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HomeMy WebLinkAbout140-04 RESOLUTION• RESOLUTION NO. 140-04 A RESOLUTION TO ADOPT THE DOWNTOWN MASTER PLAN COMPLETED BY DOVER, KOHL & PARTNERS BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1: That the City Council of the City of Fayetteville, Arkansas hereby adopts the Downtown Master Plan completed by Dover, Kohl & Partners and requests that implementing ordinances be prepared. PASSED and APPROVED this 7`h day of September, 2004. ATTEST: By: SONDRA SMITH, City Clerk APPROVED: BY: i. .iti id4/ r . . D COODY, ayor /� 1U���E'�'CY�O�. ,pp F. ;FAYETTEVILLE: Ei , ,,,,,,G70t4 :,sss� �auuuW,, NAME OF FILE: CROSS REFERENCE: Item # Date • Resolution No. 140-04 Document 1 08/19/04 memo to mayor & City Council 2 draft resolution 3 Executive Summary 4 Staff Review Form 5 memo to Tim Conklin 6 7 8 9 10 11 12 13 14 15 16 NOTES: • • 11 I /1/D CITY COUNCIL AGENDA MEMO 014.9W / m/ To: Mayor, City Council, Planning Commission , >tl$V1 Kik( From: Tim Conklin, Community Planning and Engineering Services Director Date: August 19, 2004 Subject: Adoption of the Downtown Master Plan RECOMMENDATION Staff recommends adoption of the Fayetteville Downtown Master Plan. BACKGROUND In 2003, the City hired Dover Kohl and Partners to complete a comprehensive Downtown Master Plan for the City. A very successful public participation charrette process was used to involve the entire community to develop the plan with over 200 citizens attending the work in progress meeting on January 15, 2004. This process has resulted in a tremendous amount of interest and optimism within the community about the future of the downtown area. SIX BASIC PRINCIPLES Six fundamental strategies are established by the plan and are outlined in specific action steps. I. A superbly walkable environment should be produced and showcased as Downtown's hallmark. 2. Downtown Living must be made a priority to get more people, including households of moderate and upper income, living Downtown. 3. Smart Parking must be a priority, so the need can be efficiently and sustainably met but the sense of place is enhanced, not weakened, in the process. 4. Smart rules that outperform the existing zoning should be put in place to attract and secure a caliber of development worthy of Downtown. 5. Special Places which are interconnected should be nurtured and celebrated as Downtown's signature public spaces and best addresses. 6. Experience -based Economy is recognized, supported, and continues to expand the focus on arts and culture and entertainment experiences as Downtown's drawing card. • • The Downtown Master Plan is a comprehensive vision for the downtown area and contains specific action items, management strategies, and policy recommendations to implement the plan. The plan provides a step by step approach for implementation by identifying specific projects as immediate, in our generation, and long term prospects. PROPOSED IMPLEMENTATION — IMMEDIATE PROJECTS 2004 • One-way Street Conversion and On -street Parking Plan — Staff is developing detailed plans for signage, striping, and intersection reconstruction based on the downtown master plan recommendations. Staff will bring the estimated costs and schedule for this project to the City Council in 2004. • Highway 71 East Square Redevelopment District #1. Project Plan — Staff is developing a project plan for the redevelopment district based on Downtown Master Plan recommendations. • New Zoning Districts - Form Based Zoning Code, Zoning Districts, Cultural and Entertainment Overlay District, and Architectural Design Standards will be presented to Planning Commission. • Downtown Park - "Fay Jones Property" offer and acceptance will be brought fonvard to City Council action. 2005 • New Code Adoption — Adoption of Form Based Zoning Code, Zoning Districts Boundaries, Cultural and Entertainment Overlay District, and Architectural Design Standards • College Avenue and Block Street Preliminary Engineering Design • New Parking Deck Location and Funding Decision — Identification of location and funding plan • TIE' District Discussion - Cultural and Entertainment District • • RESOLUTION NO. A RESOLUTION TO ADOPT THE DOWNTOWN MASTER PLAN COMPLETED BY DOVER, KOHL & PARTNERS BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section l: That the City Council of the City of Fayetteville, Arkansas hereby adopts the Downtown Master Plan completed by Dover, Kohl & Partners and requests that implementing ordinances be prepared. PASSED and APPROVED this 7th day of September, 2004. APPROVED: 01/40 By: DAN COODY, Mayor ATTEST: By: SONDRA SMITH, City Clerk £ao;sig uo �uip�mg • 31(5 s o o° m 3 J � S a m 5 o w .m 2 gnqa,u• < d n_ C 0 N w �O 3 N 3 9 N 3 0 d n °. -3 w o° a. d d N _ N w m 5 C n < p d _ _ -+. 0 'S < 3 m ins' s a m w 0 3 a -o r d N = d3= o n. m m n. ,� C 3 N d � 3 o d N c < aO a- °: Od - 9 3 .O S < w C O w A 0- Q 0 O. d d 0- H < d = m 7 4 N n C d m? s d 3 3 o � n a away; ay; anoge `aaueleg f 3 `< £° d a< 3 d y -o O 01 m 3 m w � m ? 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N = O y G G n S 3 8i .D 0 8- w d N m h m g p O r. 3 0 3 C fi 00 °^ 'O 'D G 3 m R n Om-�G n ;- g4, C 3,i S a ca= o s a3rx 0 o i]- 5' p m m y d4G s co d ° d " F �' O' ° 00 E. C n _ 0 00 00 i< O P- STAFF RE. FORM - NON-FINANCIAL OBLIOTION x AGENDA REQUEST For the Fayetteville City Council Meeting of: September 7, 2004 FROM: Tim Conklin Name CP&E CP&E Division Department ACTION REQUIRED: Resolution approval. SUMMARY EXPLANATION: Adoption of the Downtown Master Plan completed by Dover, Kohl & Partners and recommeded by the Planning Commission. STAFF RECOMMENDATION: Approval. Division Head Date i413/0/ City Attorney Date gam ai' Department Director Date Finance & Internal Services Dir. Date inistrative Officer 42, I 0:1324 Date Date Received in Mayor's Office Cross Reference: Previous Ord/Res#: Orig. Contract Date: Orig. Contract Number: New Item: yt Date e /" Yes No FAYETTEVILLE THE CITY OF FAYETTEVILLE, ARKANSAS City Clerk Division DEPARTMENTAL CORRESPONDENCE s 113 West Mountain Fayetteville, AR 72701 Telephone: (479) 575-8323 To: Tim Conklin Community Planning & Engineering Services Director From: Clarice Buffalohead-Pearman City Clerk Division Date: September 13, 2004 Re: Res. 140-04 Attached is the resolution passed by City Council on September 7, 2004 approving the Downtown Master Plan prepared by Dover, Kohl & Partners. These items will be recorded in the city clerk's office and microfilmed. If anything else is needed please let the clerk's office know. Thanks. /cbp attachments cc: Nancy Smith, Internal Auditor Downtown District A New District for the City of Fayetteville's Unified Development Code Prepared by: Dover, Kohl & Partners April 30, 2004 4®P.,-.4 FAYETTEVILLE DOWNTOWN MASTER PLAN Fayetteville, Arkansas -1— f F Nka vs Idealized Buillout E • -•-• TITLE XV UNIFIED DEVELOPMENT CODE 161.26 District D-1, Downtown District (A) Purpose. The City of Fayetteville seeks to create a Downtown District based upon traditional standards for city building. In January 2004 the City of Fayetteville created a plan for the Downtown District through a design charrette process involving the community and a team of design professionals. The Downtown District is form - based and categorizes areas of Downtown into specific transect zones based on the Downtown Master Plan. Traditional urban design conventions have been applied to create a pallette of building and thoroughfare types that form the framework for the Downtown District. These design conventions are derived from a number of sources in planning literature. Where approvals, interpretations, and judgements are left to the discretion of City officials, these officials shall use the following texts for guidance as to best practices: Civic Art by Hegemann and Peets; Great Streets by Allan B. Jacobs; The Charter of the New Urbanism by Congress for the New Urbanism; AIA Graphic Standards. 