vehicles are in nee
vehicles have been apF
Fleet Maintenance Div
7. Projects Planned (1995
1. Transfer Station
Facility: The So
preparing to cons
Materials Proces
approved this pro
contracted engin
Yates, is curren
permitting of the
The Transfer Sta
the continued a]
waste collected
closes. The Rec}
Division the ab
collected in curi
will be construe
will be located
Happy Hollow Roa
sources:
35 Full-time Employees
ntial Vehicles
cial Vehicles
ing Vehicles
strative Vehicles
,sources: Several of our existing
of replacement. These replacement
red by City Council and ordered by the
.on.
-2020) :
and Recyclable Materials Processing
id Waste Division is in the process of
ruct a Transfer Station and Recyclable
ing Facility. The City Council has
ect and the site for the project. The
ering firm, McGoodwin, Williams and
ly working on the detailed design and
se facilities.
ion will give the Solid Waste Division
ility to provide for the disposal of
in the city when the local landfill
:ling Facility will give the Solid Waste
lity to process recyclable materials
ant recycling programs. Both facilities
ted under one roof. These facilities
at the City Shop grounds, 1455 South
The facilities ate tentatively scheduled to be complete
by October of 1995. The local landfill which the city
currently uses i estimated to be closed by this date.
The engineering land construction of the facilities is
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funded through the capita; improvements program :sales
tax funding', use of Solid Waste fund balance and ;_se c:`_
a $350,333 grant securec for this project.
' 2. Additional Personnel: The Solid Waste Division. requested
4 additional personnel in. the 1995 budget. This request
' was made to accommodate current growth. The request was
approved. The Solid Waste Division also requested tc
increase the fleet by two vehicles. When. 1994
' replacement vehicles arrive, this fleet expansion request
will be fulfilled.
•' 8. Current and Future Population and Service Area: The Sold
Waste Division provides service to the residential and
commercial sectors c` Fayetteville. The residential sector is
' the number of households that receive collection. The
commercial sector is the number of commercial establishments
(businesses, schools, apartments, professional buildings,
' restaurants, etc..) that receive collection.
Current
Current Population: 56,008
Residential/cserolds Collected: 14,282
Commercial/Accounts Collected: 1,200
2. Future: The Solid Waste Division is an enterprise fund
' that is supported through user fees. The user fees, if
structured correctly, should give the financial
capability tc continue providing solid waste service with
' any level of growth in the city. The user fees wou-ld
support additional personnel and equipment.
' The Transfer Station is designed to process approximately
250 tons cf waste per day. :t is projected that :.his
design capacity should support our current level of
• ' growth until the year 2C15. The city would need to
explore the possibility of expanding the capacity of
the Transfer Station beyond 2C15. The engineering design
' of this facility will identify expansion and future
growth. The engineering design will include the prcposea
expansion for the additional tonnage that would be
proauced with population projections of years beyond
'2015.
The City has committed to building the Transfer Static=,
' to accommodate Scuth Washington County in addition tc the
city of Fayetteville. The estimated total 250 tons per
day includes South Washington County's and the City of
' Fayettev:lle's waste generation. Cver the 23 year
planning period, annual municipal waste generation
including landscape wastefor Fayetteville and Scuth
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Washington County is projected to increase from 49,765
tons in 1995 to 68,839 tons by 2015. The average annual
quantity would be approximately 58,800 tons.
The following table' gives waste quantity projections for ' I
Fayetteville and South Washington County:
MUNICIPAL WASTE QUANTITY PROJECTION FOR '
FAYETTEVILLEI AND SOUTH WASHINGTON COUNTY
Quantity in Tons
City 1990 _1996 2000 2005 2010 2016 1995-2015
Fayetteville 25,512 32,61'8 35,293 38,157 41.509 45,120 218,239
Elkins 419 440 476 515 560 609 3,019
Farmington 801 857 927 1,003 1,091 1,185 5,864
Goshen 357 382 413 447 486 528 2,613
Greenland 459 49� 1 531 575 625 679 3,360
Lincoln 885 9. 1,006 1,089 1,183 1,286 6,379
Prairie Gnwe 1,067 1,142 1,236 1,337 1,453 1,580 7,815 '
West Fork 987 1,036 1,121 1,213 1,318 1,433 7,108
Winslow 207 217 235 254 276 300 1,489
Unincorperated 11,204 11,652 12,607 13,641 14,828 16,118 60,050
Total 41,891 49,786 53,616 66,201 61,329 66.838 336,936
9. Additional Projects to Service 2020 Population: The Solid
Waste Division provides three types of collection that require
expansion due to growth: 1) Residential Collection; 2)
Residential Curbside Recycling Collection, and 3) Commercial
Collection. Growth in the city will require expansion of
these programs. Our reI irements to expand because of growth
is not directly based on population. It is more dependent
upon the increase in the number of households and commercial
establishments requiring solid waste collection. Without
knowing the breakdown of the 2020 population by estimated
commercial establishments and estimated occupied households,
the 'following criteria' would be used to request additional
personnel and equipment to provide current levels of services.
Residential: Every 6 0 additional single family dwellings
would require one additional residential solid waste route.
Each residential solid ,{caste route expansion would require two
I
additional. full-time enn:cyees and one additional solid waste
vehicle.
•' Residential Recycling: Every 2300 additional single family
dwellings would require one additional residential. recycling
sclid waste route. Each residential recycling solid waste
'• route expansion would require two additional full-time
employees and one add:t:cnal solid waste vehicle.
' Commercial: Every Y75 additional commercial establishments
would require one additional commercial solid waste route.
Each commercial solid waste route expansion would require one
t additional full-time employee and one additional solid waste
vehicle.
The solid waste user fees are structured to support the
additional personnel and equipment required due to growth.
The Sclid Waste Division car. accoirar.cdate any new development.
' It becomes less efficient and more costly for the Solid Waste
:ivision to provide service to a new area if that area is
Located a treat distance from current service areas. :n ether
' words, driving distances are a `actor in solid waste
collection efficiency. For example: if an area is annexed
that is 15 :Hiles from our closest service area, it wi.l be
' more expensive and less efficient for the Solid Waste Division
to provide service.
The east side of Fayetteville will be more cost effective and
efficient for the Solid Waste Division to provide service
because of aroximity to the Transfer Station.
:O. Growth Trends Affecting Workload: The Solid Waste Division
has i:ndergone restructurinq of routes and use of personnel in
the last two years. This restructuring yielded a more
effective workforce and ensured that each route was
collecting the maximum number of homes and commercial
establishments possible. Thl.s restructuring gives the ability
to evaluate the need for additional personnel and equipment
based on growth (number of households and commercial
establishments).
Solid Waste Division
Waste Disposal Summary
Total Tons
Percent
Disposal
Percent
Year
Collected
+l-
Costs
+1-
1990*
15,390
$291,486
1991
26,126
$532,996
1992
25,097
-4.10%
$630,622
15.48%
1993
25,638
2.11%
$656,773
3.98%
1994
29,631
13.48%
$808,232
18.74%
• for sba month period ending December 31,
Streets
Questionnaire
HIH
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Comprehensive Land Use Plan Questionnaire I
1. Public Works Department -- Street Division
2. Randy Allen
3. 575-8390
4. To provide and maintain safe, efficient streets and rights -of -
way for citizens and businesses of Fayetteville.
5. 1 of employees -- 24
Fleet -- see addendum #1
capital Facilities - see addenda /'s 2, 2A, 28, 2C
6. See addenda #1 and /'s 2, 211, 28, and 2C
7. For 1995-1999 see addenda l's 3, 3A, 38, 3C, 3D, 3E, 3F, 3G,
3H, 31, and 3.3, panes from the CIP for proposed street
improvements to be financed by the 1% sales tax.
For 2000-2020 the master street plan shows building 69.6 miles ,
of new streets.
From 1988-1992 we exppr.ienced a 2% increase in street mileage.
From 1992-1994 we experienced a 13% increase in street
mileage. From 1995-1999 we expect to experience an average
annual increase in street mileage of 7% with most mileage
attributable to subdivision development. Also, with the
accompanying increase in street mileage we will average an
annual increase in bridges of 5 per year. Funding for most of
the street mileage increase will be borne by private
developers.
With the increase in development and in-house project load, we
are currently understaffed. We would need approximately 6
employees to catch with the additional workload currently
placed upon the division. Funding for the additional employees
will have to be borne within our operational budget.
There is a new shop f
which we are schedule
program. If the Stre
mezzanine area for i
sufficient space to
this new facility 1
Harold Dahlinger.
8. We are currently E
square mile area.
ility currently nearing completion into
to move our operations i administration
Division is able to utilize all Of the
offices and break room, this should be
et our needs through 2010. Funding for
being handled by the project manager,
approximately 42,000 citizens in a 44
if all projects froml#7 above are completed, we would be able
to serve 42,000 citizens in a 44 square mile area.
MAR -22-1995 10:23
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Comprehensive Land Use Plan Questionnaire
' 1. Public Works Department -- Street Division
2. Randy Allen
3. 575-8390
4. To provide and maintain safe, efficient streets and rights -of -
way for citizens and businesses of Fayetteville.
5. # of employees -- 24
Fleet -- see addendum #1
Capital Facilities -- see addenda Vs 2, 2A, 28, 2C
6. See addenda #1 and #'s 2, 2A, 28, and 2C
7. For 1995-1999
see addenda V s
3, 3A, 38, 3C,
3D, 3E, 3F, 3G,
3H, 3I, and
3J, pages from
the CIP for
proposed street
improvements
to be financed by
the 1% sales
tax.
For 2000-2020 the master street plan shows building 69.6 miles
of new streets.
From 1988-1992 we experienced a 2% increase in street mileage.
From 1992-1994 we experienced a 13% increase in street
mileage. From 1995-1999 we expect to experience an average
annual increase in street mileage of 7% with most mileage
attributable to subdivision development. Also, with the
accompanying increase in street mileage we will average an
annual increase in bridges of 5 per year. Funding for most of
the street mileage increase will be borne by private
developers.
With the increase in development and in-house project load, we
are currently understaffed. We would need approximately 6
employees to catch up with the additional workload currently
placed upon the division. Funding for the additional employees
will have to be borne within our operational budget.
There is a new shop facility currently nearing completion into
which we are scheduled to move our operations & administration
program. If the Street Division is able to utilize all of the
mezzanine area for its offices and break room, this should be
sufficient space to meet our needs through 2010. Funding for
this new facility is being handled by the project manager,
Harold Dahlinger.
8. We are currently serving approximately 42,000 citizens in a 44
square mile area.
If
all projects
from #7 above
are
completed,
we would be able
to
serve 42,000
citizens in a
44
square mile
area.
U
9. We foresee the need to double our 1999 personnel and to
increase our fleet requirements by approximately 80% to
effectively meet the service requirements of the year 2020,
with costs projected tc be $2-3 million dollars annually.
By the year 2010, due to the area's growth, we foresee the
need for another facility located in the northwest quadrant of
the city. This need chill also require approximately $1-2
million dollars. The time required for this project should be
roughly 2 years.
Servicing new deve
occurred northwest
completion of the al
10. The extensive use of
years, had caused a c
Currently, the Street
its resources to effE
citizens of Fayettevi
!nt would be most efficient if it
southwest of the city providing
mentioned new facility.
utside contracts, over the past ten
iletion of Street Division resources.
vision is in the process of rebuilding
ively administer its services to the
a.
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ADDENDUM 11
STREET D 1ST I SI ON EQUIPMENT
DESCRIPTION
OIL DISTRIBUTOR
ASPHALT TACK COATS
POOR
WEDGE -FOOT ROLLER
SUB -BASE COMPACTION
FAIR
BROCE BROOM
SPOT SWEEPING ONLY
POOR
CHEVY PATCH TRUCK
HOT PATCHING ASPHALT
FAIR
ELGIN SWEEPER
STREET SWEEPING
FAIR
CEDAR RAPIDS PAVER
ASPHALT OVERLAYS
GOOD
I. R. MILLING MACHINE
REMOVING OLD ASPHALT
GOOD
FERGUSON ROLLER
ASPHALT COMPACTION
GOOD
INGERSOLL RAND ROLLER
ASPHALT & BASE COMPACTION
GOOD
JEEP CHEROKEE
ADMINISTRATIVE VEHICLE
GOOD
FORD F350 4 X 4
WORK CREW TRANSPORTATION
GOOD
FORD F350 4 X 4
WORK CREW TRANSPORTATION
GOOD
FORD RANGER PICKUP
ADMINISTRATIVE VEHICLE
GOOD
FORD CREW CAB DUMP
WORK CREW TRANS + HAULING
FAIR
FORD 1 TON DUMP
TRANSPORTATION & HAULING
FAIR
FORD 1 TON DUMP
TRANSPORTATION & HAULING
GOOD
FORD CREW CAB DUMP
WORK CREW TRANS & HAULING
GOOD
FORD 7840 TRACTOR/MOWER
R.O.W. MOWING
GOOD
FORD 7840 TRACTOR/MOWER
R.O.W. MOWING
GOOD
FORD 7840 TRACTOR/MOWER
(BOOM) R.O.W. MOWING
GOOD
FORD 7840 TRACTOR/MOWER
(BOOM) R.O.W. MOWING
GOOD
CASE LOADER
LOADING TRUCKS + DEBRIS
FAIR
JD TRACK LOADER
LOADING TRUCKS + MOVING
FAIR
FORD 555 BACKHOE
EXCAVATIONS
FAIR
GRADALL G3WD
DITCH CLEANING
GOOD
FORD 575D BACKHOE
EXCAVATIONS & LOADING
GOOD
FORD 575D BACKHOE
EXCAVATIONS & LOADING
GOOD
FORD SALT SPREADER
SPREADING SALT & GRIT
POOR
FORD SALT SPREADER
SPREADING SALT & GRIT
POOR
FORD DUMP TRUCK
MATERIAL HAULING
POOR
I.H. DUMP TRUCK
MATERIAL HAULING
FAIR
WHITE DUMP TRUCK
MATERIAL HAULING
FAIR
WHITE DUMP TRUCK
MATERIAL HAULING
FAIR
MACK DUMP TRUCK
MATERIAL HAULING
GOOD
MACK DUMP TRUCK
MATERIAL HAULING
GOOD
JD GRADER
CLEANING DITCHES & BLADING
FAIR
CAT GRADER
CLEANING DITCHES & BLADING
GOOD
CONCRETE SAW
SAWING CONCRETE & ASPHALT
POOR
CRACK SEALER
CRACK SEALING OF STREETS
FAIR
ATLAS-COPCO COMPRESSOR
JACK -HAMMER + CRACK CLEAN
GOOD
ADDENDUM =2
ASSET LIST
DESCRIPTION
TYPE
CONDITION
2.9 ACRE LOT ACROSS FROM
CITY SHOP
LAND
GOOD
STREET BUILDING - OFFICES
BLDG
FAIR
SALT & EQUIPMENT STORAGE
BLDG
FAIR
PUBLIC WORKS EQUIPMENT
BUILDING
BLDG
FAIR
FONTAINE HYDRAULIC SPREADER
BEDS (2)
MACH
FAIR
ROCKWELL 7" METAL CUTTING
SAW
MACH
FAIR
WHACKER VIBRO PLATE
MACH
POOR
IBM PS/2 MODEL 80
COMP
POOR
EPSON LQ-1000 PRINTER
COMP
POOR
D -BASE 3 SOFTWARE
COMP
GOOD
MOTOROLA COMMUNICATION
SYSTEM
TEL COX
GOOD
(INCLUDES: BASE STATIO
, 11 MOBILE
RADIOS & 2 PORTABLES)
ROOT 32 TRUCK MOUNT SNOW
PLOW (2)
MACH
FAIR
SMARTNET DISPLAY ROTARY
- RADIO (2)
TEL COK
GOOD
STIHL TS760 CUT OFF SAW
(2)
MACH
GOOD
SHARP SF -7300 COPIER
OFF EQ
POOR
IBM PS/2 MODEL 55
COMP
FAIR
EPSON DFX 5000 PRINTER
COMP
GOOD
TROXLER MODEL 3440 NUCLEAR
DENSITY GAUGE XAINT
GOOD
5000 GALLON POLYETHYLENE
TANK W/BASE
MAINT
GOOD
DISPENSING SYSTEM
MODEL SB160EV W/ELECTRIC
CONTROLLER (2)
MACH
GOOD
METROTECH MODEL 810 UTILITY
LINE TRACER
XAINT
GOOD
METROTECH MODEL 480-B
LINE FINDER
MAINT
GOOD
GATEWAY 2000 COLORBOOK
LAPTOP COMPUTER
COMP
GOOD
YAZOO MODEL MOWER
KAINT
GOOD
H
ADDENDUM 2B
BRIDGES &IDRAINAGE STRUCTURES
AS O, JANUARY, 1995
LEROY POND DR.
CENTER ST.
GREGG AVE.
PRAIRIE
CLEVELAND
WILSON
PARK
PROSPECT
LOLLAR LANE
APPLEBY
TOWNSHIP
EAST COLT DR.
SYCAMORE
LAKERIDGE
E. LAKERIDGE
WILLOW
N. WALNUT
MAPLE
N. OLIVE
ASH
RAMSEY
CARDINAL
STEWART
TOWNSHIP
TOWNSHIP
KANTZ LANE
BALL AVE.
GOLDEN OAKS
GENTLE OAKS
ROBIN ROAD
AZALEA TERRACE
ROCK
CENTER
SPRING
DICKSON
ROCKWOOD TRAIL
N. LAKESIDE
E. LAKESIDE
TANGLEBRIAR
COLUMBUS BLVD.