9th Edition' The Lexicon of the New Urbanism by Duany et al, Congress for the New Urbanism; Shared Parking, by Barton-Aschman Associates, The Urban Land Institute; The American Vignola: A Guide to the Making of Classical Architecture by William R. Ware. In the case of conflict between the standards set forth in the Downtown District and any other local land development regulation, these standards shall apply. (B) Definitions. (1) Appurtenances: Architectural features consisting of awnings, marquees, porches, stoops, balconies, turrets, cupolas, balconies, colonnades, and arcades. (2) Arcade: A colonnade composed of a counterthrusting arches. (3) Awning: A flexible roof -like cover that extends out from an exterior wall and shields a window, doorway, sidewalk, or other space below from the elements. (4) Balcony. An open habitable portion of an upper floor extending beyond a building's exterior wall that is not supported from below by vertical columns or piers but is instead supported by either a cantilever or brackets. CD161:26.1 DRAFT April 30, 2004 (9) Baluster. A short vertical member use to support a railing or coping. Balustrade: A railing together with its supporting balusters or posts, often used at the front of a parapet. Block: A combination of building lots, the perimeter of which abuts streets. Build -to line: A build -to line identifies the precise horizontal distance from a street right-of-way that the building shall be built to, in order to create a uniform line of buildings along the street. Build -to Zone: A build -to zone is a range of allowable distances from a street right-of-way that the building shall be built to in order to create a moderately uniform line of buildings along the street. (10) Building frontage: The vertical side of a building which faces the primary space or street and is built to the Build -to line. (11) Building Height A limit to the vertical extent of a building measured in stories from the mean elevation of the finished grade or sidewalk at frontage line, whichever is higher, to the eave of the roof, or comice for a building with a parapet. Permitted building heights vary according to transect zone. The maximum number of stories is inclusive of habitable roofs and exclusive of true basements. (12) Civic Building: Structure used primarily for public education, cultural performances, gatherings and displays administered by non- profit cultural, educational, govemmental, and religious organizations. (13) Colonnade: A roofed structure, extending over the sidewalk, open to the street except for supporting columns or piers. (14) Cornice: projecting horizontal decorative molding along the top of a wall or building. TITLE XV UNIFIED DEVELOPMENT CODE (15) Cupola: A domelike structure surmounting a roof or dome, often used as a lookout or to admit light and air. (16) Curb Radius: The curved edge of street paving at an intersection, measured at the inside travel edge of the travel lane. (17) Dwelling, live/work: A dwelling unit within which an at-home business is encouraged. Businesses are limited to a maximum of two employees that do not dwell in the principal or accessory dwelling unit. (18) Dwelling, rowhouse: An attached single-family dwelling unit located on land owned by the unit owner and situated in a row of two (2) or more similar horizontally attached dwelling units, each unit having its own separate water, sanitary sewer, ventilation and heating system, inclusive of separate utility service lines and meters, and which is separated from attached adjacent dwelling units by a fire-resistant common wall. (19) Expression Line: A horizontal line, the full width of a facade, expressed by a material change or by a continuous projection not less than two (2) inches nor more than one (1) foot deep. (20) Frontage Line: The property line or lines of a lot which coincide with a right-of-way or other public open space. (21) Habitable Space: Building space whose use involves human presence. Habitable space excludes parking garages, self- service storage facilities, warehouses, and display windows separated from retail activity. (22) Liner Building: A building built in front of a parking garage, cinema, supermarket etc., to conceal large expanses of blank wall area and to face the street space with a facade that has doors and windows. (23) Lintel: a horizontal beam that supports the weight of the wall above a window or door. CD161:26.2 DRAFT April 30, 2004 (24) Marquee: A permanently roofed architectural projection the sides of which are vertical and are intended for the display of signs and which is supported entirely from an exterior wall of a building. (25) Mullions: Strips of wood or metal that separate and hold in place the panes of a window. (26) Parapet: A low guarding wall at the edge of a roof, terrace, or balcony. (27) Paseo: A cross -block, primarily pedestrian passage connecting one right-of-way or paseo to another. Paseos shall be designed for pedestrian comfort, either shaded by trees or by the buildings that line the space. (28) Plaza: An unroofed public open space with a majority of paved surface. Plazas are fronted with buildings. (29) Principal Facade (For purposes of placing buildings along build -to lines or build -to zones): The front plane of a building not including stoops, porches, or other attached architectural features. (30) Rear Access Lane: A publicly or privately owned secondary way that affords access to the side or rear of abutting property. (31) Shared Parking: A system of parking, typically applied to buildings of differing uses that each have peak parking demands at different times within a 24 hour period, thereby allowing some parking spaces to be shared. (32) Square: An open space surrounded by streets or other vehicular passages. (33) Stoop: A small platform and / or entrance stairway at a house door, commonly covered by a secondary roof or awning. (34) Storefront: The portion of a building at the first story of a retail frontage that is made available for retail use. (35) (36) TITLE XV UNIFIED DEVELOPMENT CODE Story. A floor level within a building. Streetwall: The vertical surface of a building or structure that faces public open space. (37) Structured Parking: Layers of parking stacked vertically. (38) Thoroughfare: A group of walkable streets. (39) Thoroughfare, Alley: A traditional, pedestrian scale thoroughfare serving working functions of loading, service and employee pedestrian access at the rear of commercial and mixed-use buildings. (40) Thoroughfare, Boulevard: A principle traditional thoroughfare designed to encourage pedestrian mobility while traversing a community. Boulevards generally have center medians, street trees, sidewalks and parallel parking. Where higher traffic volumes occur, Multi -way Boulevards are specified with center travel lanes, adjacent medians and lower speed, outside access lanes. The outer lanes and medians are pedestrian friendly and the center lanes serve motor vehicle mobility. (41) Thoroughfare, Lane: A traditional, walkable thoroughfare serving the pedestrian mobility and access needs at the rear of residential and mixed-use units. (42) Thoroughfare, Main Street: A traditional thoroughfare with features that encourage pedestrian movement, serving a compact mix of land uses. Main Streets have parallel parking on both sides and, where the uses are more compact and activity is more intense, angle (or diagonal) parking is specified. (43) Thoroughfare, Road: A general traditional 'thoroughfare found in a less dense urban setting. Typically, parking is not adjacent to the travel way and curbs are rare. (44) Thoroughfare, Street: A general, traditional thoroughfare serving pedestrian mobility, with two or four travel lanes and parking generally on one or two sides. (45) Transect: A categorization system that organizes all elements of the urban environment on a scale from rural to urban. Any lot in the manmade environment belongs to a certain transect zone, which will describe the character and intensity of construction upon that lot. The transect zones for the Downtown District are identified on the Regulating Plan. (46) Turret A small tower or tower - shaped projection on a building. (C) Regulating Plan. (1) The Downtown District is divided into four designated transect zones, as shown on the Regulating Plan. The transect zones reflect the character of the streets in the various places within the Downtown District. The transect zones are identified as: (1) Regional Core (2) Main Street / Center (3) Downtown General (4) Neighborhood Conservation The development regulations for properties within each of the transect zones are described in Section 161.26(D), Urban Standards. (2) In addition to identifying the transect zones, the Regulating Plan identifies the Cultural and Entertainment Overlay District, which lies within the Main Street / Center transect zone. Exceptions apply to properties within the Cultural and Entertainment Overlay District and are described in Section 161.26(D)(5), Cultural and Entertainment Overlay District. (3) The Regulating Plan also identifies future alley locations. These locations are intended to be schematic to allow flexibility in the design of the site plan as properties are redeveloped over time. Future alleys shall: • be a minimum of twenty (20) feet wide; • connect to existing streets or existing alleys; and • not dead-end unless shown on the Regulating Plan. (4) Alleys may be deeded to the City of Fayetteville, or may remain under private ownership. CD161:26.3 DRAFT April 30, 2004 TITLE XV UNIFIED DEVELOPMENT CODE (5) A property intemal to a block that redevelops prior to its neighbors is not required to construct an alley; however, the site plan shall reflect rear or side setbacks that provide enough room for the future connection when neighboring properties do redevelop. (6) When the future alley location shown on the Regulating Plan passes between two properties, each property owner is only responsible for half of the alley. If one of these two property owners chooses to redevelop first, he or she may elect to provide the entire alley, or may seek the cooperation of the neighbor for the other half. (7) Providing the alley may be avoided, at the discretion of the Planning Commission, upon receipt of agreements with neighboring properties granting vehicular cross access through existing drives or parking lots. Exceptions to alleys may also be granted if the construction of the alley negatively affects buildings of historical or cultural significance, or if topographic conditions make the construction too steep and therefore unsafe. CD161:26.4 DRAFT April 30, 2004 TITLE XV UNIFIED DEVELOPMENT CODE (8) Regulating Plan. CD161:26.5 DRAFT April 30, 2004 Downtown District (D -I1 NCultural and Entertainment Overlay District Proposed Alleys Regional Core Main Street / Center Downtown General Neighborhood Conservation OD) TITLE XV UNIFIED DEVELOPMENT CODE Urban Standards. The Urban Standards establish the physical and functional relationships between buildings. The standards set forth rules related to building placement (setbacks, build -to lines, lot coverage, lot frontage), uses, and height. Additional requirements and opportunities regarding affordable housing may apply in the Downtown District [see Section 161.26(G)]. The Downtown District is based on the transect. The Downtown District is divided into four designated transect zones as shown on the Regulating Plan, Section 161.26(C)(8): (1) Regional Core (2) Main Street / Center (3) Downtown General (4) Neighborhood Conservation Additionally, special standards apply to the Cultural and Entertainment Overlay District, located within the Main Street / Center transect zone. (1) Regional Com. (a) Purpose. Development is most intense, and land use is densest in this transect zone. The character of the Regional Core is more urban than the Main Street l Center and is on a major thoroughfare. Uses are primarily destination retail, entertainment venues, offices, and multi -family residential. (b) Uses. (1) Permitted uses. Unit 1 City-wide uses by right Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Govemment facilities Unit 12 Offices, studios and related services Unit 13 Eating places Unit 14 Hotel, motel, and amusement facilities Unit 15 Neighborhood shopping goods Unit 16 Shopping goods Unit 19 Commercial recreation, small sites Unit 25 Professional offices Unit 26 Multi -family dwellings Unit 29 Dance halls Unit 34 Liquor stores Note: Any combination of above uses is permitted upon any lot within this zone. Conditional uses shall need approval when combined with pre - approved uses. (2) Conditional uses. Unit 2 City-wide uses by conditional use permit Unit 35 Outdoor music establishments Unit 36 Wireless communication facilities (c Density. None. (d Bulk and area regulations. None. (e Setback regulations. Front Buildings shall be built up to a build -to line that runs along the front property line. Side, facing street Buildings shall be built up to a build -to line that runs along the side property line. Side, intemal None Rear, without easement or alley 5 ft. Rear, from center line of an easement or alley 12 ft. Note: If the Regulating Plan shows an alley along the rear, side, or across a property line, adjustments to setbacks might be necessary. See Section 161.26(C)(3)-(8). (f) Minimum buildable street frontage. 80% of lot width. (g) Height regulations. Minimum height is 3 stories. Maximum height is 12 stories. (2) Main Street / Center. (a) Purpose. A greater range of uses is expected and encouraged in the Main Street / Center. Day care, post offices, libraries, small neighborhood retail, live -work units, and places of worship are located here. The Center is more spatially compact and is more likely to have some attached buildings than Downtown General or Neighborhood Conservation. Multi -story buildings in the Center are well-suited to accommodate a mix of uses, such as apartments or offices above shops. Lofts, live/work units, and buildings designed for changing uses over time are appropriate for the Main Street / Center. The Center is within walking distance of the CD161:26.6 DRAFT April 30, 2004 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 TITLE XV UNIFIED DEVELOPMENT CODE surrounding, primarily residential areas. (b) Uses. (1) Permitted uses. Unit 1 City-wide uses by right Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 10 Three-family dwellings Unit 12 Offices, studios and related services Unit 13 Eating places Unit 14 Hotel, motel, and amusement facilities Unit 15 Neighborhood shopping goods Unit 16 Shopping goods Unit 19 Commercial recreation, small sites Unit 25 Professional offices Unit 26 Multi -family dwellings Unit 29 Dance halls Unit 34 Liquor stores Note: Any combination of above uses is permitted upon any lot within this zone. Conditional uses shall need approval when combined with pre - approved uses. (2) Conditional uses. Unit 2 City-wide uses by conditional use permit Unit 28 Center for collecting recyclable materials Unit 35 Outdoor music establishments Unit 36 Wireless communication facilities (c Density. None. (d Bulk and area regulations. (1) Lot width minimum. All unit types 118 ft. (2) Lot area minimum. None. (e) Setback regulations. Front None Side, facing street Buildings shall be built up to a build -to line that runs along the side property line. Side, internal None Rear, without easement or alley 5 ft. Rear, from center line of an easement or alley 12 ft Note: If the Regulating Plan shows an alley along the rear, side, or across a property line, adjustments to setbacks might be necessary. See Section 161.26(C)(3H8). (f) Minimum buildable street frontage. 75% of lot width. (g) Height regulations. Minimum height is 2 stories. Maximum height is 6 stories. Above four stories there shall be a stepback of the building's principal facade of no less than 15 ft. (3) Downtown General. (a) Purpose. Downtown General is a flexible transect zone, and it is not limited to the concentrated mix of uses found in the Regional Core or Main Street / Center. Downtown General includes properties in the neighborhood that are not categorized as identifiable centers, yet are more intense in use than Neighborhood Conservation. There is a mixture of single-family homes, rowhouses, apartments, and live/work units. Activities include a flexible and dynamic range of uses, from public open spaces to less intense residential development and businesses (b) Uses. (1) Permitted uses. Unit 1 City-wide uses by right Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 10 Three-family dwellings Unit 12 Offices, studios and related services Unit 13 Eating places Unit 15 Neighborhood shopping goods Unit 25 Professional offices Unit 26 Multi -family dwellings Note: Any combination of above uses is permitted upon any lot within this zone. Conditional uses shall need approval when combined with pre - approved uses. (2) Conditional uses. Unit 2 City-wide uses by conditional use permit Unit 28 Center for collecting recyclable materials Unit 36 Wireless communication facilities CD161:26.7 DRAFT April 30, 2004 TITLE XV UNIFIED DEVELOPMENT CODE (c) Density. I Residential units per acre j 4 to 24 (d) Bulk and area regulations. (1) Lot width minimum. Dwelling (all unit types) 1 18 ft. (2) Lot area minimum. None. (e) Setback regulations. Front The principal facade of a building shall be built within a build -to zone that is located between a line 5 feet from the front property line and a line 20 ft from the front property line. Side, facing street 5 ft. Side, intemal None Rear, without easement or alley 5 ft. Rear, from center line of an easement or alley 12 ft. Note: If the Regulating Plan shows an alley along the rear, side, or across a property line, adjustments to setbacks might be necessary. See Section 161.26(C)(3)-(8). (f) Minimum buildable street frontage. 50% of lot width. (g) Height regulations. Minimum height is 1 story. Maximum height is 4 stories. (4) Neighborhood Conservation. (a) Purpose. The Neighborhood Conservation transect zone has the least activity and a lower density than the other transect zones. Although Neighborhood Conservation is the most purely residential transect zone, it can have some mix of uses, such as civic buildings. Neighborhood Conservation serves to promote and protect neighborhood character. (b) Uses. (1) Permitted uses. Unit 1 City-wide uses by right Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Govemment facilities Unit 8 Unit 9 Unit 24 Single-family dwellings Two-family dwellings Home occupations (2) Conditional uses. Unit 2 City-wide uses by conditional use permit Unit 28 Center for collecting recyclable materials Unit 36 Wireless communication facilities (c Density. I Residential units per acre 1 4 (d) Bulk and area regulations. (1) Lot width minimum. Dwelling (all unit types) 1 40 ft. (2) Lot area minimum. None. (e) Setback regulations. Front The principal fayade of a building shall be built within a build -to zone that is located between a line 5 feet from the front property line and a line 20 ft. from the front property line. Side, facing street 5 ft. Side, internal, 4 adjoining a similar use unit. None Side, intemal, if adjoining a different use unit 5 ft. Rear, without easement or alley 5 ft. Rear, from center line of an easement or alley 12 ft. (5) CD161:26.8 DRAFT April 30, 2004 Note: If the Regulating Plan shows an alley along the rear, side, or across a property line, adjustments to setbacks might be necessary See Section 161.26(C)(3)-(8). (f) Minimum buildable street frontage. 