HOPE
WYMAN ROAD
PUMP STATION
ARMSTRONG
S. SCHOOL
IRENE
RAZORBACK & CALIFORNIA
UNIVERSITY & S. GREGG
GREGG & WEST
GOVERNMENT & GREGG
LEVERETT TO END OF CLEVELAND
MAPLE & PROSPECT
LOUISE TO PROSPECT
PARK TO HIGHLAND
PARK TO COLLEGE
GREGG TO APPLEBY
GREGG & TOWNSHIP
GREEN ACRES TO CUL-DE-SAC
COLLEGE & WALNUT
W. LAKERIDGE TO E. LAKERIDGE
MISSION & COLLEGE
MAPLE & REBECCA
MAPLE & REBECCA
COLLEGE & MISSION
N. WALNUT & MISSION
OLD WIRE & JUNEWAY
MISSION & OLD WIRE
OVERCREST & STEWART
CARDINAL & TOWNSHIP
OLD WIRE & YORKWOOD
PRIMROSE TO CROSSOVER
MISSION TO KANTZ LANE
MISSION TO KANTZ LANE
EAST OAKS TO GOLDEN OAKS
AZALEA TERRACE TO TWELVE OAKS
AZALEA TERRACE TO ROBIN ROAD
COUNTRY WAY & MAGNOLIA
MILL & WILLOW
COLLEGE & WILLOW
COLLEGE & WILLOW
N. WILLOW & N. OLIVE
MISSION & CREST
E. JACKSON TO N. LAKESIDE
MISSION TO KINGS
ROCKWOOD TRAIL TO TANGLEBRIAR
EASTWOOD TO APPLEBURY
EASTWOOD TO LUNSFORD
STONEBRIDGE TO BRIDGE
MORNINGSIDE & ARMSTRONG
15th & PUMP STATION
15th & PUMP STATION
SKELTON TO WHILLOCK
SCHOOL TO MONTGOMERY
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ADDENDUM 2B (PAGE 2)
LOCATED UNDER LOCATED BETWEEN
GREENWOOD IRENE TO ALTA
COLEMAN CATO SPRINGS TO COLEMAN TO END
STIRMAN PETTIGREW & BOONE
BEECHWOOD 15th TO 18th
' 15th RAZORBACK & BEECHWOOD
FUTRALL FUTRALL TO 18th
11th 15th TO DUNCAN TO 11th
' 20th S. SCHOOL TO 20th
18th CUSTER & ASHWOOD
GARLAND CATO SPRINGS & BROOKS
I
E. FARMERS HWY 62 TO BRIDGE
DINSMORE TRAIL HWY 62 TO BRIDGE
OLD FARMINGTON ONE MILE TO OLD FARMINGTON
W. 6th HOLLYWOOD TO BRIDGE
I
EASTERN MITCHELL TO NEPTUNE
LEWIS MITCHELL TO STONE
STONE LEWIS TO CROSS
' MAINE LEWIS TO CROSS
CENTER BRENDA & COURT
PALMER CENTER & HOTZ
HOTZ HARTMAN & PALMER
OLD FARMINGTON W. 6th TO SANG
NEPTUNE LEWIS TO EASTERN
55th WEDINGTON TO 55th TO BRIDGE
' DOUBLE SPRINGS WEDINGTON TO DBLE SPRINGS TO BRIDGE
PORTER WEST END TO FUTRALL
SANG HOLLY TO HOLLY
LAWSON SANG & LEWIS
LEWIS HEFLEY TO MT. COMFORT
MT. COMFORT LEWIS & STEPHENS
NORTH GREGG & LEVERET
I'
T SYCAMORE LEVERETP TO BRIDGE
POPLAR CHESTNUT & BIRCH
PORTER WEDINGTON TO BRIDGE
' SANG WEDINGTON TO BRIDGE
WOODBROOK OLD WIRE TO STANTON TO BRIDGE
STANTON OLD WIRE TO HILLDALE
' HILLDALE STANTON & STAGECOACH
OAKCLIFF STANTON & STAGECOACH
ROLLING HILLS LOXLEY & OLD MISSOURI
ETON LOXLEY & OLD MISSOURI
' STUBBLEFIELD HAROLD & OLD MISSOURI
OLD MISSOURI SWEETBRIAR TO BRIDGE
JOYCE FRONT TO OLD MISSOURI
FRONT SAIN TO JOYCE
SHILOH BYPASS TO SHILOH
NORTHWOOD BYPASS TO SHILOH TO NORTHWOOD
SALEM WEDINGTON TO BRIDGE
SYCAMORE SHILOH TO GILES TO BRIDGE
I
1995-1999 CAPITAL IMPROVEMENTS PROGRAM
PROJECT DETAIL
I REQUESTING DMSION• Engineerirg/StreetI
PROJECT CATEGORY: Street Improvement
INRIALYEAR PRIORITY: I
I PROD .byte blvd to Gregg Street
Extension
1995
$ 646.600
1996
$
1997
$
1998
$
1999
$
TOTAL PROJECT COST
E • 646.600
ROJECT DESCRIPTION & JUSTIFICATION:
City's participation In the construction and/a over -sizing of the .,anion of Joyce west from N. College to N. Gregg. The timing will
depend upon the proposed private development of this 6rea. A bridge is proposed as pert of thin road in 1997. Completion of this
project would provide a major essVwsst corridor between Gregg Ave. and Hwy. 265.
The routs study and preliminary Cost estimates hove boon completed in-house.
Unknown.
X
(=v
i
m
it
23
26
93
719
BE I
ADDENDUM #3A
CITY OF FAYETTEVILLE, ARKANSAS
1995-1999 CAPITAL IMPROVEMENTS PROGRAM
PROJECT DETAIL
REQUESTING DNISION: Ergmeeirg/Steel -
I PROJECT CATEGORY: Street Improvements
INITIAL YEAR PRIORPY: - -- . ---
PROJECT TITLE: Township Road -Hwy. 265 to School Property —�
FUNDING SOURCE: Sales Tax Pay -As -You -Go Fund
PROJECT TYPE REPLACEMENT EXPANSION _ X
PROJECT COST
11995
E 280.000
1996
$
1997
$
1998
$
1999
E
TOTAL PROJECT COST $ 280.000
PROJECT DESCRIPTION & JUSTIFICATION:
This projeel proposes the eaterelon of Township from Highway 265 to the school property which will be completed by August 1995
tar the new elementary school. The estimated costa shown we for a construction contract with In -hours design.
PROJECT STATUS (IF IN PROGfESS):
N/A.
EEF�TO THE THE EPROJECT ON ANNUALOPEPAT1O1vS
Additional street and striping maintenance estimated al $500 per year
v
�I ,
1 > Punk Clark �
TOWNSI W aE g sia[[r
oa
I j
!�
sown oa
eactrr
rl II ST ,
'ii
M.
Cros er I
ark I
I I
1 I
45
ADDENDUM #3B
CITY OF FAYETTEVILLE, ARKANSAS
1995-1999 CAPITAL IMPROVEMENTS PROGRAM
PROJECT DETAIL
PROJECT TYPE REPLACEMENT
ROJECT DESCRIPTION & JUSTIFICATION:
This project involves eanstructng a four lane st
to Happy Hollow Road. The (mease In the rate
the City's share.
N/A.
Unk own.
E 4111
90 Ta E SIN i
H CT
1S 14Li y TJ
TZ Zi
a
1995
$ 106.000
1996
$ 245,0ro
•1997
$
1998
$
1999
$
TOTALPROJECTCOST
$
gh the Calls Develapnunt which will connect Highway 265 (Crossover Road)
In this area necessitates this project The project coat requested represents
tE ST 116
T
..CIY(I
1•
I
97
ADDENDUM #3C
CITY OF FAYETTEVILLE, ARKANSAS
1995-1999 CAPITAL IMPROVEMENTS PROGRAM
PROJECT DETAIL
REQUESTING DMSION: Engmeermq'Streel -f
PROJECT CATEGORY: Streetlmprwetnf
I INITIAL YEARPRIOWfY: - 6 _ __
PROJECT TITLE- - Ming Terrace and Trusl street
I FUNDING SOURCE: Sales Tax Pay-As-Vou-Go Fund _ --
PROJECT TYPE REPLACEMENT X EXPANSION
PROJECT COST -- --
1995
S 190.000
1996
$
1997
t
1999
1999
$
TOTAL PROJECT COST
S 190000
PROJECT DESCRIPTION & JUSTIFICATION
Arlington Terrace: reconsbuct failed street sections from Kings Drive to Kings Drive. Trust Street replace existing very sheep gravel
street with tmdergrasd drainage to reduce arosion and drainage podems.
PROJECT STATUS PF IN PROGRESS): -. -
Negotiations were previously held with an outside engineering firm prior to the sales tax lawsuit however, this project an possibly be
engineered sn-hose
EFFECT OFTHEPROJEC ANNUAL OPERATIONS: -
Normal street maiinterorce costs.
r
98
ADDENDUM #3D
1995-1999
PROJECT TYPE REPLACEMENT
Phase I (drainage and iiii., seoton improhremerts) is
Normal street and striping maintenance.
Y
71B
2s L
35 3I
IMPROVEMENTS PROGRAM
IECT DETAIL
EXPANSION X
a
in the bidding phase.
1995
$ 250.000
1996
$ 108,000
1997
$
1998
$
1999
S
TOTALPRCJECTCOST
$ 358000
I
31
101
ADDENDUM #3E
CITY OF FAYETTEVILLE, ARKANSAS
1995-1999 CAPITAL IMPROVEMENTS PROGRAM
PROJECT DETAIL
REQUESTING DIVISION: Enginearc Street _ -
PROJECT CATEGORY. Street Improvements
INRGIL YEAR PRIORffY: 3 --- ---.
` PROJECT TITLE, Joyce Blvd. - Old Miseovi to Hwy. 2651
FUNDING SOURCE: Sales Tar Pey-As-You-Gc Fund_
PROJECT WP REPLACEMENT EXPANSION X
When Joyce Blvd. from Old MSsoW Road east to Highway 265 from two blot: Snee.
PROJECT STATUS (IF 9J PROGRESS):
NIA.
EFFECT OF THE ROJECT ON ANNUAL OP RATANS — -
Addieonal steel and striping maintenance, estimated at $t.000 per year
102
PROJECT COST
1995
E
1996
$ 230.000
1997
$ 661.000
1998
$
1999
$
TOTAL PROJECT COST
$ 891000
ADDENDUM #3F
1995-1999
.,*JV.!*YI:il
The project trnprwsmwb on 24th Street will be
nwTOw and sub -standard.
N/A.
Strew mainterwte coats which we unknown at this
7
IMPROVEMENTS PROGRAM
ma DETAIL
1995
$
1996
$ 737.000
1997
$
1998
$
1999
$
TOTAL PROJECT COST
$ • 737.000
to 26th Cade. The existlng street has wry poor wire and is
�r E0EH � � stu
3i �
3
YI_ C k
L0RETTA UI w NTH STREET
W 25TH%W3
// N
103
ADDENDUM #3G
1995-1999 CAPITAL IMPROVEMENTS PROGRAM
PROJECT DETAIL
REQUESTING DMSION: Engsteering/Streat - - -� - PROJECTCOST - --
[ PROJECT CATEGORY: Street Irn ovemenb _1
L INmAL YEAR PRIORITY: 3 _— - 1 11996 1995 S
-
PROJECTTffLE: Gr -- - 1997 $ 345,000
egg Street - 71 Bypaae ro Joyce 1 11998 $ 1,148.000
}9 $
FUNDING SOURCE: Sales Tax Pam _As -You -Go Fund _�
TOTAL PROJECT COST $ 1.493000
PRO.JECTTYPE REPLACEMENT _ EXPANSION X
PROJECT DESCRIPTION d JUSTIFICATION: - - - - -' -
IWWmirg to fats lens tan the Highway 71 Bypass to the Joyce Street intsrsectan
PROJECT STATUS OF IN PROGFIESSj: — -- -
N/A.
EFFECT OF THE PROJECT ON ANNUAL OPERATIONS
Unknown at this tine
tD5
11
CITY OF FAYETTEVILLE, ARKANSAS
1995-1999 CAPITAL IMPROVEMENTS PROGRAM
PROJECT DETAIL
1995
$
1996
$
1997
$ 248.000
1998
$
1989
6
TOTAL PROJECT COST
$ 248,000
rr
ROJECT DESCRIPTION & JUSTIFICATION:
The Arkereea Highway and Trensportalon Depertrnent AHTD) S widening 6th Street weal at South Schod Strut resulting in more
traffic on 6th Street Extension of 6th Street to connect to East Huntsville Road will allevSe eongeatlon at ArtrhlbSd Yell.
N/A
There will be additional etanderd and routine street meiitenenee that will result from thin project
®� by
�r
G
DD
IreE a HiFisimilm Yyi9 F. E eTH
N - �
7771 1 1e 1a E 7TH
r \ 21 22
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r.
S
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ADDENDUM #3I
CITY OF FAYETTEVILLE, ARKANSAS
1995-1999 CAPITAL IMPROVEMENTS PROGRAM
PROJECT DETAIL
IiEOUESTINGDMSION: Enginevir />yt--- - - - F
TCOST - -
PRO.IECTCATEGORY; Streetlmovemente - - — -
---- 199
5 $
INTTIALYFARPRIORfTY: 2 _ - __ � 1996 S S
1997 $
PROJECT Salem fioa0 Extension 1998 $ 255.000
- - --- __ 11999 $ 1,338,000
FUNDING SOURCE: Sales Tax Pay-Ae-You- Go Fund _ I
T I
-- TOTAL PROJECT COST $ 1,593,000
PROJECTTYPE: REPLACEMENT EXPANSION X
PROJECT DESCRIPTION A JUSTIFICATION: - - ---
INew street ealatructlon to continue Salem Road north from Bucker to Mourt Comfort Road. Approximately 2,400 lane feet of two
lane street will be constructed with a ane bridge structure
PROJECT STATUS (IF IN PROGRESS): - — - -
N/A.
EFFECT OF THE PROJECT ON ANNUAL OPERATIONS:
Normal sheet mainterenea
)fC I
II I
I
I
rWI000 on
H
u Su1EDa IfLISTIL
e7e
SEX Da 4►)
tacxm Sr
e CrG srllnaE
12
r'1 wlavruo T g
j I Park W FJ
_________ ___ __ 4/f
107
ADDENDUM #3J
CITY OF FAYEITEVILLE, ARKANSAS
1995-1999 CAPITAL IMPROVEMENTS PROGRAM
PROJECT DETAIL
PROJECT COST
REQUESTING DMSKJN E-ineerinp/Stoot
PROJECT CATEGORY St e t i n ovementsi
I
1995
$
I INRNLYEARPRIORITY• 3
1996
1991
$
$
�L
1998
$
392.000
iaeot Uzwn Rd Inter5a. ISon tr.qaow.un.0
1999
f
FUNDING Tex sY- - aGo U
TOTAL PROJECT COST
$
392.000
PROJECT TYPE REPLACEMENT EXPANSION X
PROJECT DESCRIPTION & JUSTIFICATION: I
Rsconsti atlon end 6rlprowrrlsrd of Zion Road er the Old Missotri interssatlon.
Zion Road Las drisloped Into a meja
seat -wad aorrlsation.
PROJECT STATUS (IF IN PROGRESS):
N/A.
EFrtCT OF U O RA
S:
Additional fleet end asiprg meinteranee.
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Traffic
General Plan 2 1O
Questionnaire
I
COMPREHENSIVE LAND USE PLAN 1995-2020 QUESTIONNAIRE
1. NAME OF DEPARTMENT/DIVISIONIIJTILITY Traffic Division
2. NAME OF RESPONDENT/CONTACT Pe' Franklin
' 3. PHONE NUMBER OF RESPONDENT/CONTACT 575-8228
4. MISSION/CHARGE OF DEPARTMENTIDIVISIONIL 1LITY :
To provide installation and maintenance of traffic control devices as warranted by the FHWA
MUTCD (Manual on Uniform Traffic Contro Devices): to ensure public safety for citizens traveling public
1 streets through strategic planning and maximum utilization of available resources.
' 5. INVENTORY OF EXISTING RESOURCES OF DEPARTMENT/DIVISION/UTILITY
NUMBER OF EMPLOYEES: 5
FLEET: 2 (plus one vehicle shared with 3 other people)
CAPITAL FACILITIES (BUILDINGS, COMPUTER EQUIP., COMMUNICATION EQUIP.,
TRAINING FACILITIES, WATER AND SEWER LINES AND TREATMENT FACILITIES,
LIFT STATIONS, WATER TANKS AND TOWERS, ETC.) NECESSARY TO FULFILL YOUR
MISSION/CHARGE:
Traffic Shop building. Traffic office building, two phone service lines, one modem line for
communication to traffic signal systems, two desk top computers, one laptop computer. and radio system
for fleet communication. The Traffic Division also has 50 traffic signals. 5000+ signs. 35 miles of street
stripping, a parking deck and 700 parking meters to maintain.
6. CONDITION OF EXISTING RESOURCES:
The Traffic shop building is badly in need of repair. If the building is repaired and remodeled, it
should meet our needs for several years. The sign maintenance truck will need to be replaced soon.
Both office computers will need to be replaced. Additional communication equipment for traffic
signal system communication is needed. The Traffic Division office is adequqte. Traffic signals are
95% in compliance with the MUTCD. Traffic signs (with the exception of stop signs which were
replaced with 3M Hi -Intensity signs on a FHWA project) are in need of some major replacements to
ensure 10-15 year life.