40% of lot width. (g) Height regulations. Minimum height is 1 stories. Maximum height is 3 stories. Cultural and Entertainment Overlay District. (a) Purpose. The Cultural and Entertainment Overlay District is a designated area within the Downtown District in which entertainment venues and cultural activities are encouraged. The Overlay District lies within the Main 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 TITLE XV UNIFIED DEVELOPMENT CODE Street / Center transect zone. To foster a cultural and entertainment environment in Downtown Fayetteville, special standards apply. (b) Signage & Lighting. To emphasize that the Cultural and Entertainment Overlay District is a lively center of activity for Fayetteville, more flexibility is permitted for the design of creative signage. Signage shall comply with the requirements of the underlying zone with the following exceptions: • Maximum gross area of signs on a given facade shall not exceed 30% of the facade area. • Maximum area of any single sign mounted perpendicular to a given facade shall not exceed 75 sq. ft. (c) Noise Regulations. Performance of music shall be permitted both indoors and outdoors throughout the Cultural and Entertainment Overlay District. Outdoor music performances within 200 ft. of residential uses shall conclude by 11:00 pm. No indoor or outdoor performances may be audible by residential uses after 11:00 pm or before 11:00 am. (d) Parking Regulations. See Section 161.26(F), Parking, for requirements and exceptions related to parking in the Cultural and Entertainment Overlay District. (E) Architectural Standards. This section specifies building materials, details and configurations. Building designs which strictly comply with these standards are to be considered approved for matters of aesthetics and shall not require further discretionary review for architectural character or appearance. Building designs which do not comply with these standards may be permitted, but only after review and approval by a board of three local design professionals appointed by the City Council. The appointed board is referred to in this ordinance as the "Board of Architects". The board members shall serve for rotating two-year terms. The Board members shall render a decision within 30 days following the submittal of an application for building permit. If the Board does not review an application within 30 days following the submittal of an application for building permit, the application shall be considered approved for matters of aesthetics. Building designs that are denied approval by the Board may be permitted by majority vote of the City Council. CD161:26.9 DRAFT April 30, 2004 TITLE XV UNIFIED DEVELOPMENT CODE (1) Special Building Elements & Appurtenances. Retail Frontage is required to have at least one of the following: marquee, awning, balcony, colonnade, arcade. Residential buildings are required to have either a stoop or porch. If a building has a marquee, awning, balcony, colonnade, arcade, turret, cupola, porch, or stoop, then it shall comply with the following regulations: (a) Marquees and Awnings Depth = 6 ft minimum. Height = 8 ft minimum clear. Length = 50% to 100% of Building Front. (for storefronts only). The above requirements apply to first -floor awnings. There are no minimum requirements for awnings above the first floor. Marquees and Awnings shall occur forward of the principal facade and may encroach within the right-of-way. Awnings shall be made of fabric or metal. High - gloss or plasticized fabrics are prohibited. (b) Balconies Depth = 4 ft minimum for 2nd floor balconies. Height = 10 ft minimum clear. Length = up to 100% of Building Front. (for storefronts only). Balconies shall occur forward of the principal facade and may encroach within the right-of- way. Balconies may have roofs, but are required to be open, un-airconditioned parts of the buildings. On comers, balconies may wrap around the side of the building facing the side street. CD161:26.10 DRAFT April 30, 2004 TITLE XV UNIFIED DEVELOPMENT CODE I I 1 r 1 I I I I (c) Colonnades and Arcades Depth = 8 ft minimum from the principal facade to the inside column face. 18from outside column face to curb. Height = 10 ft minimum clear. Length = 75-100% of Building Front. (for storefronts only). Open multi -story porches, awnings, balconies, and enclosed useable space shall be permitted above the colonnade. Colonnades shall only be constructed where the minimum depth can be obtained. Colonnades shall occur forward of the principal facade, but may not encroach within the right-of-way, and shall not extend past the curb line. Colonnades may replace street trees along their length. On comers, colonnades may wrap around the side of the building facing the side street. (d) Turrets and Cupolas Plan = 20' x 20' Maximum Footprint Area Height = If footprint is larger than 10' x 10', then the cupola / turret may extend a maximum of 25' above the roofline of the highest story. If footprint is below 10' x 10', then the turret or cupola may extend to a maximum of 50' above the roofline of the highest story. CD161:26.11 DRAFT April 30, 2004 TITLE XV UNIFIED DEVELOPMENT CODE (e) Front Porches Depth = 8 ft minimum from building face to inside column face. Length = 25% to 100% of Building Front. = 25% to 100% of Building Side for wrap -around porches. Height = 30" min. from grade to top of stairs; 96" maximum. Front Porches may be multi -story. Front Porches may occur forward of the principal facade. Porches shall not extend into the right-of- way. Front Porches are required to be open and un- airconditioned. No more than 25% of the floor area of a porch may be screened if the porch extends forward of the Build -to Line. Depth = 4 ft minimum from principal facade to inside column face for stoops with covered landing. Length = 10% to 25% of Building Front. (length does not include stairs) Height = 30" minimum from grade to top of first finished floor; 96" maximum. Stoops may occur forward of the principal facade, but shall not extend into the right-of-way. Stoop stairs may run to the front or to the side. Sidewalks shall have a minimum 5' clear access for pedestrians. Stoops may be covered or uncovered. *Front Porches and Stoops shall not be built within 18" of the side property line on attached unit types. CD161:26.12 DRAFT April 30, 2004 TITLE XV UNIFIED DEVELOPMENT CODE (2) Architectural Elements The lists of permitted materials and configurations have been selected for their visual appropriateness and responsiveness to climate. The primary goal of the Architectural Elements is authenticity. The Elements encourage construction which is straightforward and functional, and which draws its ornament and variety from the traditional assembly of genuine materials. All items not listed in the Architectural Elements may be allowed upon review by the Review of Architects. (a) General Requirements: The following shall be located in rear yards or sideyards not facing side streets: • Window and Wall Air Conditioners; • Electrical Utility Meters; Air Conditioning Compressors (may be located on rooftops if screened from view by roof or parapet wall); and • Irrigation and pool pumps. The following shall be located in the rear yards only: • Antennas; Permanent Barbecues; • Satellite dishes; Clotheslines. The following are prohibited: Undersized shutters (the shutter or shutters shall be sized so as to equal the width that would be required to cover the window opening.); Shutters made of plastic; Reflective and/or bronze -tint glass; Plastic or PVC roof tiles; Backlit awnings; Glossy -finish awnings; Exposed cell phone towers CD161:26.13 DRAFT April 30, 2004 TITLE XV UNIFIED DEVELOPMENT CODE (b) Building Walls Required for all buildings: • Exposed foundation walls (below the first floor elevation) shall be concrete (painted and/or stuccoed C.B.S.), brick, or natural/ manufactured stone. All Chimneys shall be finished with brick, stucco, or natural or manufactured stone. The fa�ades of buildings are encouraged to be finished with more than one finish material. Heavier materials (Stone, Brick, Concrete with Stucco, etc.) shall be located below lighter materials (Wood, Fiber Cement Board, Siding, etc). The change in material should occur along a horizontal line, preferably at the floor level. Required for all buildings except attached and detached single family houses: An expression line and a cornice. Permitted Finish Materials: Concrete masonry units with stucco (C.B.S.) Reinforced concrete with stucco Pre -cast concrete with stucco • Fiber cement board such as "Hardie -Plank" siding (50 -year siding product) • Wood (termite resistant, 50 -year siding product): painted white, left natural, or painted/stained with earth -toned colors. Brick • Stone (natural or manufactured) E.I.F.S., Fiberglass (as cornice material), and composite materials: shall be located out of reach of pedestrians and shall visually appear to have a hand troweled finish. Wherever possible, Green building materials are encouraged in the construction of building walls, including recycled -content sheathing, siding composed of reclaimed or recycled material, salvaged masonry brick or block, and locally produced stone or brick. Fa�ade Elements Diagram CORNICE WI*,, IbWyLiWels UPPER FACADE Nu__ It EXPRESSION LINE nan.�n, STOREFRONT ISTlOY Win,kn, nnun�.0 CD161:26.14 DRAFT April 30, 2004 TITLE XV UNIFIED DEVELOPMENT CODE (c) Columns, Arches, Piers, Railings & Balustrades General Requirements: Column and Pier spacing: Columns and Piers shall be spaced no farther apart than they are tall. For classical column proportions refer to American Vignola: A Guide to the Making of Classical Architecture by William R. Ware, W.W. Norton & Company, New York, 1977. Permitted Finish Materials: Columns: Wood (termite resistant), painted or natural Cast Iron Concrete with smooth finish, painted or unpainted Brick Stone Arches, Lintels, and Sills: Concrete Masonry Units with Stucco (C.B.S.) Reinforced Concrete with Stucco Brick Stone (natural or manufactured) Piers: Concrete Masonry Units with Stucco (C.B.S.) Reinforced Concrete with Stucco Brick Stone (natural or manufactured) Railings & Balusters: Wood (termite resistant), painted or natural Wrought Iron Stone (natural or manufactured) Permitted Configurations: Columns: Square, 6" minimum, with or without capitals and bases Round, 6" minimum outer diameter, with or without capitals and bases Classical orders Arches: Semicircular, Jack, & Segmental Piers: 8minimum dimension Porches: Top Rail: 2-3/4" minimum diameter Balusters: 4" o.c. spacing minimum, 6" o.c. spacing maximum. All dimensions shall also conform with local building codes. Column ailing ier Railing & Balusters Arched Entranceway CD 161:26.15 DRAFT April 30, 2004 TITLE XV UNIFIED DEVELOPMENT CODE (d) Windows, Skylights, & Doors General Requirements: Window and door openings shall be taller than they are wide. Window openings may be grouped horizontally. Masonry Construction: A header and sill are required for all windows. Wood Construction: Windows are required to have trim on all four sides. The following accessories are permitted: Shutters, Window Boxes, Mullions, Fabric or Metal Awnings (no backlighting; no glossy -finish fabrics) Permitted Finish Materials: Windows & Storefronts: Wood, Aluminum, Copper, Steel, Clad Wood Doors: Wood or Metal Whenever possible, Green building materials shall be used for windows & doors, including wood/composite windows, finger -jointed wood windows, and reconstituted or recycled -content doors Permitted Configurations: • Windows: Rectangular, Round, Semi- circular, Octagonal, Transom, Sidelite Window Operations: Casement, Single- and Double -Hung, Industrial, Fixed Frame (36 square feet max.) Door Operations: Casement, French Masonry construction: arch header, sill :11.UIPLLI_ Wood Construction: trim on four sides CD161:26.16 DRAFT April 30, 2004 TITLE XV UNIFIED DEVELOPMENT CODE (e) Roofs & Gutters General Requirements: Permitted Roof Types: gabled, hipped, mansard shed, gambrel, barrel vaulted & domed. Flat roofs shall be concealed with parapets along the street frontage. Applied mansard roofs are not permitted. Downspouts are to match gutters in material and finish. Permitted Finish Materials: Metal: Galvanized, Copper, Aluminum, Zinc -Alum • Shingles: Asphalt or Metal, "dimensional" type, Slate, Composite Slate ' Gutters: Copper, Aluminum, Galvanized Steel Recycled -content, 30- or 40 -year roofing material. Permitted Configurations: • Metal: Standing Seam or "Five-vee," 24" maximum spacing, panel ends exposed at overhang Shingles: Square, Rectangular, Fishscale, Diamond Gutters: Rectangular section, Square section, Half -round section, Ogee Section L! CD161:26.17 DRAFT April 30, 2004 TITLE XV UNIFIED DEVELOPMENT CODE (f) Garden Walls, Fences & Hedges General Requirements: Fences, garden walls, or hedges are required along all property lines which abut streets and alleys as shown in the diagram below. Fences, garden walls, or hedges are encouraged along side yards and rear yards. Fences, garden walls and hedges shall be minimum 25% opaque. Height: • Front Yard (in front of the primary structure): maximum height of 42 inches. Pillars and posts may extend farther. • Rear Yards and Side Yards (behind the principal facade of the primary structure): minimum height of 36 inches, maximum height 6 feet. Permitted Finish Materials: Wood (termite resistant): painted white, left natural, or painted/stained with colors. ` Wrought Iron Brick Stone Concrete Masonry Units with Stucco (if primary structure is masonry) Reinforced Concrete with Stucco - if primary structure is masonry Permitted Configurations: Wood: picket fences with comer posts; split rail Wrought Iron: Vertical, 5/8" minimum dimension with 4` maximum clear space between vertical members. Brick Stone ` Stucco: with texture and color to match building walls ,_ Allq-� Fencc3. walls Or McAgce � � LJ71/]Building enrne � Buiding Prneperty� aim ..i im _ _ _ Li D [inntifcrtcr sidewalk orv. . Curb —P— _•______ Frmtage`ite[ —0- CD161:26.18 DRAFT April 30, 2004 TITLE XV UNIFIED DEVELOPMENT CODE (g) Opacity & Facades General Requirements Each floor of any building facade facing a park, square or street shall contain transparent windows covering from 15% to 70% of the wall area. Storefronts only: In order to provide clear views of merchandise in stores and to provide natural surveillance of exterior street spaces, the ground -floor along the building frontage shall have untinted transparent storefront windows and / or doors covering no less than 75% of the wall area. Low emissivity glass with high visual light transmittance is permitted. Bottoms of the storefront windows shall be between 1 and 3 feet above sidewalk grade. Storefronts shall remain unshuttered at night and shall provide clear views of interior spaces lit from within. Doors or entrances for public access shall be provided at intervals no greater than 50 feet, unless otherwise approved by the City Planning Staff. (F) Street and Parking Standards (1) Downtown Streets. All applications for development in the Downtown District must include the design of street elements adjacent to the applicant's property. These designs must be according to the thoroughfare type adjacent to the property, as identified in the Thoroughfare Atlas 161.26 (F)(1)(a). The Thoroughfare Atlas provides the thoroughfare type and the appropriate thoroughfare sections to inform the applicant regarding how parking, sidewalk, tree planting and other elements are to be sized and arranged. Contact with City Planning and Engineering staff will provide clarification regarding the required design for each thoroughfare. CD161:26.19 DRAFT April 30, 2004 k•__________ •e i4ifti gLfI 1� ■� ` iI jjj 2. 1!'�1 C J L77 IJ c.,tu I Ik 'L i I yam�p, 1 L, �., � a TITLE XV UNIFIED DEVELOPMENT CODE (b) Thoroughfare Sections I I L' I� i I, I I I I ),►1Ili) 1 ' I I 11 I I -- I pil Er ,.ad,a,m I I I I I I tl �I I se.meer iar v vro,m .