L
7. PROJECTS PLANNED (1995-2020) TO UPGRADE RESOURCES TO ENLARGE/IMPROVE'
SERVICE CAPACITY (NEW PERSONNEL, CAPITAL FACILITIES IMPROVEMENTS,
ETC.). PLEASE INCLUDE TIMING IOF PHASING AND SOURCE OF FUNDING; IF
POSSIBLE, MAP PROJECTS AND INDICATE COMPLETION DATE ON ENCLOSED MAP:
Projected needs for the next 25 years:
1. 50-75 additional traffic signals
2. A main frame computer traffic signal system capable of making traffic coordination decisions
on the fly.
3. 10,000 sign installations
4. A new operation center will be required for in 10-15 years.
8. WHAT POPULATION AND AREA ARE YOU CURRENTLY SERVING, AND WHAT
POPULATION AND AREA COULD YOU SERVE IF ALL PLANNED PROJECTS (FROM #7
ABOVE) ARE COMPLETED:
We currently serve the corporate city Ii its of Fayetteville. I feel that we will be able to serve the
general growth boundry if adequate funding is available for resourses.
9. WHAT ADDITIONAL PROJECTS (1995-2020) ARE NEEDED TO PROVIDE CURRENT
LEVEL OF SERVICES FOR 2020 POPULATION (NEW PERSONNEL, CAPITAL
FACILITIES IMPROVEMENTS, ETC.), AND WHAT IS ESTIMATED COST AND TIME
REQUIRED? DO YOU HAVE SUGGESTIONS FOR THE SITING OF NEW FACILITIES?
WHERE WOULD DEVELOPMENT BE MOST EFFICIENT FOR YOU TO SERVICE:
Due to the tremendous growth rate we are experiencing and the population projections, I feel that the
demand for Traffic control devices will double in the next 10-15 years and triple by 2020.. We will
need 3 additional sign crews (6 more people) and 3 more traffic signal technicians. Our traffic shop
will need to be expanded to accomodatel necessary equipment or be replaced with a new facility.
Relate equipment needs: '
I . Additional bucket truck
2. Two sign /maintenance trucks ,
3. Traffic Superintendent/Technici vehicle
4. Concrete saw, air compressor avid other traffic maintenance equipment
10. HOW HAVE GROWTH TRENDS AFFECTED YOUR WORKLOAD (FOR EXAMPLE:
EMPLOYEES/POPULATION; # OF VEHICLES/POPULATION; FIRE
CONTRACTS/POPULATION, ETG.) PLEASE USE BAR CHARTS FOR 1980,1990, AND
1994:
1
(I have included traffic count bar chart lotus files on the disk)
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Electric
Questionnaire
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' TJ® Southwestern Electric Power Company
A Member of the Central and South West System
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P.O. Box 1328
Fayetteville, AR 72702
March 20, 1995
Honorable Fred Hanna, Mayor
City of Fayetteville
' 113 W, Mountain
Fayetteville, AR 72701
' Re: Fayetteville Land Use Plan Questionnaire
Dear Mayor Hanna:
' We have reviewed the questionnaire accompanying your letter of March 310 SWEPCO requesting our
ability to serve the Fayetteville area through the year 2020.
' SWEPCO supports the concept for planned, orderly growth for Fayetteville and the surrounding area. As
an investor owned utility, SWEPCO is subject to operation under the rules and regulations of the
Arkansas Public Service Commission (APSC), and under those Hiles is obligated to serve customers
' within terntonal boundaries established by the APSC. A map of Fayetteville with SWEPC0's allocated
territory boundaries indicated in red is enclosed for your information. SWEPCO either has facilities in
place to serve this area, or will make extensions to serve developments through the year 2020 within its
territory, in accordance with extension policy tariffs filed with the APSC
The growth Fayetteville has experienced in the last several years is reflected in the increased number of
customers SWEPCO has served since 1987:
Year Fayetteville Customers
1987
14.872
1999
16,065
1990
16,876
1994
18,594
1995 YTD
18,784
We have contributed to the planned development of Fayetteville through participation in City conducted
plat and large scale development review meetings. This participation has allowed SWEPCO to secure the
needed easements and right-of-way necessary for the installation of reliable electrical service of a
sufficient capacity to sent residential, commercial, and industrial developments in a timely manner.
Timely advance notice of upcoming developments is a key factor to ensuring that SWEPCO will be able to
plan for adequate capacity and the most efficient location of facilities in the }ears to come
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Page 2
March 20, 1995
If further information is needed, please
FRHjm
Encl.
us.
Very truly yours,
Southwestern Electric Power Co.
floyd It Hornaday
Manager, Electric Systems
Ozarks Electric Cooperative Corp.
MICHAEL C. PEHOSH. PE
Vice Pr ident, Eng neenng Sevica
March 21, 1995
The Honorable Mayor Fred Hanna
The City of Fayetteville, Arkansas
113 West Mountain
Fayetteville, AR 72701
Dear Mayor Hanna:
Box 948
Fayetteville. Arkansas 72702-0848
(501) 521-2900
The following is in response to the questionnaire from your office titled, "Comprehensive
Land Use Plan 1995-2020 Questionnaire":
1. Ozarks Electric Cooperative Corporation, with its main office in Fayetteville, a branch
billing office in Springdale, and offices in Stilwell and Westvi k, Oklahoma.
2. The contact at Ozarks is Mike Pehosh.
3. Mike's phone number is 501-521-2900.
4. The mission of Ozarks is to provide reliable, efficient electrical service to our members.
5. Ozarks serves a large portion of Northwest Arkansas and Northeast Oklahoma. It
would be very difficult to determine any allocation of employees, fleet and facilities to
Fayetteville. The allocation of the employees to specific parts of the service territory that
we serve depends on the projects that are currently in progress and on the drawing table
for that specific area. The personnel allocation varies from week to week and day to day.
6. The existing resources are in very good condition. We will be able to provide service to
any development that takes place within our service territory. The extension of service will
be provided as outlined in filed tariffs with the Arkansas Public Service Commission.
7 We design our lines based on the electric needs of those we serve. We do not generally
build lines in anticipation of growth. We historically have been able to react fast enough to
to be able to have service to the growth area as needed. We feel that we will be able to
continue to do this.
OFF CES IN SPRINGDALE AR ST ..WELL OK WESTVILLE OK
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March 21, 1995
The Honorable Mayor Fred Hanna
8. I don't have the number of cc
city limits. We do not expect to
loads develop within it.
L_!
We do not have growth projections'iithin the growth area but over the whole system our
most current growth projections for kWh sales is approximately 5 % per year. The
population growth rate is projected to be slightly under the 5 %.
11
that we serve within the growth area outside the '
difficulty serving this area no matter what kind of
9. We will make the necessary investments in facilities to extend service to whatever
growth takes place within our service territory.
10. The current growth taking place in our total service territory has caused us to use '
contractors to do some of the work that we generally do with our own work force.
However, allocating these additionall facilities and manpower to the growth within
Fayetteville city limits and the Fayeheville growth area has not been done. We are
experiencing rapid growth throughout several areas of our service territory.
I hope that there is some value to thl above answers. We are very much in support of the
growth taking place. Positive growth is needed in our business in order for us to be
efficient and to help keep rates stabilized.
Sincerely,
Michael C. Pehosh, P.E.
Vice President, Engineering Services
MCP/tly I
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Natural Gas
Questionnaire
Cable
Questionnaire
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3
' 4.
' 5.
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6.
COMPREHENSIVE LAND USE PLAN 1995-2020 QUESTIONNAIRE
NAME OF DEPARTMENT/DIVISION/UTILITY WARNER CABLE
NAME OF RESPONDENT/CONTACT TIMTHY JOHNSON
PHONE NUMBER OF RESPONDENT/CONTACT 521-7730
'.vIISSION/CHARGE OF DEPART.MENT/DIVISION/UTILITY : CONSTRUCTION ENG.
INVENTORY OF EXISTING RESOURCES OF DEPARTMENT/DIVISION/UTILITY
NUMBER OF EMPLOYEES: N/A
FLEET: N/A
CAPITAL FACILITIES (BUILDINGS, COMPUTER EQUIP., COMMUNICATION
EQUIP., TRAINING FACILI-TIES, WATER AND SEWER LINES AND
TREATMENT FACILITIES, LIFT STATIONS, WATER TANKS AND TOWERS,
ETC.) NECESSARY TO FULFILL YOUR MISSION/CHARGE:
CONDITION OF EXISTING RESOURCES: EXCELLENT
7. PROJECTS PLANNED (1995-2020) TO UPGRADE RESOURCES TO
ENLARGE/IMPROVE SERVICE CAPACITY (NEW PERSONNEL, CAPITAL
FACILITIES IMPROVEMENTS, ETC.). PLEASE INCLUDE TIMING OF PHASING
AND SOURCE OF FUNDING, IF POSSIBLE, MAP PROJECTS AND INDICATE
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COMPLETION DATE ON ENCLOSED MAP: EXIST FACILITIES CAN AND WILL BE UP GRADED
AS DEMAND INCREASES. SEE CAPITAL EXTENTION POLICY ATTACHED.
WHAT POPULATION AND AREA ARE YOU CURRENTLY SERVING, AND
WHAT POPULATION AND AREA COULD YOU SERVE IF ALL PLANNED
PROJECTS (FROM #7 ABOVE) ARE COMPLETED: FAYETTEVILLE, FARAD:NGTON, ELKINS,
GREENLAND, PORTIONS OF WASHINGTON C:
WHAT ADDITIONAL PROJECTS (1995-2020) ARE NEEDED TO PROVIDE
CURRENT LEVEL OF SERVICES FOR 2020 POPULATION (NEW PERSONNEL,
CAPITAL FACILITIES IMPROVEMENTS, ETC.), AND WHAT IS ESTIMATED
COST AND TIME REQUIRED? DO YOU HAVE SUGGESTIONS FOR THE SITING
OF NEW FACILITIES? WHERE WOULD DEVELOPMENT BE MOST EFFICIENT
FOR YOU TO SERVICE: N/A
10. HOW HAVE GROWTH TRENDS AFFECTED YOUR WORKLOAD (FOR
EXAMPLE: EMPLOYEES/POPULATION, # OF VEHICLES/POPULATION; FIRE
CONTRACTS,POPULATION, ETC.) PLEASE USE BAR CHARTS FOR 1980, 199C,
AND 1994: N/A
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December 9, 1991
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re: Capital extension policy revision
Dear Developer:
We here at Warner Cable in
pleased with the excellent relat
of our local developers over the
deregulation of the cable indust
Act", our company has been able
capital spending. However, due t
environment and the economy, we
and make changes in our capital
fully, these changes may affect
Two very important events.a
free enterprise aspect of the ca
Recently, rate regulation was re
Feceral rule making effort. Secc
legislation in both the House an
year. This legislation could nec
in two ways: 1) higher programme
retransmission consent, which al
charge cable T.V. operators for
and, 2) this legislation could n
practices by the telephone comps
of cross subsidization between i
owned cable systems. These poid
in our business environment hav�
more conservative in our capita]
future. The following will be
it is based on a minimum of 15
plant necessary for our tarcetec
tare the time to read :t careful
ayetteville have been
onship we've held with all
past many years. Eecause of
y by the "1984 Cable
o take more risks in our
chances in the regulatory
just reassess our position
xtensicn policy. F.egret-
re negative y impacting the
ble television _niustry.
-instituted as a result of a
rid, it appears that pending
d Senate will pass early next
atively impact our industry
rig costs due to
lows local broadcasters to
the carriage of their signals
esult in anti -competitive
vies due to the possibility
hone companies and telco
tical and legislative changes
forced us to became somewhat
expenditures for the near
ur exten=sion oncv for 1992.
ustomers per mile of
flnancla_ param.e=ers. Please
ly.
New houslna developments with rib exist:nc home: '
Warner will install cable 'and pedestals one_:. at ^.e
time of development when trench s are made aval_ab=e. at a
c:arge of 3.90 per foot payable oy the developer. when the '
sufficient number of cu.a stomers re ^resent in the
cevelocment, the cable lines will be activated alt: the
electronin
c equipmet .*.ecessary. The-ln."rn of := customers
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'age Two
December 9, 1991
per mile (or a prorated amount) will be reduced somewhat by
the developer's investment, however the exact number can only
be determined as each development occurs. This is due to the
wide variation of costs associated with the large number of
variables surrounding each project. If the required minimum
number of customers are not present, Warner will continue the
policy of allowing customers tc contritute aid to
construction to make the project economically viable. To
clarify. the protect will be completed at the point of
economic feasibility (ie. the 15 customers per mile are
present or aid to construction is provided).
Apartments:
No change
_adividual
customer request:
Or. any
the first
oe in the
individual exte.s:cn reg:.ests.
$400.00 in construction
form of customer aid to
expense.
..cnstru=lion.
Warner w:i, cover
:he remainder wiii
:n any of the ancve cases when aid to construction. is
supplied ty the developer or the customer. t:ere is no
provision made for refunds. ?:ease feel free to contact me at
our local office for any clarification of our policy, or for
any discssicn of the events that have led us to tnis
revisio^. We regret any inccnven:erce that this may cause
ycu, however, as a fellow businessman. I'm sure that ycu
u-dersta::d the need for our =:range.
Scere ..
v v J I Av - -
enera. Manager
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PUBLIC HEARING COMMENTS AND RESPONSE
GENERAL LAND USE PLAN
• JULY 20, 1995
A public hearing on the General Land Use Plan's Environmental Element was held on
' - Thursday, July 20, 1995 at 5:30 p.m. in Room 219 of the City Administration Building, 113
West Mountain Street, Fayetteville, Arkansas.
' COUNCILMEN PRESENT:
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COMMISSIONERS PRESENT: Jerry Allred, Gary Head, John Harbison, Bob Reynolds
' and Chuck Nickle.
Mayor Fred Hanna, Cyrus Young, Steve Parker,
Heather Daniel, Len Schaper, Kit Williams,
Woody Bassett, and Stephen Miller.
STAFF PRESENT: Charles Venable, Alett Little, Tim Conklin,
and Janet Johns.
After presentation of the map and text, statements from the public were taken.
1. Comment- Mr. Cyrus Young stated state law requires following the Land Use Plan. He urged
the public to comment on the Plan and stated it was time to make decisions. Further Mr. Young
inquired regarding densities, specifically affordable housing and where it could be located. He
suggested the text to the map should specify densities which would be permissible in various
areas. He inquired as to the last time affordable housing was constructed in the northeast area of
the City. Regarding commercial development, he suggested the commercial area be enlarged or
additional commercial zoning be allowed. Regarding mixed uses, he noted these were mainly
designated in the southern area and urged citizens to provide Planning with their preference for
mixed use areas. With regard to hillside development, Mr. Young emphasized the people of
Fayetteville need to make a decision on whether they want development on hillsides because if
hillsides are not developed then farmland cannot be preserved. He added that fundamentally,
Fayetteville has been developed on hillsides.
1. Response: In some states, state law requires that all planning actions be consistent with the
General Plan. Arkansas law at Section 14-56-412 states that after a plan has been adopted, that
public properties must be submitted to the Planning Commission for review for conformity with
the plan. State law does provide that a land use plan must be in effect prior to the enactment of a
zoning ordinance. Densities are inherent on the Land Use Plan because density (also vacancy)
factors are contained in the formula for calculation of future land needs.
2. Comment: Mr. T.A. Glover expressed concern regarding growth in the bedroom communities
and the impact this would have on infrastructure, particularly roads and highways to
accommodate the projected population of 85,000.
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2. Meeting Response: Ms. Little stated that di
within the employment statistics and that other
persons traveling into Fayetteville to work suck
there was a higher than normal percentage of si
employment figure.
3. Comment: Mr. Glover stated he felt there
transportation saying that he recently moved k
2020 is a developer's plan which should be re:
deal with environmental factors down the roai
"no" and if the developers are happy and the 1
wrong and more green space should be provic
3. Meeting Response: Ms. Little inquired otl
be identified.
Additional Response: The Land Use Plan is a
manage growth and to plan for development i
reasons are moving to Northwest Arkansas.
4. Comment: Mr. Glover stated he would del
provide more density and leave the flat lands a
to European cities and western cities. Further
farmland and it would be covered with tract he
Southern California. He stated circular freewa
California which utterly destroyed a wonderful
community in California and that contributes ti
Angeles which a lot of crime and a lot of prh61
4. Response: Providing green space is impor
would remain, and citizens have indicated tha
quality of life. Fayetteville's citizens have rea
Plan 2010 and 2020 have addressed the need•
neighborhoods. Fayetteville has renewed its
stages of implementing a trail network. Failin
go away. The Master Street Plan reflects the
years to complete and within the last two yeas
alone. The Master Street Plan is updated per
public input.
5. Comment: Ms. Fran Alexander stated the
Environmental Resource Element, stating she
definition, can you refer back to a document with ability to use that document. Specifically, she
referred to environmental resource element acid stated that the first draft which came out in June,
environmental resources under 3.14 read as follows:
: plan addressed persons traveling into the City
flans were in place to deal with the effect of
as the Master Street Plan. Further she mentioned
family households which contributes to the
other factors to consider other than
.k to the area from the west coast. General Plan
ned the Wal-MardTyson plan because it does not
He continued the City did not know how to say,
aners are happy then the City is doing something
than hillsides and flood plain what areas should
pment plan in the sense that it is a plan to
to accommodate the people who for various
the hillsides with ter -acing which would
one with open spaces. He compared Fayetteville
W. Glover warned in the future we would want
mes. He stated in his early years he lived in
�s was the same kind of planning they did in
environment. He stated there was no sense of
crime. He compare Fayetteville to a small Los
however, if hillsides were terraced, few trees
green areas of all types are important to their
zed the importance of "community"; both General
> change certain factors to promote better
forts to provide good sidewalks and is in the initial
to plan for the automobile will not make the traffic
work of many citizens and professionals; it took five
over 25 public meetings were held on that plan
)dically so there will be additional opportunities for
was entitled Draft Future Land Use Plan an
an advocate of definition because with
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' "The citizens of Fayetteville place a high priority on environmental protection and natural
beauty and scenic vistas of the city are a point of pride to most residents."
' She stated the above sentence and the general approach in the document is that an environmental
resource is something available to humans to use. She urged that the term environmental
_ resource be redefined and stated she saw a true environmental resource and a true land use plan to
be reflective of what the land can tolerate and what we can do to it and still live on it. Further,
she stated the aerial photo reflected the intensity of what development does to the land and she
noted no slope or flood plain could be identified on the aerial map. She suggested imagining the
open areas of the subject map with intensive development to see what effect development of those
' areas would have on our environmental resource paying particular attention to whether or not
aquifers were preserved, water runoff and flooding downstream, heat island creation which would
cause the need for additional power plants to produce energy. With regard to undeveloped and
underdeveloped land, would those subject areas actually be available for designated development.
She cautioned that it would depend on whether or not property owners would development their
property. She stated that Mother Nature would make us believers sooner or later and if we do
t not utilize our land according to our lands' structure and dictates whether they are hills or valleys
or flood plains then we will pay the price in the overall song at the end of our city's use when all
the land is used up. She asked that in the development of this plan, that it be decided what a true
environmental resource is whether it is something a human uses or something that a human is
protected by. She stated the idea of hillside development has been proven through the eons. She
stated there was a difference between going into a hill and making a space for your home and
drive and taking out the hill and removing the woods resulting in erosion. Concluding she urged
that there be a definition of environmental resource as well as actual land use reflecting land
capability.
5. Meeting Response: Ms. Little stated she would welcome any suggestions in defining the terms
as well.
5. Meeting Response: Mr. Conklin stated the Resolution mandated the Plan be completed by
' August 1, 1995 and due to the time constraints not every environmental resource can be
identified. He stated during his research he had only found one environmental document for the
City of Fayetteville and that was the 201 Facilities Plan. Hillsides and flood plains were identified
using available topographical and aerial photo information as part of the planning process. He
continued he did not know how much more environmental research or analysis or information can
' be incorporated in the 2020 Plan.
5. Meeting Response. Ms. Little continued that we should keep in mind this is a general plan and
' many of the issues raised by Ms. Alexander would require very specific studies and would need to
be made with regard to water supply, for example, in order to address and define what
environmental resources are, inviting additional dialogue.
I5. Meeting Response: Mr. Conklin stated it was probably beyond the scope of this Plan.
5. Meeting Response: Ms Little stated in terms of hillsides and flood plains, protection is
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defined as restricted development areas and this does not mean those areas cannot be developed.
It means that if those areas are developed, they should be developed with less density.
Specifically, residential lots in flood plains should contain one acre so the flood plain is not
overdeveloped.
5. Meeting Response: Mr. Venable requested
for the subject terms.
6. Comment: Ms. Brenda Thiel stated she wa;
and valleys and drainage. She stated when she
the western city limits and the natural drainage
middle of her property. She stated she still enjc
continued that through the years, house, stores,
now several miles further west. She stated that
steep banks make huge crevices which work th
steep hillsides creating runoff ditches and creek
homes with yard ditches along the street becon
developed with houses and streets. She stated
telephone company when it buried a box in it.
drainage creeks and thus flood the nearby homm
essential certain creeks were. Further she state
watched them become water slides and ice slog
property owners. She stated it was not approp
bulldozing of dangerously steep streets. She ci
streets should be built and those built should g(
down the sides of steep hills. For the preserval
she suggested traveling further to reach destine
Plan include not only the flood plains and hillsi
drainage ditches and major wet weather spring
areas should not be leveled, concreted over, or
around to absorb as much ground water as poc
attractive green space throughout the city. Ski
greatly increase drainage problems if it disturb
providing flood abatement. She requested the
valleys with respect by only allowing appropri,
attention to adequate drainage.
6. Response: Hillsides and floodplains a
identification to creeks and wet weather
level. The City currently has in place a site re
adopted a drainage ordinance in June 1995, rt
the effects of cuts and runoff. With regard to
Plan addresses a strategy of allowing mostly r
areas. The City has in place a standard that sl
15% and applies more stringent construction
from Ms. Alexander regarding a definition
in agreement with Ms. Alexander regarding hills
noved to Fayetteville 42 years ago, her fence was
iom the hillside formed a creek through the
yed the creek with its trees along the banks. She
and the bypass had been built and the city limits is
in areas along the bypass, the soil slippage on the
it way on up hill because rainwater rolls down all
plus the wet weather springs. She sees many
flooded when the flood area on the hill above is
he ditches dug by the City became dammed by the
;he has seen developers bulldoze the natural
s even after the neighbors tried to explain how
I she has seen streets built straight up the hill and
;s which are hazards for drivers and the adjoining
fate in mountainous areas for the City to allow the
ntinued that in the hilly areas of the city fewer
with the contour of the land not over the tops and
on of the quality of the hills and better drainage
ions. She concluded by asking that the Land Use
les but also the creeks and many of the natural
, then when land development is planned these
over built, but be left to carry water for the land
>ible. These flood abatement areas can be
stated while infill was encouraged, too much can
the green space that already exists and is
.and use plan that treats Fayetteville's hills and
to use of the existing terrain and pay careful
for 22 % of the city's land area. Expanding the
will need to be accomplished at the site review
ew process prior to development. Also, the City
uiring more detailed calculations and attention to
ensity of development within hillside areas, the
;idential development of low density on hillside
:ets may not be developed with grades greater than
andards within these areas (concrete as opposed to
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asphalt).
7. Comment: Ms. Linda Field stated she warted to second the comments made by Ms.
Alexander and Ms. Thiel. She stated the comparisons on suburban sprawl with California should
' also be compared to Dallas and other areas versus comparison to Chicago and New York which
_ were infilled and built upward. She stated crime was not less. She stated there should be a
balance between infill and sprawl as had been suggested by staff. She further stated she did not
' want to see an overall development of hillsides.
Is. Comment: Mr. Jim Crider from Fayetteville Chamber of Commerce complimented staff and
Commission on their efforts. From the focus of the Chamber, he stated there was concern
regarding notification of landowners and the impact the Plan would have on them. He suggested
' contacting same in writing because he was concerned that people might not understand the
concept of public hearings (which fulfill the obligation to notify the public) but that without
understanding the concept, they tend to dismiss the hearings. He further stated the people whose
land will be impacted by the Plan should be contacted in writing and expressed concern for
absentee land owners.
IS. Meeting Response: Ms. Little stated there were over 22,000 parcels of land within the city
limits of Fayetteville and numerous others in the outlying planning area. Since there are 43 square
rules in the city and 44 square miles in the planning area, there are probably another 10,000
parcels, for at least a total of 32,000 individual notifications which would be monumental task.
She gave the assurance that any time a rezoning action occurs, the City has a requirement for
every adjoining property owner to be notified so the affect of the plan would not be felt without
proper notification. She further explained at the time a rezoning was considered, the purpose of
the Land Use Plan is to be used as a guide in making rezoning decisions in light of the Plan and
that there would be notification at that time. Additionally, she stated there would be more
publicity on the Plan because the City plans to publish the map in The Morning News and the
Northwest Arkansas Times. She stated the open channel carried all public hearings on the Plan
' and she felt confident these measures would reach most everyone. She encouraged the public to
tell their friends and neighbors and relatives.
• 8. Additional Response: Notification that the plan is available for inspection will be included in all
• water bills (this includes many people in adjoining communities) distributed during the month of
August.
9 Comment:
Mr. Bob Brandon stated he felt this 2020 Plan was the best planning
documentation he has ever seen come out of the City of Fayetteville and it was long over due.
Mr. Brandon stated he wanted to address the road, street, and traffic problems that develop as a
' result of decisions on what land would be developed, what land would not be developed, and how
same would develop. He stated Mr. Conklin had mentioned that in some cases the severity of the
terrain prevents developing certain areas because of the hillsides and flood plains and Ms. Little
stated certain cases restricted development because there is not adequate water/sewer and like
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matter he would like to see traffic addressed in
and development must be restricted. Mr. Bran,
and the 400 plus acres currently being develop4
traffic to 71B and Joyce Street as we currently
Further he expressed concern regarding trash a
expressed concern regarding sewage treatment
9. Meeting Response: Ms. Little stated
Brandon to get a copy from the Planning
provided information regarding what the
9. Comment: Mr. Brandon inquired if traffic
they were addressed in terms of the City's ne(
with capital funds and personnel required. SF
of that process.
10. Comment: Mr. Tun Lindsey inquired how
in its history and Ms. Little responded this plar
each time he had attended hearings on land use
said and done each plan was a good one. He s
changing circumstances; and after 33 years of I
on Ms. Orton and the work she did to provide
on a committee initiated by the Commission M
parks ordinance; and in every case, many peop
of what it accomplished was it made Fayettevil
people moved here. He stated that as each oni
posterity, but we have to recognize that many
this meant to him, was what if someone had cl
stated there was going to be a land use plan, a
had not talked to any public officials regarding
developer. He further stated he trusted the of
land planner, but his life involved real estate ai
removed from property at Lakeside Golf Coui
had been taken to set the flood plain of the wa
the tree didn't make it. He stated his compann
everyone in some way or another was a hypoc
that didn't have wood, or a house without we
provide these things, and trees were removed
while nobody likes to remove trees, it is neces
people who have to remove them. Taken a st
fair housing which requires developers to pro,
infirmed or aged can get in and out of a buildi
you dictate grade which causes the dirt arouni
times you would like to save trees, but in ord(
of older people, you are in a compromised po
e same manner as sewage and surface drainage
n expressed concern on the mall development
commercially which could add 4 times as much
we out there which is beyond capacity presently.
. where same would be disposed. Additionally he
-e had been addressed and encouraged Mr.
t of the public service element which
and capacities of these services.
sues had been addressed and Ms. Little responded
s for additional streets and street expansion along
stated the Master Street Plan was the first element
nany land use plans has the city of Fayetteville had
would make the third. Mr. Lindsey stated that
a good job had been done and when it was all
ated we are trying to hit a moving target and
ving in Fayetteville, he could not help but reflect
;Teen space and setbacks. He stated he had served
Orton sat on, dealing with parks and lands for
e felt these were no growth measures. The truth
e one of the nicest places in America and many
of these plans came forward, you talked about
people don't stay in one place very long and what
asen way back when and said no growth. He
d we need to look at it and follow it. He stated he
the plan, and he had not given any input as a
cials setting up the plan. He stated he was not a
d development. He stated when trees were
;e, he did not like it; and he further stated measures
er level at the lake to protect a giant oak but still
had planted over 10,000 trees. He stated most
ite and inquired as to who didn't live in a house
Aden furniture. He stated trees were removed to
m almost every lot to build their homes, saying that
,ary, and people have negative feelings toward the
:p further, he stated that developers need to explain
ide certain elevations so that a handicapped or
pg without steps or grades; and when you do that,
• the tree to be moved or disturbed so that many
r to comply with fair housing and protect the rights
ition because you can't have steps coming into the
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building and you can't put up a retaining wall around particular trees. He said he was saying this
to illustrate that there are many laws and ordinances in addition to the City's, that impact
development projects. In the future Mr. Lindsey stated he wanted people to come to Fayetteville,
recognize it as one of the ten best places in America, and to fight our way through these growth
circumstances so that the landscape ordinance stays in effect and tighten it up. Further, he said he
was willing to sod every yard that he ever builds on and that is stated in the Covenants. He stated
_ he felt landscaping was critical and important and the developer unwilling to do that should be
mandated to do same. He stated the market would have the final rule on where development
would go. He further stated if Fayetteville becomes no growth, the developers will go to
Springdale and Fayetteville would still have the traffic and they would not have tax base to
improve those streets and do other projects the City would need to do. He stated he developed in
' towns including Harrison, Fort Smith, Russellville, Conway, Fayetteville, Springdale, Rogers,
Benton, Searcy, and Jonesboro, and Fayetteville has the most complete set of rules and
ordinances. These ordinances contribute to the betterment of this town and do more than any
' place he develops. He continued he followed a standard landscape package including sodding and
landscaping of all yards and there has always been a lot of effort through a lot of years to provide
for the citizens of Fayetteville, and it was no accident that Fayetteville became one of the ten best
' places in America to live. He stated this does mean that Fayetteville has the best developers. It
does mean that we have one of the best city administration operations that place a standard of
' conduct on development and to say it can be enhanced and improved is possible. He stated he
had offered to give a piece of land for a park to the City and in giving that, he is willing to provide
a fence to provide a barrier to Gregg Street, but it was necessary to clean up trees including
thorns and bois d'art and he received many complaint calls. He stated a tree was a valuable asset
but you might not want a thorn tree in a park where children play. He stated a child was more
valuable than a thorn tree and an impaired person getting into an apartment is more valuable than
' a tree which can't be saved. Concluding, he said through the years, he has taken hits regarding
trees and flood plain development; but if you look at the whole picture, Fayetteville is exceptional
with outstanding citizens and public servants who treat citizens fairly. He urged developers to
give more back to the town than they take and plant back more trees than they down.
11. Comment: Mr. Richard Hederman stated he has only been a resident for less than a year and
' he was concerned about a proposed road through his land. He inquired why he was not notified
of same and expressed that this had affected his feelings about the administration's attitude
' toward the individual citizen. He further inquired how the small guy gets an answer to his
questions.
' 11. Meeting Response: Ms. Little responded he was referring to the Master Street Plan which
had been included on the land use plan map. She stated that at this point, the plan is simply lines
on the map, but before any street on the map would be widened or extended, there were
numerous things which take place - including development of the property. City policy is that
developers build the roads, so when a developer brings a parcel of land in for a subdivision then
the streets are aligned in accordance with the Master Street Plan or the existing road network.
' Developers are responsible for building the streets. She stated the number one thing which would
cause a road to go through your property is if you decided to develop. If it was a large route,
which would more than likely be the eastern bypass route, that is a 500 feet corridor and a
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corridor study would need to approved by City
study, and public meetings would be held. Befi
Fayetteville that is over $5,000 is placed on the
meetings on that as well. When we get down tc
street there were public meetings and recently it
Old Wire Road, the Council voted not to widen
Mr. Hederman to visit the Planning Office to fw
12. Comment: Ms. Sue Clemmons stated she
separate designations for different levels of coi
Commercial as it preserves the sense of commi
commercial but she inquired lithe map would
development.
12. Meeting Response: Mr. Conklin respond(
on the master street plan that have been desigr
neighborhood commercial areas because the id
those areas into new development. For examr
designated the two front parcels as neighborhc
went hand in hand with Crystal Springs across
Conklin further stated it was difficult to identil
Ms. Little stated the staff does influence how I
large park which developed in between the Br
down to Wedington or 16 West. Further she
brought in and staff tries to make it work with
12. Comment: Ms. Clemmons inquired about
sections involving neighborhood commercial
definition of neighborhood commercial use.
12. Meeting Response: Mr. Conklin stated di
Limited Neighborhood Commercial Use defini
uses. Ms. Little stated the ordinance containe(
considered as a part of Limited Neighborhood
concept, Mr. Conklin stated it was defined in I
commercial center but talked about a basic lev
parks and schools within commercial areas.
12. Comment: Ms. Clemmons requested a
concept of the way a village center as deve
well.
12. Meeting Response: Mr. Conklin urged I
up a copy of the Guiding Policies and Implerr
thoughts regarding fine tuning that document
ouncil, funds would be appropriated for the
re any street is built, any item within the City of
apital improvements program and there are
the point where we are ready to widen or build a
the case of Township Road between 71B and
he road at the time of public hearings. She urged
her discuss his specific issue.
the General Plan and was pleased with the
rcial enterprise and especially Neighborhood
I. She stated the map designated neighborhood
grate additional areas for this type of
there are some areas to the west and east based
ed, and it was difficult to designate them as
i with 2010 and 2020 was to try and incorporate
when Mr. Whitfield brought in Salem Village, he
d commercial type uses. Ms. Little stated that
ie street which has the school and park. Mr.
those areas when you want to allow flexibility.
ngs development and stated there was a very
;eport Subdivision on Mount Comfort all the way
ited it was a cooperative effort and plans were
the regulations.
definition of village centers which appeared in
mix used and further inquired regarding a
ing the process, an ordinance was passed entitled
g and guiding implementation of those types of
a list of permitted businesses that may be
;ommercial Use. With regard to the village
e 2010 Plan and did not always include a
l trying to provide accessible neighborhoods to
i definition or paragraph on the planning staff's
which would help citizens and developers as
Clemmons to visit the Planning Office and pick
ition Strategies element and give staff her
. including her requested definitions. Ms. Little
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' cautioned that the term should be defined but it should be flexible in order to incorporate new
ideas.
' 12. Comment: Ms. Clemmons noted North College Avenue was designated as regional
commercial and suggested that it might be nice to see more community commercial and
neighborhood commercial. Further she inquired regarding the time frame and whether or not the
_ plan would be carried out in increments and asked when the necessary ordinance would be carried
out.
12. Meeting Response: Ms. Little stated that Ms. Clemmons was referring to the Unified
Development Ordinance for implementing the plan and that the time frame had been postponed
' from the end of this year. Further she stated it was generally allowed to have 2 years for
implementation but she felt the ordinances could be in place before that time. She stated several
existing ordinances, including the parking lot ordinance, needed to be fine tuned and the same
could be, expected under any new ordinance for implementing the plan.