�•xi.., ue.,�mdi CO161:26.21 DRAFT April 30, 2004 TITLE XV UNIFIED DEVELOPMENT CODE � II' ►i,1T1►I ► r1jT11 Iii 1 III Ii H' no.n SAD w,a,% CD161:26.22 DRAFT April 30, 2004 TITLE XV UNIFIED DEVELOPMENT CODE (2) Downtown Parking. (a) Parking and Loading. All parking related design and access details within the Downtown District shall be compliant with Section 172, Parking and Loading, with the following exceptions: (1) Drive way throat lengths, 172.04(E)(1), do not apply. (2) One-way entrances to parking lots, 172.04(E)(2)(a)(i), shall be ten (10) feet to twelve (12) feet in width. (3) Two-way entrances, 172.04(E)(2)(a)(ii), shall be twenty (20) feet to twenty-four (24) feet in width. (4) Drive aisles for circulation, 172.04(E)(2)(b), that have no parking on either side may be ten (10) feet in width for one-way, or twenty (20) feet in width for two-way. (5) All waivers referenced to C-3 and C-4 in Section 172.05(A) shall apply to the entire Downtown District. (6)On-street parking spaces directly adjacent to a property may count toward a property's off- street required number of spaces (Section 172.05). When an on -street space fronts two separate properties, that property with the largest portion of the space enfronting shall claim the space. (7) Exceeding the required amount of parking spaces (Section 172.05(B)) is strongly discouraged within the Downtown District. (8) Transect zones and the Cultural and Entertainment Overlay District are not equivalent to zoning districts as mentioned in Section 172.06, Parking Lot Location Standards. The Downtown District is the zoning district. (9) The width of landscaped areas parallel to property lines adjoining street rights -of -way in Section 172.07(D)(2) shall be equal to the build -to line distance or minimum setback distance specified within each transect zone. If a transect zone specifies a build -to zone, then the width of the landscaped area shall be equal to the maximum build -to location or actual build -to location of the principal structure, whichever is the shortest distance of the two. (b) Driveway and Access to Parking Locations. The following items apply to properties within the Downtown District: lAIy ,is r Mid -block v Building r ❑ Building Property sidewalk or swale Cu rb� 4- Frontage Street'-* Curb-► Property fl Sr ,Gg�iY f—NoAlley -► (1) Buildings that have both rear and side access shall access parking through the rear (see diagram above). (2) Driveways from the front of a lot to rear parking areas are permitted only where rear or side street access is unavailable (see diagram above). ~ AlleyHii�iiiii Mid Blisg �r Property Building Building, Line —►- _. _. _.. sidewalk or Swale Curb—► 4 Frontage SCrsoS—► Curb 1 sidewalk or Swale Property. _ . _ _ Line Mid B4k Como Building Building ! 1 Hi IIHIIHE 4 —No Alleyi (3) Access through parking lots across property lines is encouraged, especially when there is no alley (see diagram above). CD161:26.23 DRAFT April 30, 2004 TITLE XV UNIFIED DEVELOPMENT CODE (4) Circular drives shall be approved on a case by case basis by the Board of Architects (5) Garage door(s) shall be positioned no closer to the street than twenty (20) feet behind the principal plan of the building front. Where space permits, garage doors shall face the side or the rear, not the front. (c) Cultural and Entertainment Overlay District Parking Exception. (1) There shall be no minimum parking requirements for properties within the Cultural and Entertainment Overlay District. (2) The Planning Commission shall review this policy of no minimum parking requirement for the Cultural and Entertainment Overlay District periodically, but no sooner than every two years. (G) Inclusionary Housing Standards. [To be completed by the City] This section should be coordinated with a general housing policy and strategy for the City that may include public financing and subsidy, and perhaps limits to tax increases to insure affordability. Regulations may include: • # of units in a proposed development that trigger the use of these standards. • Percentage of required inclusionary units from the total number of units provided. -this could be a fixed amount such as 10%foreveryone, or -differing amounts depending on the targeted income level (such as moderate, low, very low —as defined by federal or state policies) • In -lieu fees: this will be a schedule of fees offering developers the opportunity to pay a sum of money instead of providing the Inclusionary units. The in -lieu of fee may be applied to the entire requirement, or toward some percentage of required units, to be determined by the City. The schedule of fees may need to be updated from time to time. • A provision that allows an alternative to these regulations under special circumstances by constructing inclusionary units off -site, or by dedicating land to the City, a non-profit CDC, or a housing authority, suitable to constructing the required number of inclusionary units. Credits for additional units that may be applied to future projects Requirements for an Inclusionary Housing Agreement, that has to be submitted with any development or building applications. Provisions for insuring permanent affordability or perpetual affordability regarding resale of developed inclusionary units. Regarding Quality: Inclusionary units may be smaller in area than market rate, but the unit mix shall be proportional to the market rate mix. Regarding Timing: Inclusionary units shall be constructed at the same time as market rate units. Regarding Incentives: Inclusionary Housing Standards should provide incentives for developers that may include: • Height or density increases for the number of inclusionary units beyond the requirements. • Reductions in unit sizes, minimum lot sizes, and interior finish materials. CD 161:26.24 DRAFT April 30, 2004 1 I i I S I I 1 I 1 1 I I 1 1 1 1 1 1 Technical Memorandum Downtown Transportation and Parking Management Strategy Prepared by: Hall Planning & Engineering April 30, 2004 1 I i 1 1 1 1 I Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 2 of 35 BACKGROUND 1 In advance of the January 2004 Downtown Master Plan Charrette, a series of meetings were held to gather background information for the planning effort and to review issues currently affecting Downtown Fayetteville. Selected summary statements regarding those meetings are listed below, followed by a description of key Downtown transportation issues. The top issues raised by many of the groups and individuals interviewed in Fayetteville included 1 parking, walkable street design, and quality of life and economic vitality. PARKING 1 The campus/town edge creates a parking problem, since the University of Arkansas' campus parking is tightly regulated and no strategic policy is apparent to coordinate City parking enforcement at the campus edge. Regarding Downtown, citizens and city staff are interested in parking supply to match new growth demand. Many feel parking is generally available a short distance from Downtown destinations, just not adjacent to the Downtown Square. Downtown churches are acquiring additional parking spaces by purchasing available land Downtown for relatively low cost. The church parking is primarily surface lots. WALKABLE STREETS Most interviewees understand the needs of pedestrians in an urban setting. Pedestrian and motor I vehicle circulation is key to economic vitality. Many expressed that vehicular travel speeds on streets are too fast to encourage walking. One-way streets encourage higher speeds. In general, speeds must be managed more rigorously, especially within areas designated as pedestrian emphasis areas. Concern for lost parking exists if two-way streets are reestablished on existing one-way streets. Transit is largely University based and serves the Downtown on its eastern campus edge. Greater city/campus coordination would facilitate both transit and walking. 1 QUALITY OF LIFE & ECONOMIC VITALITY This concept was most frequently expressed as a sense of safety, comfort, and variety in daily life experience. Lower traffic speeds, quiet nighttime periods, proper citizen behavior and cultural opportunities all contribute to quality of life in the community. Continued success with Dickson Street and an enlivened Downtown are key goals for Fayetteville. A compact, mixed use, urban environment is seen as very competitive with other economic centers in the region. The Fayetteville experience offers greater variety and interest than any other area and is thus a strong competitor. Transportation issues of accessibility, parking and circulation are key to this success. 1 1 1 1 I Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 3 of 35 I From these discussions and a preliminary study of field conditions, the following issues appear important to the success of improving all modes of transportation Downtown: 1 I I I I II I II II Parking 1. Parking seems to be generally available but there are not a high number of spaces adjacent to Downtown destinations. 2. New parking must match new land use patterns and intensity determined during and after the Charrette. 3. On -street parking should increase where greater activity is planned. 4. Management of parking with optimal cost profile and continued enforcement is recommended. 5. Shared parking facilities between church/office, school/church, office/residential should be planned to maintain compactness and efficiency. Walkable Streets 6. Walkability of Downtown must be comprehensively visualized. 7. Walkability planning and implementation must be staged into phases. 8. Decide which modes of transportation are desired along each roadway in Downtown. 9. Traffic speeds must reflect the desired land use and mobility vision. 10. Circulation can be improved and a managed speed achieved for motor vehicle traffic. 11. Major traffic corridors need rehabilitation. 12. One-way streets must be addressed. 13. Drainage is a major cost factor in street redevelopment projects. 14. Curb extensions should be reevaluated. 15. Street standards should be functionally based, by modal emphasis, i.e. walking, biking, vehicle emphasis. 16. Finn definitions, based on street function, should be adopted into the Unified Development Code. Quality of Life & Economic Vitality 17. Ali transportation strategies must be subordinate to the urban design objectives for Downtown. 18. Access to Downtown for business and cultural activities must be maintained and enhanced in a balanced way, in harmony with community character. 19. Reduced vehicle speed is key to achieving a balanced quality of life Downtown. Other background review included a thorough review of the City of Fayetteville 2003 draft City - Wide Traffic and Transportation Study. The study sets forth a very good operational analysis for vehicular mobility throughout the City. However, other modes, although covered, were treated as secondary and appear to be less important than motor vehicle transportation. The pedestrian and walkability must always be included when thinking about transportation. Specific areas where the Downtown Master Plan reflects a priority for pedestrian movement (and bike and transit modes) should be very clearly mapped and adopted as pedestrian districts/zones. In doing so, urban planning and design can influence multi -modal transportation design, including strategies for pedestrian designed streets, alleys, parking, transit and bikeway facilities. In short, the transportation design should be subordinate to urban design in Downtown. I Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 4 of 35 PARKING Fayetteville currently has two parking districts — Off -Street Parking Development District No.I and Dickson Street Central Improvement District No. I — enabled to plan, design, and build off- street parking structures to serve Downtown needs. These existing organizations have an excellent opportunity for coordination with new building projects throughout Downtown. New parking structures in walkable communities have evolved to a higher level of design based on the fundamental needs of pedestrians. I Older parking structures with bays exposed to the street are known to be less friendly for pedestrians forced to walk adjacent to these less than pleasing vistas. Nowadays, multipurpose buildings routinely line parking structures at the level of the street and upper stories. This yields a more pleasing pedestrian environment. The rising costs of land and construction provide additional incentives to create mixed -use structures of higher value. 1 NEW OFF-STREET PARKING Both field review and charrette discussions lead to recommendations for a major parking structure to be located at the southwest comer of Dickson Street and West Avenue. Anticipated users of this parking structure include Walton Arts Center patrons, students parking to attend classes, and visitors to commercial establishments along Dickson Street. The emerging businesses along Spring Street, west of West Avenue would also benefit significantly from the presence of this new parking structure. Approximately 1200 spaces are planned for this mixed - use facility. A police substation would be an excellent component of the mixed -use building, thereby providing additional bicycle patrol resources for the emerging Cultural and Entertainment Overlay District. The Downtown Master Plan identifies several possible future locations for structured parking, both in the short term and long term. I PARKING MANAGEMENT I The parking systems within downtown Fayetteville can be optimized with a combination of pricing structure and parking duration allowed. Where retail establishments, including restaurants, are desired as part of the mix of Downtown uses, metered parking duration should be less and hourly parking rates should be moderate to high. Off-street structured parking should be correspondingly lower in cost and higher in duration. Regarding the type of parking to be provided, on -street, parallel parking is the most pedestrian - friendly form of downtown parking. On -street parking provides direct access to adjacent commercial establishments and provides a traffic calming effect on urban streets. It is strongly recommended that a new joint procedure be established between police and fire personnel to coordinate enforcement of parking regulations. If emergency personnel become aware of illegally parked vehicles, they should immediately report such occurrences to police personnel for ticketing or removal. Surface parking lots, while they provide low cost vehicle storage, are detrimental to the walkability of downtown streets. The long-term goal of urban development should be to transform all sizable surface lots to structured parking or infill development. IL I I I I Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 5 at 35 Residential on -street parking in walkable communities can be overtaken by those visiting adjacent uses. For exmple, restaurant patrons and/or university students will park on the street in front of residential units located near mixed use areas. This is a universal issue in great places (New Orleans, Miami's South Beach, London, etc.) and is one of the costs of living in a more vibrant, walkable neighborhood. Fortunately these conflicts can be resolved through ordinances that limit outside use of needed residential parking space. Parking prohibition can vary, by time of day, based on an appropriate blend of residential needs and outside user needs. The most common arrangement is residential reservation of the space at night and visitor by day. Stickers or other indicators are usually issued to residents. Enforcement and towing is essential for these policies to be effective. Monitoring and discussion with neighborhood groups is the best way to gather information regarding the need for residential parking regulations. STREET CONCEPTS Two major design concepts emerged from the Charrette and preliminary analysis: Great Streets and the One -Way Reversions to Two -Way Streets. GREAT STREETS Transportation facilities and systems provide excellent tools to support the future vision for Downtown Fayetteville, as set by the community. Many components of the urban fabric, including transportation, combine to yield that special "sense of place" — that qualitative sense of comfort and value one feels in a given urban setting. The street is central to this experience as it forms the public realm within which we move, live and play out our daily lives. Pedestrians are especially sensitive to the quality of public space, since they move through it without the usual protection afforded by home or auto. This protection/separation from the outdoor environment, experienced by auto occupants, is often viewed as the safe mode of travel — an antidote to the gamble of experiencing the frequently harsh urban environment. The down side is the limited potential for healthy exercise, interaction with friends, enjoyment of nature, freedom from parking and other benefits central to the pedestrian experience. Travelers with a choice of riding or walking therefore must have an excellent "street" experience to encourage them to venture forth from modem automotive comfort. Captive walkers, those unable to afford a car, although less sensitive to street walkability, deserve the best experience the public can provide. Walkers at the workplace can accomplish many daily tasks on foot if the setting and scale are right. The classic walk to work is rare today and is considered icing on the cake for walkable communities; i.e. the last component to evolve for mature pedestrian places. What factors contribute to an excellent pedestrian experience? Observations and design know- how suggest the following prioritized features, listed in reverse order. 