12. Comment: Ms. Clemmons inquired regarding undeveloped and underdeveloped land and
'• requested a definition. W. Conklin responded he had looked at the 1994 aerial photography and
anything outside a platted subdivision or large scale development that could be visually be seen
was categorized as undeveloped or underdeveloped.
13. Comment: Mr. Edward He;tmanik made a brief comment regarding the beauty of the city
which needed to be preserved.
14. Comment: Ms. Barbara Morman prefaced by stating her overall view of Fayetteville's land
use planning situation carries with Mallach (?) and his contribution to a collection of articles
entitled, "Business Elite and Urban Development" published by the state university of New York
Press in 1988. She quoted from the text and summarized the pertinent quotes of the work:
overdeveloped, deserted, inconvenient arrangement. She stated she did not find any version of
the terms in the plan and stated those terms define the southwest area of Fayetteville specifically,
6th Street and the former sites of Food 4 Less and Wal-Mart and their parking lot and other
unoccupied structures adjacent to these sites. She criticized the 5 lane design of the street. She
criticized the development of Highway 62 to the Farmington city limits and inquired how public
transportation could be provided all the way out there stating she wished these consideration had
been included in the draft. She criticized the resolution for not including these considerations as
well and suggested the oversight should be corrected and solutions should be proposed. She
stated it was her opinion that rezoning, annexations, and approvals of large scale development
should be curtailed under measures were taken to developed the land area already incorporated.
She stated she was unable to find the Environmental Resources element and suggested the report
include a list of animals, birds, insects, mushrooms, trees, vines, etc , native to the Fayetteville
region, an ecological map of the City showing and naming creeks, springs, mountains, etc., a map
or list of significant historical features such as the Confederate Cemetery which are certainly
resources to be preserved and incorporated into what we plan and the maps and fists should be
published to impress tourists. She suggested that some of the analysis was skewed to a particular
point of view that of promoters of growth. She expressed concern over the omission of numbers
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in the report involving houses bought and Ii
undeveloped and underdeveloped areas she
14. Meeting Response: Mr. Conklin
suggested definition for consideration
14. Comment: Ms. Mormon summarized her
Fayetteville and Ms. Little added that it total
14. Comment: Ms. Morman suggested that t
accommodate estimated growth and requeste
well. She felt there should be a moratorium
not affordable housing or small businesses in
resources she added that definition should be
can and she further expressed her objections
political campaign contribution over the amo
real estate interest from control of public offi
15. Comment: Mr. Mark Sugg made a staten
development of a master bike/trail plan. Ms.
the land they want for development of trails a
Little further stated a Master Park Plan existe
good idea to square the boundaries. He state
the planners and City Council to get tough to
the ordinance disallowing construction of mel
development including the village concept.
16. Comment: Mr. Jeff Erf inquired if an ai
be if development occurred under the 2020
stated it would be proportional to the popu
17. Comment: Ms. Connie Kramer complied
stated she was alarmed by Mr. Young's comr
development. She expressed concern regardi
inquired if there was model which could be ft
feasibility report completed in the summer of
design standards. Ms. Kramer stated she was
development.
in versus houses built on speculation. Regarding
jested that a definition of those terms be included.
that Ms. Mormon and Ms. Alexander submit their
on in the plan. Discussion ensued.
oncern to the amount of vacant land current within
7%. Discussion ensued.
der the heading projected land area it should
that standards of acceptable density be included as
all new development except bona fide low income
.e downtown area and regarding environmental
,stated to include that they are more than what we '
the airpprt authority, highway development, and
tt of $5.00 illegal to discourage construction and
31s. '
;nt regarding park planning and suggested
ittle stated the parks board was in charge of taking
d Mr. Conklin added that waa a 1993 revision. Ms.
Mr. Sugg stated his opinion that annexation is a
Fayetteville was becoming a city and encouraged
avoid bad development. He stated he approved of
1 buildings and stated he favored balanced
npt was made to project the City's tax base would
m and Mr. Conklin stated it was not and Ms. Little '.
;tall for the hard work and responsiveness and
.ents regarding hillsides and flood plain
ig connectivity with parkland and open spaces and
lowed and Ms. Little stated there was a trail
1993 addressing connectivity and architecturally
for responsible growth and innovative plans for '
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2020 Public Hearing
June 15, 1995
Written Comments
#1 Doug Wilde:
LAND USE CLASSIFICATIONS
12 categories - a much needed improvement
permits greater flexibility
Allows finer tuning of uses of land
MUST KEEP!
RESIDENTIAL AREAS
3.6.b excellent policy
Must encourage/require mixed lot and house sizes
Diversity is needed for viability
Large areas of single sized homes or duplexes will not bold value as long or as well as
area with a vanety of sizes
' 3.6.g mixed use areas and near surrounding residential areas must have design elements
that encourage people to use NON -AUTOMOTIVE modes of transportation.
3.6.1 - This seems to call out for VISUAL PREFERENCE SURVEY incorporated into
the code
3.6.; - This is very important!
There must be scme point at which development stops - otherwise the "transiti0n" one
will continue to roll out from the city limit.
Explore/use TRANSFER OF DEVELOPMENT RIGHTS
3.6.1- Connectivity among subdivisions must be required!
Multiple ways out and in - will provide alternative route and not force cars/cyclists/peds
onto the :Hain roads.
REGIONAL COMMERCIAL
3.7.c Also consider utilization of existing rail as commercial center may eventually
serve as connection to Springdale Convention, Rogers, etc., thus rail stations become
center serving the commuters.
3.71- Comprehensive planning is a must!
The large scale and substantial impact on city and citizens necessitates input from citizens
- these should be decided by US, not done L US. Developers must be responsible to
community as well as banks and shareholders.
COMMUNITY COMMERCIAL
3.8.a Must also address or are designed, sited, scaled to the pedestrian, non -auto customer
3.8.d Vitally important so that residents will weicome and frequent such businesses
Also to protect property values.
NEIGHBORHOOD COMMERCIAL
3.10.a This, again, calls for a VISUAL P
code
3.10.c - Especially behind building parid
3.10.g - Plan for this from the beginning
I would think developers would want to
VISUAL PREFERENCE SURVEY
SURVEY, incorporated into the
commercial, guided by citizen input and
PROFESSIONAL OFFICE
This is also good place to locate future churches, around the periphery so they can share
the same parking lots - considering the regionalnature of many churches, it is crazy to
put in huge parking lots that are effectively used once a week.
MIXED USE AREAS
3.12.b - Not sure what you think are b
Bars...?
3.12.h Also boulevard - South School
future development; would help preve
INDUSTRIAL
3.13.f Especially like "performance
obtained.
ENVIRONMENTAL
3.14.b YES YES YES
3.14.c Also designate and preserve vi:
3.14.f Hire arborists
3.14.h Absolutely necessary, many ct
regarding what types of development
RECREATION
Locate parks of various sizes that are
of 1-2 lot size are quite useful.
3.15.1 Absolutely
3.15.p YES
3.15.q Perhaps slight assessment agai
3.15.y Also preservation of vistas
3.15.d.d Must do everything possible
(Wildlife Corridors)
compatible with a baseball park
mid vastly improve the character and set tone of
"College Avenueization" of the area.
, would allow flexibility in how results are
along roads
developers seem to lack good, common sense
i be appropriate for certain parcels of land.
accessible that a car is not needed - small parks
residents, earmarked for "their" facility or park
connect parks - not only for people but wildlife
HISTORIC DISTRICTS
3.16.f Absolutely necessary to preserve area and property values - can be turned into a
tourist draw which last year around.
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COMMUNITY CHARACTER
3.17.d Again, multiple entrances to all subdivisions connection to other subdivisions
3.17.1 These historic areas can serve as models to new developers as to what works and is
acceptable in Fayetteville.
CIRCULATION
4.1.m Have to have guts to enforce - say NO when infrastructure not there
CONCLUSIONS
Many of the things we want/must do would be easier with a VISUAL PREFERENCE
SURVEY
Also, political will to implement and enforce this has to be there - most citizens are
behind
you on this but have doubts about some elected officials.
THIS DOCUMENT IS AN EXCELLENT START!
#2
OVERALL IMPRESSIONS:
A very good document which
village community design.
possibilities of mixed use and neighborhood/
On the slowing down of traffic, in a modified grid neighborhood, include the "slow street
concept" as one means to slow traffic (a drawing of slightly curved streets to slow traffic
was included).
On the development of "Character" of
- Install an ongoing (continually updat
- Use the survey instead of a regulator
Don't forget the possibility of Compu
This person included a brochure for a
Living Resource Centers (reproduce).
i) Visual Preference Survey
"Design Review Committee" approach
Mini Buses.
ant, Kim Norwood, on developing "Shared
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' #3
Ii . Map - Future Land Use Plan Draft #1 - 3/27,'95
Not enough open space/recreation areas designated in the east side of town
(#6, #5 areas, particularly)
' 2. Draft General Plan 2020
3.6 Residential Areas: Implementation Strategies
"Public hearings:
- Public needs defined and consistent notification period before all hearings (one
month would be nice at least, if realistic)
- Comment periods (usually one month) with addresses of who to send the conmients
needs to be well publicized.
' "...a separate set of design regs w 11 be necessary to ensure that all required
infrastructure..."
Great!
■ Leave this as is and enforce it.
3.6.g (2) - Excellent
3.6.h - Good
3.6.i - This wording needs to be more clear still difficult to understand or visualize
3.6.1 - YES! Gc Go Connectivity:
3.7.b - "Eacourage...expansion of regional.-" Why! It is not really evident that people who have
come to live here have done so for regional shopping reasons - it destroys the small town.
community sense of place atmosphere because of "Mall Mentality".
3.7.d - Yes, total agreement. We should be ashamed of parking lots, not proud of them and
therefore hide them with thick landscaping and nummize sizes.
3.7.g - This paragraph is poorly worded - -,ot easily used to explain the idea
3.8.d - Large residential development should be considered commercial and design standards
should apply to these and all structures in regard to .heir total impact on the land, infrastructure,
and environmental resources. Fcr example, black rooftops, dark brick or other dark materials
heat a town requiring money by taxpayers as well as consumers for energy production and use.
3.9.e - Good
3.10 - Good - now utilize:
3.12.f- Mixed use - the use of the term "open space" in this document (over and
rstand, open used
as though the area must be managed, maintained, policed, etc. Please try to unde
space car. just be space (vim tees can also be open) where nothing is used, it just exists as it is.
Just leave it alone! Mother Nature has done pretty well so far on her own - she doesn't need us
to even manage every inch.
3.12.g - Great - leave in and enforce!
3.14.b - One of the most important paragraphs in this document. Stick by it.
3.14.c - Don't know if control of tree removal from stream banks is in this document but is vital
to keep natural and slowing of flood water potential.
3.14.d - Tree Protection Expansion of guiding Policies paragraph to include most of the
purposes stated in the tree ordinance - these need emphasis. Strive to attain. Tree City U.S.A.
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status for Fayetteville.
- Have personnel to administer this vital ordi
- Gardens (landscaping) should or could fall
are vital to economic health, for more than tt
3.14.I - Excellent. But also cite methods for
3.15 - Glad "passive" parks mentioned, but 1
3.15.e 5.e - don't "utilize open space. Leave it a
3.15.b.b - To what degree?
3.16.a - Yes! Yes! Yes!
3.17.x, 3.17.b, 3.17.c - Yes! Yes! Yes!
3.17.d - "Connectively" needs to replace "in
4.1 - Insert use of boulevards throughout the
4.l .p and 4.1.w - Aren't these the same?
Suggestion: Land disturbance permits should
public or private to ascertain what is truly pla
disturbance permits should be mentioned eve
engineers, etc. should know bout them.
t his overall administration. If anything, these
iry structures.
ng parking to prevent water rush and run off.
Open space needs definition.
as the word of the 90's
and/or "parkways"
required before any activity occurs on any/and,
:d(?) for the land and if it meets city regs. Land
here, in all ordinances and all developers,
,1.
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#5 - Ethan Sadinsky 587-0260
As part of 4.1 Street System Guiding Policy,
Xeriscape - Wastewater Fields)
Promotion of car pooling. Incentives could be
use of city vehicles (questionable due to insura
information could be broadcast on cable TV.
4.3 - Pedestrian System. Pedestrian System is
given to separation of pedestrian and vehicles.
Even bicycles and roller skaters should be sep
ADA requirements should be considered.
3.14 - Environmental Resource Areas. - Groun
environmental resources. Alternate paving me
These paving methods should be implanted in
(Green Building Prog. In Austin, TX -
e parking at large commuter car pooling lots,
.). Maybe reward of gas discounts. Pool
pool phone number could be established.
entirely. In my careful thought should be
cover and watersheds should be declared
cods should be considered other than asphalt.
Ian 2020.
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#6
3.6.k - Speed bumps and stop signs are poor solutions to bad design. The farmer should never be
permitted on public streets and the latter should only be used sparingly. "T" intersections are a
much better tool in directing the flow of traffic.
3.6a & b - Regional shopping is being expanded beyond the point of desirability at the expense
of our infrastructure (streets, water and sewer) and services (fire and police). Our first priority
should be to provide for the needs of the residents of our community at the neighborhood level.
Regional interests should be encouraged to re -develop existing C-2 areas that are deteriorating.
These areas already have infrastructure.
3.7.e - Do we really want commercial development at the gateway to our city? Any new
shopping areas should be accessible to our citizens first and therefore within the belt formed by
Hwy 71 another consideration should be for alternate approach. The areas between 71B and
Cato Springs on the north side of 71 would meet the above criteria and the topography would
lend itself to development.
#7
The draft general plan 2020 guidelines is a w
commended. In a general way, I feel I could
preserve the character and identity of Fayette
keeping with that identity.
Question - Razorback/Cato Springs new mai
Have more citizen input.
Enforce what is implemented.
done document and planning staff is to be
,port guiding policies, particularly in that they
le while allowing for controlled growth in
entrance to city?
We must expand our utility line(s) and provide more service to our growth area(s).
I would like to see Fayetteville annex all of our growth area. We, the city, will better plan this
area than Washington County Planning.
Fayetteville must expand our land area thus better planning will occur. We had a fine planning
department. Our planning department is the best in the entire state.
Our city council needs to get in touch with the people of Fayetteville. We no longer have a
council that is concerned about Fayetteville as a whole. Fayetteville is a great ]an beta f
p use o
our people, not outsiders. A comprehensive land use map must be flexible. We need not to
dictate zoning.
#9 - Louise Schaper
Historic Downtown Commercial
3.9.a - To include enhancing the historic dowr
in direct conflict with the encouragement of re
At the recent Main Street Conference in Little
population is critical to a strong commercial d
the same thing.
An after hours outdoor entertainment area
population.
commercial with after hours entertainment is 1
.ock, Andres Duany said that a strong residential
wntown. John Lewis, Bank of Fayetteville, says
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discourage a strong permanent residential
Professional Office Areas
I'd like to see a policy that says we want to encourage professional office areas that are well -
designed
and landscaped and linked for pedestrians (office workers) to restaurants, parks, etc.
Residential Areas
Comments
1. Need to add/promote mixed price range ne:
2. Large lot zoning may be necessary in sensi
3. Encourage residential developments to incc
unit.
4. Love the connectivity idea! Especially for
Regional Commercial
I am concerned that the four centers will be
traditional town centers with buffered asph�
Need design standards.
areas - hillsides, etc.
rate a minimum landscape requirement per
:s and pedestrians.
seas of asphalt. Why can't they be more like I
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Community Commercial '
3.8.a - What does it mean centers that are accessible? I hope it means centers that area accessible
to bikes, pedestrians (children to adults) and cars and mass transit.
I'd also like the policy to reflect a commitment to promote traditional looking an feeling
community commercial.
PROMOTE FAYETTEVILLE'S SYMB
DESIGN STANDARDS
TREES
LANDSCAPE
PROTECT THE ENVIRONMENT
BY EXTENDING THEM '
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Planning Staff - GREAT JOB!! And want tosee more in each section (residential commercial)
about accessibility to pedestrians and bikes; tore about landscape (of course, I'd love to see
more about promoting a built environment. That builds on our traditional areas! '
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FOR- TTh6 CONKL N
FROM- LEN SCHAPER COMMENTS ON 2020
What is implementation plan for 3.6.c.?
3.6.g. Says non -regulatory strategies. Why not regulatory one?
i.e percentages of commercial allowed. How so we het varied lot sizes/ home prices in a
subdivision?
_ 3.6.j. Some density differential from city center to edge, but not much. Environmentally sensitive
areas must be zoned for large lots or purchased.
3.6.k. Why no mention of impact fees?
3.6.1. Where are regulations to require connectivity? Put in UDC
3.7 Neck discussion of auto -oriented (malls, building supply, auto sales & services drive-in
facilities, etc.) Vs. Non -auto oriented. Regional is by definition auto -oriented,
neighborhood commercial is not.
3.7.e. How to privent Cato Springs from looking like 6th St.?
3.7, f. Need minimum lot size for C2 zones.
3.8.b. Residents of Fayetteville? On the neighborhood? These must be non -auto oriented uses.
3.9.c. Disagree- lots of existion homes could stay homes. Ground floor offices that need public
access o.k. Problems keeping residential which should receive density bonuses.
3.9.d. Good. These are too confusing.
3.9.f. Should have different off-street parking requirements downtown the a we don on the
highway.
3.9.h. Some kind of bonus incentive to priserve/build the residential. On, mandatory % residential
by block/area.
3.10 Difference between Community & Neighborhood commercial not clear. Is this C in R
district or a new C district?
3.11 How do we heft these out of strip mallw where they son't belong? I mean the small ones, not
North Hills Medical. Alienate as use by right in C-2? Disagree that regulations are not
needed.
3.12 First time you mention agricultural. Has it disapproved as a land use?
3.12.b. Need design standards for Cato Springs/Razorback corridor. Lots of wishful thinking
with no plan.
3.12.c. Fully developed- no need to change.
3.12.i. Need funding plan.
3.12.j. "This corridor" - which corridor?
3.14 "Scnic vistas" mentioned kept no protection measures discused.
3.14.f. Clearly many people feel changes are needed. meet on hill
3.14.h. Sliding scale of lot size vs. slope. Protection of views by limiting development
tops.
3.15.d. Hoo? Need plan for purchase of property or condervation casements.
3.15 Implementation strategies - too many low level points. This is a land use plan!
3.17.8. "Encourage" us. Must require otherwise they won't go against the "formula".
3.17.h. Discuss entry corridors- cleaning up S. School St. Boulevards on major entries.
3.17 Need to talk about protecting neighborhood character by not having citywide standards on
street width. Repeat need to keep through traffic out of neihgborhoods. Need regulation to make
this even possible in new neighborhood.
I
From: Daryl S. Rantis
Architect
#80 West Rock Street
Fayetteville, Arkansas 72701
June 23, 1995
To: Fayettville Planing Department, and
The following is a list of comments that I would like
In general I would like to say that the plan moves in
the dated planing policies that have produced suburt
However I would like for you to consider a few idea
strategies expressed in this document.
Page 3, 3.6.c and 3.6 k I think this idea of tninimiz
streets and connectivity. Traffic should be dispersed
major arteries only. Narrowing streets and building
sufficient in slowing traffic down through the reside
Page 4, 3.6.1 Connecting residential developments t
pre engineering phases of application to the city. Al;
eliminated especially in the narrower streets and sm
* NOTE: Gridded residential street systems that rc
residential neighborhoods. I have heard comments
But good examples of this grid system exist in our
grids had little respect for the contours and work c
traffic problems that the modem subdivisions and i
services brings.
Page 8, 3.7 These large developed campuses lack I
commercial and even residential uses of these cams
and become security problems. Often these complt
every person that works there has to go to their ca
finally anyone that would want to walk to work in
campus is located with proximity to residential nei
connectiveness.
page 10 3.9 The over riding goal of this area should
dense residential development should be designed in
ownership vs. rental. This would bring a higher land
where offices are not used in the evening, as well as
housing.
Page I1 3.9.h It should be required to put
Page 15 3.11 and 3.12.g These large campuses hav
diversification that are implied in the 2010 Master I
more mixed use relationships ( Imagine housing for
instead ofjust a warehouse.) These campuses as thu
get to in the day.
make referring to the draft 2020 land use plan.
positive direction in its approach to transforming from
a sprawl.
that I hope would strengthen the implementation
through traffic is contradictory to the idea of gridded
rough a net work of streets and paths not collected on
backs and adding on street parking should be
al areas.
h each other should be required by developments in
only one side walk on one side of the street should be
r building set back areas.
d to the contours of the terrain are most desirable for
it how this dose not work in the steep Ozark terrain.
t historic and established neighborhoods In fact these
well and these areas do not seam to experience the
lack of proximity to the town center and other
mixed use zoning that allows the location of
es. As a result these areas are dead during off hours
s are designed to be inaccessible to pedestrians and
ust to get lunch as well as use other related services.
se developments are hardly encouraged even when the
iorhoods. Again this idea dose not encourage
ude the private ownership of residences also the
racter as well as provide for a high ratio of private
ie to the area as well as make is safer than areas
nuisances that are related to concentrating student
uses above ground floor commercial services.
many pluses but they do not support the ideas of
in. Large campuses and or malls should be considering
ie elderly over a wall mart designed to be a true Agora
exist are dead at night and require an automobile to
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' Page 22 3.14 Fayettville needs a water protection ordinance similar to the tree ordinance that will preserve
the ground water resource in this area. We should not rely on the federal government to lead in policy
making or provide enforcement or protection. This ordinance should set standards for urn off and water
contamination from industries, development, residences, and agriailture. A main porpoise for this ordinance
would be keeping livestock out of streams or other bodies of water that run trough private property.
Page 26 3.15 There should be a policy to protect PRIME AGRICULTURAL lands from development. The
' scarce amount of tndy good agricultural lands that do exist in this area should be protected and preserved as
— mustninrble agricultural areas mixed in with the growth areas so that the ability for food to be grown and
raised in proximity to the town is spared as well as benefit the local economy.
Page 32,3. 17.e Reduced building setbacks should also be part of this strategy.
' Page 32, 3.17. g This should also require dispersing affordable and accessible housing.
NOTE. There should be an ordinance that addresses public rooms and spaces. It should set standards for
streetscapes signage etc. its propose would be to convey to the developer that the street is a public domain
■ that will have a minimum design standard and describe the Public Rooms character.
Page 33, 3.17.1 Many of the historic neighborhoods sometimes include gravel alleys.
Page 35, 4.1.r Locating bus stops at coffee houses and or other convenience oriented services makes a more
dignified and safer wait for the bus as well as benefit the merchant economically.
June 18, 1995
Jeff Erf
2711 Woodcliff Road
Fayetteville, AR 72701
Tim Conklin
Planning Division
City of Fayetteville
113 West Mountain Street
Re: Draft General Plan 2020 - Guiding
Dear Tim:
Please include these comments with the others
2020 Plan last Thursday. Thanks.
One of my major concerns with the Draft Gen
preservation or the protection of scenic vistas
and native plants). Outside the downtown an
Fayetteville's character, farmlands and forests,
or does the Draft 2020 Plan assume that 100
Section 3.14a of the new Plan mentions prot
implementing strategies are given except for
section needs to be expanded upon. Some 1
lands, conservation easements, restrictions, E
floodplains, aquifers, wildlife habitat, etc.; f
Frankly, the old 2010 plan addressed these is
4-23).
Sincerely,
cc: Len Schaper
Steve Parker
Stephen Miller
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and Implementation Strategies I
F
�u received during the listening session on the
1
1 Plan 2020 is that it does not address farmland
ewsheds or viewpoints) or wilderness (wildlife
the two major features which help define
barely touched on in this report. Am I wrong
:ent of Fayetteville will be developed?
ng and preserving environmental resources but no
ng the existing tree and flood ordinances. This
cs you might want to address are: conservation
environmentally sensitive areas - wetlands,
land protection, agricultural restrictions, etc.
;s much more thoroughly (see pages 4-14 and
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•
Butterfield Trail Village
1923 E. Joyce Blvd.
Fayetteville, AR 72703
September 25, 1995
Ms. Alett Little
'• Planning Division, Director
The City of Fayetteville
Dear Ms. Little:
• I wish to call your attention to a portion of the Draft 2020
Future Land Use Map (Draft 4 4) which represents a part of the Reg.cnal
Commercial area near the Mall. As drawn, the south east corner appears
to reflect the recently proposed rezoning request of Lindsey Associates
for property north of Joyce Blvd. You will recall that the request to
'• rezone the property which fronts Joyce and is zoned R -O was withdrawn it'.
deference to the opposition of neighbors including residents of
Butterfield Trail Village and the offices to the east of the tract. I
believe that much of the argument raised by th.s opposition is valid and
will only intensify with t.me and the developments to the west.
Accordingly, I believe the map should reflect that the present land use
is liable to be stable for a long tame and that the same or
complementary uses should be encouraged.
The map to the north of Joyce should show the eastern boundary of
'• the Regional C rrrercial to be as shown as the apparent boundary line on
Draft 43 before an additional area, including land which has been
developed under R -O restrictions, was obviously added.
As a resident c: Butterfield Trail Village, I am aware of the need
:t serves which is bcur.d to increase .n the future. It has the
additional space for further growth but unfavorable changes in the
character of the neighborhood can affect its success. I will appreciate
your thoughtful consideration of our request.
Sincerely youurrs,
Samuel Siegel
cc: President of the BTV Residents Council
Alderman S. Parker
Alderman. J. Fill
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July 26, 1995
To: Alen Little/I"un Conklin
Planning Department
City of Fayetteville
Fax (501) 575-8316
Fmm: John Forney
Phone (501) 963-6468 tit August
Alett and Tim:
Paris.
Z£:ZT $66T-9Z—inf
Here are some comments on the 2020 work. Given the late date of these I do not expect a
response or amendments, but T did want to organize my own thoughts. Chuck Nicklc
asked me for a copy —please put one in his`mail box. It is fine with me if you want to copy
these to the other Commissioners as well, in spite of the incompletion of my review.
Janet called this morning and indicated that the special meeting concerning the 310 acre
Nanchar rezoning would be hold at 1:00 pin on August 7th. I doubt I will be able to attend
that discussion. If this is the case I will type up a short description of my position on that
matter for distribution or reading into the record.
If you have any questions you can reach me in Paris —I will attend the July 31 meeting, and
understand that we are no longer meeting Ion Fridays at noon.
Thanks or your help.
Foracy
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Notes on the General Land Use Plan 2020
July 24,1995/John Forney
cI:i;T $66T- 32-
n
The Planning Staff has done a fine job in drafting these documents, and should be
congratulated for establishing a clear guide for use in decision making. Some general
comments —not complete, but I understand this to be an ongoing process:
• The 2020 plan should be described as an amendment to 20I0, stating what parts of
• 2010 are superseded.
• As we implement this plan we will need better numbers about the impact of density and
growth strategies to evaluate the economic consequences of our basic assumptions.
• Current land values characteristically encourage development at lower -than -allowed
densities. This creates a "time bomb" which may add a substantial load to our
infrastructure if density in currently developed areas its reases to now allowable levels.
• Topographical barriers specific to Fayetteville hinder the development of a road
network capable of supporting patterns imported from cities with level terrain. The late
completion, and greater cost, of a limited -access interstate roadway for this area also
indicates that our geography is unsuitable for patterns established in flatter areas.
• Because the public maintains the infrastrucwrc privab developers build we must plan in
partnership to assure a city we can afford to live in for the long run. Typically
developers have not planned mixed -use developments in this area, so incentives will be
necessary to encourage this new pattern, and the city and developers may need to invest
jointly to fund master plans (incorperatiag public facilities) of specific larger tracts
• This plan necessitates considerable city -initiated up and down zoning, and significant
additions and amendments to our development ordinances. This may best be addressed
by a coordinated program initiated immediately after plan approval.
• The mapping accomplished for 2020 provides a visual resource which we should use in
our regular meetings to make our deliberations more easily understood by the public.
Relative to the Guiding Policies and Impicmenration Strategies:
3.6 I agree with allowing development but restricting its pattern (3.6.j.) While the
Environmental Resource Element establishes that we can accommodate anticipated growth
within existing boundaries, how we grow should be established by Council, Planning
Commission and Staff in consultation with the public as mandated in state enabling law.
We need data which informs that discussion —for instance, what yardstick should we apply
to judge the public cost of different kinds, locations and densities of development?
(3-6.k) What specific road -building projects have not been accomplished because of
funding shortfalls? Can we prioritize these? Are there specific development strategies
which will facilitate completion of the network agreed to to the Master Street Plan?
To establish and maintain the strong neighborhood centers called for here we should
identify existing neighborhoods as we implement this plan and establish mechanisms to
address needs and concerns at the neighborhood scale. This would help maintain small -
community feeling in spite of increased overall city population, and would also provide a
mechanism for defusing potential disputes. The discussions between Lindsey and
Butterfield Village, and Nanchar, Inc. and Centerbrook provide examples. Linking the
Community Facilities Plan to specific centers could also enhance neighborhoods.
3.7 Willa regional center at the intersection of the Bypass, Cato Springs and Highway 71
encourage residential development pressure in the hills to the south? Should this regional
center be located inside the Bypass to encourage development in the south of town?
Viewsheds should be identified and protected to assure an attractive prospect when arriving
at the southern entry to Faycccvil:c.
We shou:d monitor the
development of regional centers to address
traffic issues,
and to
assure proportional and
appropriate growth which protects existing
investment in
other
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Notes on the General Land Use Plan
July 24, 1995/John Forney
SE:Zt £66i-9Z-mr
page 2
dedicated auto trips, allow pedestrian and perhaps future transit use and create activity
centers for various community needs. Again we should plan for public facilities (police/flit
stations, schools or parks) in each regional center to provide a local focus.
(3.7.t)Large developments (and rezoning:
assess and plan for traffic, public facilities
economic basis. 3.7.g. states that the Byp
equity —should this approach be applied el:
strip development?
3.8. Developments at 451265, Garland/!
College/Rolling ThUs, I6E/265 and Towr
Commercial. NeighborhoodCommercial
Community Commercial sites, and thus v
zoning techniques to make Community C
they now tend to focus on thoroughfare b
pedestrian links between residential and c
above are very difficult to access on foot
3.9 The 2010 plan described the Square: r
services and entertainment --this should ct
limited to the historic core, but should be
encourage denser development and a mix
regional mall area should have high densi
Parking requirements should be waived f
those centers, with the proviso that fees b
parking facilities in these high density Inc
space in residential subdivisions might of
parking facilities in high density, mixed-i
should be reviewed as PUD's or LSD's to
d infrastructure on (at least) a rational
Design Overlay balances private and public
/here, or can we limit rezonings to mimmne
rth, Bypass/16W, 15th St /S. School, N.
np/Grcgg are all classified Community
ill be minimal given the preponderance of
should consider how to use performance
nnnercial centers the focus of neighborhoods —
lie which divides neighborhoods. Better
amerciai arc necessary (the centers mentioned
• bike from surrounding neighborhoods.)
I traditional downtown as a regional center for
tmue. C-3 and C-4 zoning should not be
tended to parts of each of the regional centers to
r uses. Both the new research dark and the
mixed -use centers like that found at the square.
businesses in the C13D and in the dense part of
:barged to finance city -constructed shared
ions. The granting of land or money for green
r a model for accumulating resources for shared
S areas.
3.10 Where are there Neighborhood Combercial locations now? It may be a good idea to
limit these "nodes" of commercial development to one side of major traffic route so that
development relatrs to adjacent pedestnan ways and less to through traffic —typically
economics will drive cot mere al centers to relate to the road instead of the local market.
3.11 Provision should be made for pedestrian links to shopping from office centers so
auto trips will be minimized. Offices should always be linked to other uses and have their
own "neighborhood commercial" areas to allow delis, etc.
3.12 Mixed -use areas allow balanced growth. Specilic areas need to be planned in a more
comprehensive manner to establish workable mixes of uses —the area including and
between the regional mall and the reseaick park should be master planned to assure careful
development of these areas -
3.13 (3.13.e) The research park should have a master plan establishing its larger role in the
city. Perhaps this should be a center wink a mix of uses, rather than a distinct, single use
area. The Planning Commission, Staff arkd private consultants should evaluate this public
investment and propose the best use for this unique opportunity.
3.15 Greenspace fees provide greater fleidbility than the dedication of local acreage by
developers. We are now accumulating park areas which are difficult to use and maintain
while specific park and recreation needs ho unaddressed. Green and recreational areas
should be incorporated into mixed-asc centers with other public facilities.
4,1 We should establish which planned multi -lane roads we believe should incorporate
median strips and forward this infonnati i to the AHTD now.
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' October 9, 1995
I- 2810 old Farmington Road
Fayetteville, AR 72704
m's Geet
Planning Commission
City of Fayetteville
113 W. Mountain Street
Fayetteville, AR 72701
Dear Commissioners:
Draft # 2 of the Future :,and Use Map designates a portion of my
property as mixed use. Or. draft # 4 this was changed to
residential. I would :ice to have th=s parcel designated mixed
use or commercial.
There is commercial property to the east ( motels ) and
undeveloped commercial property to the north of this parcel, The
designation that I request would allow me to have input into the
development of this buffer zone between existing commercial
property and the remainder of my property which is appropriate
for residential development.
I realize the general plan does not rezone my property.
■ The area that I am discussing is highlighted on the attached map.
Sincerely,
2-� Q (32
Richard B. Culver
d
My question, when I finally get to it, will be a very simple one.
First a bit of recent history, the total spoliation of a tract of about 20 acres
at the intersection of Highway 62 and Anger Road lying to the west of Finger Road
and south of the highway, across Finger Road from Wal-Mart, a site zoned by the
City as partly "agricultural." It is owned by a gentleman from Fort Smith who -
shows up occasionally to block any attempt to curb free -wheeling development by
the locals.
Beginning in February, 1994, during the construction of the Supercenter,
this land was covered to the depth of abut 20 feet with excavation spoil from the
construction site. The trees were cleared except for a few that later died. It makes
a beautiful entrance to the City from the West.
At the same time, two concrete curb cuts were built on Finger Road leading
into the property. I have been assured bpi two City engineers that this means that
streets were planned at the time for the twenty acres and by two that they didn't
have a clue what was going on.
As the months went by and the dump trucks crossed the road, repeated
phone calls to the City Planning Departmlent revealed that they had no
documentation at all on all this activity. The changes hardly seemed in line with
agricultural practices, yet no change in zoning from agricultural to something else
was applied for. The tract was certainly larger than one acre, yet no permit for a
large-scale development showed up. There was filed no concept plan, no attempt
to discover if the plot contained any rare trees. Section 98.61 of the City Code
that demands a permit specifically for making curb cuts went by the board.
Nor, by the way were the neighboring property owners, including my family,
ever informed of what was going on as is prescribed by law, which seems strange
since we were doing all the calling. '
Oh, yes, one piece of paper did show up in the Engineering Department, a
grading plan dated June 3, months after the project, if that's the right word, was
filed, though not completed.
When the City Attorney was informed of these things in great detail by our
lawyers's letter, he replied some five months later that there did indeed seem to be
"loopholes" in the City's way of controlling what went on and wasn't that a
shame. He did not even, by the way, attl mpt to answer the three pages of
complaints our lawyer had detailed. '
All this is past history; the soil is dead, the trees are dead. But the land,
except for the actual corner of the intersection, is "agricultural." The commercial
lot at the corner doesn't worry me; Wal-Mart isn't going to allow any big-time
competition there. The rest ofhhe land does.
So finally a question, When the large-scale development plan for those
twenty -acres does come through your Commission -- and it will, those curb cuts
weren't put there for parkers -- to what degree will you respect at t e City
Q this plan 2d to do, to make, with the help of the public, a reasonableawd"
d.strtlgd statement of how Fayettville ought to look and feel, and stick to it,
regardless of the pressure of persons anal groups who see the City not as a place
where people live, but as an enormous and highly profitable construction site. - lnti eaPf
.,• -s---- A i n _ n ., t_ r&.
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—_-�_ - --
MARION R. ORTON
1641 Halsell Rd.
Fayetteville, Ark. 72701
November I, 1995
' Tim Conklin
Planning Division
I- City of Fayetteville
Re: 2020 Map
' DeorTim:
' Thank you for changing to the use of land contours on your 2020 Map. This change will
make much more clear the location and steepness of our hills.
' I also feel very strongly that the Fayetteville School District boundary line should be indi-
cated on the map. The amount of property tax for our Fayetteville schools is greatly
affected by Regional Commercial, Industrial Parks and other valuable property located
within the district. The City's placing these zones out of the Fayetteville District results
in a considerable lost of money for our local schools. The boundary marking will, at
least, make school quality a planning consideration.
Sincerely,
Marion Orton
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August 9, 1995
Thomas L Brown & Irene C. Pritchard
6355 E. Huntsville Road
Fayetteville, AK. 72701
(501)521-6470
Fayetteville Planning Commission
113 W. Mountain Street
Fayetteville, AK. 72701
Re: Draft General Plan 2020
We own in excess of 18 acres located along High' Say 16 East, just south of Lake Sequoyah. We selected
this property because of its accessibility to the towii center and its rural nature. As property owners we are
interestedin seeingthe Lake Sequoyab area develop rationally and sensitively incorporatingits
environmental assets(e.g. White River, Boston Mbuntain foothills and Lake Sequoyah). Therefore, we
offer the following comments concerning the draft"Future Land Use Plan".
1. Remove the Mixed Use classificationfor de
Huntsville Road Community Commercial a
Neighborhood Commercial area located aft
Ring" road and the extension of the adjacent
of the Mixed Use classification along Highv
commercial area like College Avenue. Cur
along this stretch of Huntsville Road. The a.
current existence of a relatively small amount
appropriate use of the"Future Land Use Pla
the future not just a reflection of the current
the CityinmakingZoning and Developmen
can be incorporated inproposed future Corn
as non -conforming uses. It is aitical that a
development of strip commercial along Hig
when the discussion included how we sboul
CollegeAvenue. With only 12 active comn
is the time to take action.
gnated areas along Huntsville Road. from the Crossover I
atoLakeSeqouyahandreplaceitwiththeadditionofa
;intersectionof urnmille Roads and the new "Outer
residential areas to the Highway 16 East. The application
�y 16 East could result inthe development of a strip
ntly there are only 16 business properties (4 vacant)
ilicationof the Mixed Use classification just to reflect the
of commercial roadside development is not an
"map. The map should reflect the corn munityvision for
.tuation. This will allow the map to function as a tool for
iecisions. Much of the existing commercial development
tunity /Neighborhood commercial areasorbe phased out
do not support, through City Land Use Policy, the
way 16 East. Wehavebeento manyGtyCouncilmeeting
have taken action to stop the"strip development" along
rcial properties along this section of Highway 16 East this
2. Add a Neighborhood Commercial area at the intersection of Huntsville Road and the new"Outer
Ring" road. This location will provide needed commercial servicesforthe Sequoyah Lake neighborhood andprovideamorerationalcommercialdevelopmentpatternthaa strip development"
(See commentsinitem 1 above).
11 1 l I \l •1 : • 'I
Ili •1,-1 "1'1 1' • 1 il%I 1 i
This Hillside areamusthavebeen
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4. Add the Lake Sequoyah watershed boundaryto themap giving the area inside an Environmentally
Sensitive classification (This is a designation established in the 2010 General Plan). In the 2020 plan
thisclassificationwasreplacedbythemorefocused Floodplainand Hillside classification. But, as a
' result of the focus of the EnvironmentallySensitiveclassificationon just the floodplain and hillside
components, it lost its incorporation of the protection of an equally important Open Space asset- Lake
Sequoyah. By adding the watershed boundary of Lake Sequoyah (Environmentally Sensitive area) to
I- the 2020 Plan we can accomplish an equally focused protection of this valuable Open Space Asset.
Residential areas designated within this EnvironmentallySensitive classificationshould bedeveloped
only attheR-E (Estate) Zone density. All of ourprope tywouldfallwithintheEnvironmentally
• Sensitive classification and we would accept down zoning of our property. Minimal down zoning
• willbe required, as the bulk of the rest of the properties impacted fall outside the cityand could be
initially annexed as R -E. The Lowest residential density zone is necessary to reduce the negative
' impacts of increased urban non -point source pollutants, higher peak discharge rates, increased runoff,
visually intrusiveintensiveresidential development and land use problems broughtaboutbyconflicting
activities (SmallLotResidentialvs. Regional ScateActiveRecreation).
5. Within the south east quadrant of the Citythe GeneraLPlan should vary the application of residential
zoning densities to insure a sensitive transition from higher density urban to lower density urban
fringe. Along Highway 16 East, traveling through an urbanlandscape influenced by the White River
' floodplainand Boston Mountain foothills, cam should betaken to transition from higher density
residential zoning classifications (R-3, R-2, R-1.5, R -S, R-1 & R -A )inside Crossover Road, to more
moderate residential densities inside the new"OuterRing" road (R-1.5, R -S, R-1, R -A, R -L), to
'• lower residential zoning densities outside the new"Outer Ring" road (R-1, R -A, R -L & R -E) this
sensitive transition of residential densities will be!ppreservethe environmental assets of the Lake
Segvoyah Neighborhood and this important entrance to the city.
In addition, we offerthe following addition to the"Park and Recreation_ ImplementationStrategies'
(See Page 46 of the draft" Community Services and Facilities Element":
3.15.r.r Workwith the Planning Com n;monto integrate the Parks and Open Space Plan
with General Land Use Plan and Zoning classifications to reduce land use conflicts
resultingfrom incompatible adjacenruses and developmentiatensities.
' Yovis
Thomas L Brown & Irene C. Pritchard
Enclosure (Part of draft "Future Land Use Plan")
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Jim
' TiFriends for Fayetteville
' P.O. Box 3237
Fayetteville, AR 72702
Andrea Fournet, Chair (521-9938)
'
fff.info@cavern.uark.edu
_ i August 2, 1995
1
To: Fayetteville Aldermen
1I Planning .Commissioners
Planning Department
1 Mayor's Office
In late June, the Friends for Fayetteville Board of Directorsidentified six
planning policies that it would like to see incc, ?orated into the 2020
' General Land Use Plan. The Board set out to determine if these policies
were generally acceptable to its members and others in.the community.
A flyer (attached) listing these policies was created and made available
to (1) our membership; (2) participants at our July 17th forum; and (3)
' Fayetteville residents visiting the Farmer's Market on one Saturday in
July. " Recipients of the flyer were asked to circle the policies they
favored and sign their name. In addition, members were encouraged to
1 have friends -review the six statements and circle, the . policies they
favored.
1 As of July' 31, there were 141 respondents from a mailing of
approximately 200 flyers, flyers available at the forum on July 17, and a
1 solicitation on one Saturday morning on the Square. Interestingly, 93
(66%) of the 141 respondents were not members of the Friends for
Fayetteville.
• The results are listed -on the next page: If you have any questions, please
1 don't hesitate to 'contact me at 521-2553.
' Sincerely,
r'nnnin rramet
in six policies
.f Directors for `,
se Plan
1
1. Grow with infill developme
sprawl at the edge.
123 respondents (87% of total) aI
is a high degree of agfeement, it i
the July forum, this statement ge
people wanting both a sense of oK
more sprawl. This seems to be a
clarification is needed.
2. Incorporate planted median
roads wider. -than two lanes.
140 respondents (99% of total) ag
of two policies that were acceptab
3. Use incentives: (a) to prese
(b) to -.encourage affordable ho'
enhance our existing traditiona
similiar characteristics elsewh
132 respondents (93.6% of total) a
respondents who replied in the affi
but not three of the reasons to use
4. Enhance our existing comr
neighborhood centers where re!
shop, go to school or enjoy. a 1
140 respondents (99% of total) ag
of two policies that were acceptat
in existing boundaries, not more
ed"with this statement. Although 87%
the least agreed upon statement. At
ated the most amount of debate with
space in the city and not wanting
!y issue on which further dialogue and
rips for safety and beauty in
!d with this statement. This was one
to virtually everyone who responded.
ve open space at the city edges;
sing on smaller lots; (c) to
town center and encourage
re.
with this statement. Several
e only agreed with one or two,
unity
by
ensuring
walkable -type
dents
do
not have
to drive
to
ark.
?ed-with this statement. This was one
to virtually everyone who responded.
5. Plan new developments that appropriately mix places to live,
work, recreate and shop.
136 respondents (96% of .total) agreed with this statement.
6. Discourage additional strip development, especially at
gateways to our city. (Like tie future intersection of. the south
bypass and the new Highway 71 at Cato Springs Road.)
135 respondents (95.7% of total) agreed with this §tatement.
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Comments written on flyer by respondents:
To keep quality for inner city-- do not want all,land built on!
I do not want all built on-- some lots with real slope/trees should be left
as green space.
Too much infill can, greatly worsen our drainage problems-- not an
either/or situation!!
Stop putting a mass of commercial together as around the mall.
Limit commercial all over town. A (town) center is needed in south part
of town.
Concentrate on existing town center for the present. It needs all the help
it can get.
Concentrate on park and park facilities as something achievable.
Aim for compatible architecture, building and landscape as something
achievable. Let's not have another Lowe's.
(Use) plants that impede vehicles out of control.
(Grow -with infill development) if done with plenty of green -space, parks,
bike paths, etc.
(incorporate planted median strips) only on long blocks with no cross
' streets.
Bypass exits should have concentration of business and not draw traffic
' into towns— however this can be managed by design.
' Minimize sprawl.
Friends For Fayetteville's comments on the
members and for the past year and a half o
issues. Our mission is to promote Fa;
environmental quality, health, heritag,
through research, education and citi;
development issues.
First of all we would like to congratulate the
professional work in crafting the 2020 plan.
The Board of Directors for FFF formula₹ed 6
the General Land Use Plan. Through a sun
than 2 weeks. Of responses over 213 were ft
our organization. W e submitted the results
you may recall, all of the 6 policies attracted
policy approval being 87%.
1.Grow with infill development in existing
This seems to be one of the most
2010 and 2020. Seem further dia
2. Incorporate planted median strips for
lanes.
JP. Our organization is over 260
focus has been addressing planning
ttevilte's beauty, economy,
safety and sense of community
1 participation in planning and
staff on their hard and
rlicies as proposals to be incorporated in
f we received 141 responses in less
i citizens of Fayetteville, not members. of
the research to you in early August.As
rerwhelming support with the lowest
canes, not more sprawl at the edge.
versial of the policies incorporated in
and clarification is needed.
and beauty in roads wider than two
99% overwhelming support. Generaltf people feel boulevards are more
appealing. They are safer for drivers and for pedestrians. Ever try to cross a 5
lane road on toot? What happened with Mrs. Britton's study on Razorback Rd.
extension being a boulevard?
3. Use incentives to enhance our existing tra
similar characteristics elsewhere.
By using incentives development hF
Incentives offer us an opportunity to
of a supportable infrastructure for all
OCT-09-1995 12:08
town center and encourage
pens where the market encourages it.
rect development. Tocreate a city made
itizens.
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I4. Enhance our existing community by ensuring walkable -type neighborhood centers
' where residents do not have to drive to shop, go to school or enjoy a park.
Strong support for this in concept but obviously the difficulty is in the
' implementation of this concept. Existing patterns of commercial developments do not
— fit welt in our residential neighborhood and provoke a concerned response that
continually creates apparent conflict over the idea of village concept. We think the
idea of centers, as mapped in the new land use plan, address this concern.
Neighborhood centers work with affective performance zoning techniques, but strip
' development destroys neighborhoods.
5. Plan new developments that appropriately mix places to live, work, recreate and
shop.
We support the use of mix use districts in the 2020 plan, but are concerned that
as these develop they wit b dominated by single uses. The rezoning of the 310
acres for commercial and office space alone will necessitate more car trips anc
increase pressure or our overloaded infrastructure. Was ttus rezone following in
harrrony with the Genera! Land Use Plan?
6. Discourage additional strip development, especially at gateways to our city. (Like
the future intersection of the south bypass and the new Highway 71 at Cato Springs
Rd.)
' The road network is something all citizens pay for. It is for transportation rot for
the creaticn of commercial frontage for convenience businesses_ Strip development
' chokes our roads, makes the cangercus, and necessitates the need to bui'd and pay
for additional roads to relieve constricted traffic (low.
' The General Land Use P!an should reflect a unified vision which the citizens of
Fayetteville support. Our research into these issues indicates that those carts othe
' 2020 plan which reflect these policies are supported widely. We understand that
comprehensive planning is an on going process. The 2020 plan was well formulated
in response to the proceeding vision process. The 2020 plan has been accomplished
through the hard work of the p'aming staff in a restricted period of time.
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We took forward to participating in a continual process of planning which allows all of
our citizens to work towards a city that our grandchildren will be proud at and can
afford to live in, in the year 2020.
We would also like to encourage the planning
General Land Use plan.
Respectfully submitted
5V-99&
to support and follow the
I CT -09-1995 12:10 P.@3
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Comments on
Draft General 2020 Plan
submitted 6/20/95 by Barbara and Charles Moorman
3450.Finger Road 72701
' In general, this plan includes some nice thoughts but the
contradictions within the plan leave me envisioning future
battles over which tendency will win out and suspecting that we
I- will continue to see more of the same old thing.
In addition to, or maybe because of, contradictory Outlooks
embodied in the plan, the document seems to have no focus, but
treats, for the most part, each idea or segment of the plan as a
separate entity, even though in reality all moves will be
'• interdependent.
Finally, or perhaps a third way of saying the same thing
(contradictions, lack of focus), the plan is not realistic,
' because it does not attempt to seize and convey the facts of
Fayetteville as it is now: a strung -out hodge-podge of strip
commercial development, at least three malls or mall equivalents
' (not at the proposed "centers" or "villages"), grim -looking
residential developments situated according to no perceivable
rationale other than developers' financial opportunities, and
pavement pavement pavement. The plan presents the "village
concept" as =f there were nothing to impede its success, whereas
the mess we have created to date militates against quaintness arid
will tend to defy attempts at real community.
-------------------
The city needs to maintain public space (public streets and
sidewalks adjoining private commercial and private or public
recreational space) as the heart of any "center" or "village"
(e.g. the Fayetteville square, which has lost its post office
building to the private domain, but keeps the park or gardens
around it as well as public sidewalks.)
' The city also needs to ascertain what it is now, what is
good about that or what is bad about it, and decide to say NO to
actions by anyone that would destroy the good and intensify the
•' bad. The city's primary activity should be damage control.
It is doing a poor job of that now and I don't see much in this
plan that realistically promises better in the future.
Just a couple of examples of the unrealistic approach of the
plan or maybe it is the failure to think very profoundly in terms
' of true community:
1) There is no mention of parts of Fayetteville that do
not have sewer connections yet nor of the peculiar outline
result of past pressures to incorporate this or that political or
entrepreneurial luminary into the city -- formed by the city
limits, way too far in some directions to be practical for police
ci
and fire protection and for wa
has long since taken on the re
included in these peninsulas.
2) The plan does not
cannot afford to occupy more sp
city departments -- among them
already complain, when criticiz
cannot tend to all their duties
annexation under those circumst
dovetail with promoting bicycle
are already many areas of the c
public transportation. One of
suggest is a moratorium on anne
Otherwise, the city will be eve
Nowheresville before any of the
implemented.
3) There is the usual Faye
automobile transportation, i.e.
some nice comments on public tr
of the big contradictions of th
the healthy path of discouragin
back singing the old song about
goods efficiently", in other wo
more streets for more cars and
vehicular traffic as something
not facilitated.
4) The plan has no section
one on streets (cars and trucks
section on accomodating people
encourage thinking about what m
monolithic buildings, parking 1
discourage walking as, of cours
5) Further p::ofessionalizii
�.ught to be discouraged rather
already too many banks and lawy
anyone had the idea of putting
Grocery in New Orleans?), a bake
where people either have to or
look at or hang out in it would
professional offices. The loss
establishment, AHEC, was sad.
occasional doctor and grocery s
all the low cost residences it
6) A "community center" wa
downtown. Is this area or comm
plan's "villages"?
7) Cross Street widening i;
bringing through traffic and ba;
and sewer lines, but the city
sibility for the residences
ention the obvious: Fayetteville
ce than it already does. Most
he Planning Department! --
d, that they are understaffed and
properly. Where is the logic of
nces? And how does annexation
and public transportation. There
ty that are not served by any
he first things the plan should
ations and on developments.
further down the road to
rest of the plan can be
tevilie over -emphasis on
streets and parking, in spite of
nsport and biking. This is one
plan, which at some points is on
traffic, but in section 4 is
growth and moving "people and
ds extending, widening, creating
rucks. The plan should view
o be minimized and slowed down,
on pedestrian traffic, but it has
and on bicycles. Adding a
ho walk or would walk :Might
Ices walking pleasant. Block -long
ts, or treeless expanses
, does the absence of sidewalks.
g of the area near the Square
han encouraged. There are
rs on and near the Square. If
n a food store (like Central
ry, a recycling station... places
ike to go or that people like to
help the square a lot more than
of one really needed professional
owntown needs ESSENTIALS like the
ore. Downtown also needs to keep
approved, with $100,000, near
ity not included .among the
cutting into a neighborhood,
ing hope for a "community" with
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its own character in that area. The 2010 plan is supposedly in
effect. Widening Cross violates at least the spirit of the 20;0
plan (routing traffic through a neighborhood, making traffic
through a neighborhood faster than it was). We should believe
another plan will change things?
8) The proposed East-West thruways will only serve to lop
off a section of the town on either end. I presume the southerly
east -west route will be 6th street. If so, then the already
stigmatized (see for example the NWA Times Sunday June 18 article
on Arkie Lures for the stereotype) south Fayetteville area will
be even less attractive for residences and for businesses. The
same will be true, to a slightly lesser extent, if 15th street is
used. If traffic is to be routed around the city on the east and
west, this should happen cutside the city or on the true
periphery.
' 9) Returning to the plan's failure to depict the city as it
truly is, the fact that the Wal-Mart Supercenter has been built
beyond the limits of the 2C10 plan's west development boundary
' and on a route not yet approved for massive traffic expansion
seems to suggest that the Wallies knew sriiething the rest of us
didn't know and that not even the 2020 plan is telling us -- that
a rcute around the city has already been cutlined and tacitly
approved by whoever really counts.
10) The plan should consider the option of making full use
' of existing roads such as College, the 71 bypass (good grief,
it's not that old!), and existing east -west sections of roads
(can't people turn corners?) and should put a long-term
moratorium on any new streets or street widening.
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Comments on 2020 Draft General
and Facilities. Submitted June
Moorman, 3450 Finger Road, Faye
lan, Section on Public Services
29, 1995 by Charles and Barbara
teville, AR 72701.
This first page is largely an attempt to grasp the prrpose
and organization of this "element" of the draft plan.
The first sentence of the
is to "give a general overview
facilities... provided by the Ci
Fayetteville and nearby areas.
appears to be to tally up what
much development pressure our a
will withstand and so we can be
we've got where we've got it an
can afford to add and where add
Resolution 13-95, quoted o
"development" as inevitable. T
intended as a basis for "growth
ocument states that its purpose
f the existing services and
y and other service providers" to
The purpose of the overview
e have now so that we can see how
ailable services and facilities
prepared to make the most of what
to know what we need, want, or
tions might be best advised.
It is too bad that a decisi
development was made before taki.
facilities the area can offer. I
been a better order. However....
Public services I can find
1.
fire protection
2.
police
3.
publicly provided
4.
publicly provided
5.
parks
6.
garbage (include
and for rec
7.
streets
8.
traffic control
9.
schools (include
how well ba
salaries an
should not
10.
libraries (nothin
11.
health care (noth
12.
electricity
13.
gas
14.
cable tv
page'l, takes "growth" and
present draft 2020 plan is
anagement plans".
to accomodate growth and
stock of services and
think vice versa would have
ncluded in the document are:
ater supplies
ewage treatment
ans for reducing wastefulness
ling)
mber of teachers per student,
nced curricula are, and teacher
benefits; the physical plant
the only item addressed.)
submitted by same)
g submitted by same)
I am not sure whether libraries and health care were really
intended to be included. No questionnaire for either is present,
just a copy of relevant information from the text of the 2010
plan.
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Services and facilities not covered that I believe should be
covered are:
Arts
1 Leisure time activities other than sports as included
in the Parks report. public, or the and t
Public transPOrtatiolt f (including
both publiclyprivately
' _ inter- and intra-city buses, trains, trolley,
etc.)
Media iand n hlsmreporttyousshould(surely
coveryou
telephone, locable
al
Internet access, newspapers)
Health care (even though possibly already included,
report should have a bigger section or. health this for example). Doctor-to-
ae and
than on streets, general patient
ratios and ratios of 4 l practitionersa1S° ratios of
to patients are important figures;
RNs to patients, relationship of hospital beds to
population, etc. (report from the ethersyetteville
public Facilities Board, among study
' Parki?)
ng facilities (statistics from parking
referred to in first part of Draft General plan
should be included here.)
Low income housing (Fayetteville Housing Authority,
EDA, etc.) sidewalks (to complement Par:tin5 and #7 above, Streets'
Bike routes and racks (ditto)
-�to)
assumed or be allowed to sneak uP or. us. As it
There ought to be a statement of priorities. Priorities
shouldn't it begiven precedence over
stands, appears that streets are being g-
especia__Y if you look at budgets. Numerous
everything else, r
wide straight streets contribute less to the well-being o� a
community than any of the other 12 items included in this draft
(except maybe cable tv). appear to be
Street projects envisioned here include severalme tto hat
aalow the
following developments much too closely after the
argument that traffic ballooned unexpectedly
development occurred. Rather, it looks as though developers
are
able to count on the citizens of Fayetteville putting
their budget every year into bailing out developers with low-
"infrast=uct'are". No wonder we can't fund e muhtc.roughltrecpublic
income housing, public transportation,
purse.
' with respect to at least one of the goals of
"centers"
this
Finally, - that is, locating
section of the 2020 plan draft - for further
and housing -- one of
at which services converge to create an idea spot spread
payetttrat1on of commerce.nd maybetfatal problem is it has
Fayetteville's biggest and try to
you identify "centers"
out too far and beer. strip Commercialed and "developed" almost
beyond redemption. Even if
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concentrate future growth there, you would need to wipe out all
the desolation in between. The only dim hope I see is to focus
ALL attention on reviving the old core of Fayetteville and
resisting the quick "tourist attraction" fix. That requires
subsidies to local owners of homes and businesses, rent controls,
riding herd on slumlords, restslictions on frilly enterprises and
enticements to projects people need for day-to-day living.
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Comments on the "Draft Future Land Use Plan and Environmental
Resource Element as directed by Resolution No. 13-95". July 20,
1995, Barbara and Charles Moorman, 3450 Finger Road.
I should preface my comments on the "land use plan and
environmental element" of the Draft 2020 Plan by saying that my
- own overall view of the Fayetteville's land use planning
situation tallies pretty much with that of Harvey Molotch in his
contribution to a collection of articles entitled "Business
'
Elites and Urban Development" published by the State University
of New York Press in 1988. He says: "...the commonplace
inefficiency of cities stands as evidence that the local
development agenda is, in fact, organized by elites who
manipulate land and buildings to enhance rents and profits.
Because neither a rational bureaucracy nor a rational market
' organizes what happens, cities can be overdeveloped, deserted, or
inconveniently arranged. Cities are ~designed' primarily to
maximize returns for the organizationally successful
entrepreneurs."
"Overdeveloped", "deserted", "inconveniently arranged". I
don't find any version of these terms in this report on the "land
use plan and environmental resource element." And yet, being
familiar primarily with Southwest Fayetteville, I would like to
remind you of the following: 1) developed but deserted or at the
very least vacant for the long term are areas along West 6th
Street, specifically the sites of the former Food for Less and
Walmart as well as vast paved reaches of parking lot and
unoccupied structures adjacent to them, and also vacant buildings
and parking lots along West 6th, in the vicinity of the FVW
building; vacant buildings on South Government and Prairie across
from and near what used to be the Pot Pourri, their windows
broken out or boarded up; etc.; 2) inconveniently arranged is
the entire length of West 6th, overdeveloped where it isn't
deserted, and yet without a frontage road and with few traffic
lights, a lot of speeding, erratic cowboy -style driving (the
effects of which are accentuated by the insane "5th lane"
design), and needless to say a high accident count; 3) also
inconveniently arranged is the long and, until recently, narrow
stretch of Highway 62 West (West 6th street) that continues to
the Farmington City limits -- how in the world will we ever be
able to provide public transportation or bike routes all the way
out there?
These are the sorts of considerations I wish had been
included in this segment of the draft, but I realize the
Resolution that called for the draft didn't mention them either.
I believe the draft should and can correct that oversight and
then should propose solutions to obvious problems of this nature
which I think need tackling before we indulge the whim of the
"growth elite" by embarking or. more rezonings, annexations, and
approvals of large scale development. There is clearly plenty to
be done with the land area that
which, being built up and paved,
of "environmental resources" otk
the noise, pollution and heat le
My second point is that I c,
resources" section of the report
of the earlier section on facili
instance. But, maybe because th
wordprocessors, there isn't much
resources" located outdoors (if
resources").
For instance, the report she
a list of all the animals, birds,
vines, etc. native to the F'villE
the city showing and naming creel
list of significant historical fE
cemetery. These are certainly re:
incorporated into what we plan.
published to impress tourists anc
"tread lightly" on our community'
already incorporated, some of
longer offers much in the way
than eyesore and increase in
n't find the "environmental
Some of it was certainly part
ies and services -- water, for
report was prepared indoors on
attention here to "natural
hat's the same as "environmental
ld include or at least promise
insects, mushrooms,' trees,
region; an ecological map of
, mountains, etc.; a map or
tures such as the confederate
urcds to be preserved and
nd the maps and lists could be
help them better appreciate and
natural environment.
The final plan should not only name and describe
Fayetteville's many creeks but should urge uncovering of those
that have been culvertised, restoration of native creek -side
vegetation, and use of the creek' as public attractions.
Third point: I think some of the analyses are skewed toward
a particular point of view, that (of promoters of growth. To wit:
HOUSING: What about UA stuc
population) who live in UA dormil
PERMIT ACTIVITY: In the "number
between 1980 and 1994" no distinc
bought and lived in and houses. s:
I suspect a lot of this housing :
ascertain whether new houses in
buildings in area B. I find no i
homelessness in Fayetteville. L
and/or mention of it]? FIGURE 3..
students counted as "working"? A
UNDERDEVELOPED AREAS: What about
inconvenient? Also, what is the
"underdeveloped"? PROJECTED LAND
ESTIMATED GROWTH: The draft need
acceptable density for cities as
Paris (France) has a population
of upwards of 40,000 per sq. mil
250 per sq. mile; and the majori
average above 2,000 per sq. mile
growth, whatever it might be, ca
miles we've got now. But no fig
that either support or refute U
ents (1/5 to 1/4 of our
ories? HISTORICAL BUILDING
of dwelling units permitted
tion is made between houses
mply built on speculation (which
s); no attempt is made to
tea A just means more empty
Mention in the draft of
n't there any [homelessness
..9 et passim: Are full-time UA
FALYSIS OF UNDEVELOPED AND
overdeveloped, deserted, and
'ayetteville definition of
AREA NEEDS TO ACCOMMODATE
to include some standards of
opposed to sprawl density.
Tensity, if I recall correctly,
3; Lexington, KY somewhere around
:y of American cities seem to
It appears that Fayetteville's
a be accommodated in the 43 sq.
ires are provided in this plan
is.
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Finally, here are some I think we should consider
doing to make this a pleasanter and healthier (economically and
environmentally) place. You will see some as preposterous and
ill-considered, but while few people may agree with me, I know
I'm not the only local tax -.payer to harbor such thoughts,
Make streets narrower; tear up the ones that have more than
two lanes or are too wide and put in 1) sidwalks and/or 2) bike
- lanes and/or trees.
Establish public transportation for all residential areas
within the city limits -- enough to take people to work,
shopping, and out for entertainment.
Any "for lease" (unoccupied) businesses with pavement
associated with them (e.g. parking lots) that are vacant more
than 6 months should have to bulldoze the parking lots and return
them to green space or at the very least reapply for large scale
development and other permits before they re -occupy.
The city should have to conduct public environmental
assessments of all Potentially destructive activities of its own,
such as widening Cross Street, putting in the new water line,
building "exhibition centers". (After all, there are public
hearings on the size of signs, for heaven's sake!) Penalties
should be assessed against responsible officials who violate any
aspect of this regulation. Citizens should understand they can
bring action against officials.
Put a moratorium on all new development except bona fide
low-income housing or small businesses in downtown area.
Make renovating more profitable than new construction
through extra fees on new construction (if the moratorium is ever
lifted) and incentives to owners who renovate.
Make housing, essential small businesses, and public space
high priority for downtown.
Reorganize the recycling program so that people separate
their own trash and impose fines for not recycling. (In other
words, make recycling the norm and not -recycling the aberration.)
Apply this to owners of appartment complexes and businesses.
Put recycling stations throughout the city in pedestrian (as
well as vehicle) convenient locations. If county people use the
recycling stations, that shouldn't hurt, since recycling CAN be
profitable if it's handled well.
Impose a packaging tax and require refunds on reusable
containers.
Crack down on vehicles, especially the innumerable trucks on
West 6th Street, that spew out black fumes.
LJ
Adopt a policy of slowing traffic down all over town. ;
Get out of the airport auth rity; oppose its "growth elite"
centered projects.
Lobby against, rather than for, more highways.
Once development moratorium is lifted, require clearly
established need (in the form of a statement of need) for any
development or facility before it is permitted.
Make political contributions or bank loans of over $5 per
contributor illegal for candidates for any city office. The
purpose of this being to discourage construction and real estate
interests from control of public officials.
Put copies of all city docu ents in the public library (can
be on computer disk or micro fiche) afd on the internet. -
Make tree cutting a punishable offense anywhere within the
• city, setting fines based on the ecological value of the tree
cut.
Connect all outflows to the sewer system. If someone can't
afford it, subsidize them. This goes for businesses as well as
residences.
Keep 18 wheelers off city streets.
Create an environment/ecology watchdog and research
department equal in power and size to pub. wks.
Cut out sales tax and impose graduated income tax.
Communities top-heavy in rich people are wasteful. So are
communities that are too poor. Even things out.
Abolish the advertising and promotion committee; their money
seems to be a burden. to them and they keep casting about for
projects to spend it on, such as the exhibition center. If the
commission isn't abolished, then at least turn their money over
to parks and recreation.
11
July 15, 1995
Isis. Alett Lal Director
Fayetteville Planning Department
113 West Mountain
Fayetteville, AR 72701
' Dear Ms. Little
This letter is in response to our conversation in your office on June 30, 1995 concerning the land use
public hearing to be held on July 20, 1995 1 own a piece of property on highway 16 West approximately
one half mile east of the Double Springs intersection. This property is surrounded by the Mildred Lee
' Estates Subdivision and immediately across the highway from the recently approved Heritage Village
Subdivision. This property is 244 ft. deep. 1225 ft. along the highway, contains about seven acres and
was annexed into the City zoned A 1.
' I am requesting that the Planning Commission indicate on the new land use plan that this property be
shown as Cl Neighborhood Commercial for the following reasons:
1. The property is far enough from the intersection of Do::ble Springs Road not to cause traffic
congestion or be a traffic hazard to through traffic using the highway.
2. The need for a neighborhood commercial area is now a reality in this area because of past and present
growth in the immediate area.
3. The site coat: aims of the property arc not conducive to residential development and the area will not
he ready for office co:nnrercia; for several vcar s to come
4. This property has been in the same fam]v for over fifty years and has always bee: considered for
commercial use when development expanded e :cugh for the need of commercial use for the surrounding
area.
I will be requesting zoning on this property when the moraterram is lifted by the City. Since the City is
actively studying land use at this time. I would tike for your department to give serious consideration to
my request for the preceding stated reasons. :f your department feels that this is good land use plar_iung
for the area, showing it on the rew !and use plan may help alicviate potential problems when the property
is submitted for rezoning.
Because I live out of state, I would appreciate being kept apprised of any action by the City that will
ultimately affect this property
Your cons:deration of this matter will he appreciated
Sincerely. q
/
//t
'Lee W Kidder
:491 W. Urnersity Heights Dr. N.
Flagstaff, AZ 86001
1
ELAM L. DENHAM, ARCHITECT
Elam L DI'enham, NCARB
2167 North Porter Road
FAYETTEVILLE, AR 72704
Telephone 1-501-521-5252
Fax 1-561-521-3530
Mr. Tim Conklin
Planning Department
113 West Mountain Street
Fayetteville, Arkansas 72701
Dear Mr. Conklin,
My wife and I are concerned about the desi
Comfort / Porter Rd. and 71 By-pass on thi
present the land west of the intersection rut
intersection is proposed as mixed use. We
300 feet should best be planned as commun
intersection of two highly trafficked roads z
development in all directions to the west. A
Comfort, more convenient and local comm
increased population in this planning area e:
routs, Please consider this input of informal
2020 Land Use Plan. I will be more than ha
convenience.
Sincerely,
ElaqLenha SCARB
,nation of property at the intersection of Mt.
General plan 2020 Future Land Use Plan. At
ring to the south from that highway and street
eel that from the corner to a depth of about
ty commercial zone since it is at an
id also because of the apparent rapid
development occurs along and off of Mt
rcial facilities will be needed to serve the
pecially at the intersection of these circulation
on as you further develop the final plans for
rpy to discuss this matter with you at your
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