10. Narrower Streets 9. Street Trees 8. Lower Traffic Volumes 7. Sidewalks 6. Interconnected Streets 5. On -street Parking 4. Lower Traffic Speeds 3. Mixed Land Use Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 6 of 35 2. Buildings Fronting the Street L Small Block Size! I These parameters have proven themselves successful in the field. When a majority of these are combined in one location, pedestrians are routinely seen. Fayetteville's walkable streets are no exception to this experience. Therefore, these concepts are applied to support walkability Downtown. SIDEWALKS Sidewalks and their width must be effectively controlled through municipal codes and ordinances to achieve high quality walkability. Within the Downtown District, sidewalks on both sides of each street (excluding Alleys and Lanes) should be the default. Justification should be submitted for an exception if absolutely necessary. Sidewalk width should vary by transect zone with wider sidewalks at the Regional Core and narrower sidewalks at the Neighborhood Conservation. The following chart shows the range of appropriate dimensions. Land Use Type NEIGHBORHOOD DOWNTOWN MAIN REGIONAL CONSERVATION GENERAL STREET/ CORE CENTER Mixed Use n. a. 8 to 10 feet * 8 to 14 14 to 24+ feet feet ** *** Residential 5 to 8 feet 6 to 8 feet n. a. n. a. * Pedestrian Clear Path = min. 6 ft. ** Pedestrian Clear Path = min. 8 ft. *** Pedestrian Clear Path = min. 10 ft. I a I I The minimum dimension for Neighborhood Conservation conditions, is established at 5 feet to allow two individuals to stroll and hold a conversation as they walk side by side. Larger dimensions are specified to manage higher pedestrian volumes; eventually for two persons, side by side, to pass others walking in the opposite direction. A clear path dimension is required to avoid street furniture, utility poles and other objects placed within the sidewalk. ONE-WAY STREET REVERSIONS I Reversion to two-way traffic is proposed for many one-way streets in Downtown. As stated above, managed motor vehicles speeds are essential to pedestrian comfort and safety. Historically two-way streets have slower traffic speeds than one-way streets, therefore all one- way streets within the Downtown study area were reviewed to determine the feasibility of one- way operation reverting to two-way operation. It was determined that the Downtown Square benefited from the one-way operation in a counterclockwise direction, similar to that of a roundabout or traffic circle. All other one way streets in the study area were studied to determine if sufficient street width exists to continue parking at least one side of streets turned back to two- way operation. With only three exceptions, all current one way streets can revert to two-way operation. Few remaining one way streets are listed below: Watson Street — West Avenue to St. Charles Avenue, has a 30ft. right of way and 22ft. of pavement, thus requiring one-way operation. I I Downtown Transportation and Parking Management Strategy 04.30.04 ' Fayetteville, Arkansas Hall Planning & Engineering Page 7 of 35 Church Avenue — Spring Street to Dickson Street, has a 40ft. right of way and 24fl. of pavement, thus making two-way operation with parking unfeasible. Locust Avenue — Center Street to Spring Street, also has a 40ft. right of way and 24fl. of Ipavement. Church Avenue and Locust Avenue should be monitored to determine when sufficient funds are available to reconstruct the existing curb line to allow redesign as an ST 40 parking on one side I1 and two 10 foot lanes. Spring Street, Block Avenue and East Avenue should be returned to two-way operation at the earliest opportunity. Restriping I Areas designated for increased walkability should have streets narrowed as economically as possible. Striping of new, on street parking is one primary tool to achieve this. Most curb lines can remain. In outlying approach streets, some speed reduction is mandatory as the area t transitions from rural to suburban to urban. Reconstruction Streets with existing pavement widths that vary substantially from the recommendations should I be reconstructed to achieve the specified design speeds of 25 or 30 mph, thus yielding greater pedestrian comfort. Reconstruction projects to achieve two-way operation should begin simultaneously, near the Downtown Square and the intersection of West Avenue and Dickson Street. These areas currently have the highest walkability and this behavior should be reinforced. Pedestrian -friendly speeds are very important for the prime Downtown streets. Narrow lane widths, on -street parking, street trees and other streetscape features will further enhance the walkable environment near the square. The key streets of Mountain and Center Streets and East I and Block Avenues surrounding the Downtown Square should be reconstructed or restriped to provide 10 -foot travel lanes. These will result in slower driving speeds than are currently encouraged by the wider lanes. Parallel parking spaces, where delineated, will be eight feet wide. Note that all measurements are to the curb face, not to the pavement's edge with the gutter pan or the back of curb. I STREET DEFINITIONS Contemporary street design is, by definition, primarily focused on motor vehicle mobility and avoidance of its opposite condition; congestion. New definitions are required to provide design guidance in utilizing the other modes of walking, bicycling and transit to increase available mobility options. Walkable thoroughfares are defined with the primary purpose of serving pedestrian mobility and, to the extent this function is not impaired, to also serve motor vehicle mobility. Pedestrians flourish where vehicle speeds are lower, thus greater mobility is encouraged through design speeds that range from 15 to 30 miles per hour. With the stated functional emphasis on pedestrian mobility, design speed becomes the controlling design consideration over vehicular volume. In contrast, contemporary transportation planning determines roadway width based on estimates of future vehicle demand. Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 8 of 35 Thoroughfares in walkable districts are built to either two lane or (in some instances) four lane widths. Higher demand is handled by an increase in number of streets and reliance on walking, biking and transit to help satisfy future travel needs. On -street parking and sidewalks are the standard, not the exception. Landscaping, building frontage, drainage and parking intensity all depend on area context of adjacent land use. These functionally classified thoroughfares, serving pedestrians, are in contrast to the roadway functional classifications defined in contemporary design manuals. Manuals such as the AASHTO "Green Book," (A Policy on Geometric Design of Highways and Streets, Washington, D.C.) define Arterial, Collector or Local Streets. These facilities, by definition, are established to primarily serve motor vehicle mobility. The definitions below have pedestrian mobility as their primary function. They are intended to augment, not replace, the current set of functionally classified streets to facilitate planning and design of highly walkable streets. In addition, designers of pedestrian streets are less likely to encounter liability issues if the purpose and function of the walkable streets are clearly stated. The street's stated function guides the design of each street element. THOROUGHFARE DEFINITIONS Lane — A traditional, walkable thoroughfare serving the pedestrian mobility and access needs at the rear of residential units in other than the town center. Other functions include trash removal and utility service. Utilities are usually placed in lanes. Drainage runs to swales with grass strips at the edges of the travel way. Pavement is generally 9 to 12 feet wide with two way "yield street" traffic flow at 10 to 15 mph. Windows facing the lane are essential to security. Garage apartments help provide this added security. Alley — A traditional, pedestrian scale thoroughfare serving working functions of loading, service and employee pedestrian access at the rear of commercial buildings. Utilities are usually placed in alleys. Ornamentation is minimal to reduce costs. Subsurface drainage allows full pavement from wall to wall. Windows must open to alleys to provided higher security. Road - A general traditional thoroughfare at the edge of a community or in a rural setting. Typically, parking is not adjacent to the travel way and curbs are rare; storm water drains to a Swale. Street - A general, traditional thoroughfare serving pedestrian mobility, with two or four travel lanes and parking generally on one or two sides. Main Street - A traditional thoroughfare with features that encourage pedestrian movement, serving a compact mix of land uses, potentially including retail, office and residential. Main Streets have parallel parking on both sides and, where the uses are more compact and activity is more intense, angle (or diagonal) parking is specified. I I I I I I I 1 I I I I I Boulevard - A principle traditional thoroughfare designed to encourage pedestrian , mobility while traversing a community. Boulevards have multiple adjacent land uses. They generally have center medians, street trees, sidewalks and parallel parking. Where higher traffic volumes occur, Multi -way Boulevards are specified with center travel lanes, adjacent medians and lower speed, outside access lanes. The outer lanes and medians are pedestrian friendly and the center lanes serve motor vehicle mobility. I 11 Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 9 of 35 IConcept drawings of these streets, shown in the following Street Sections, illustrate how key elements are assembled. Both cross section and plan views are presented. LANDSCAPE AND LIGHTING Street trees and lighting are two of the critical elements found in great street designs. They should not be viewed as "amenities" that may or may not be added, like accessories on a new car. For walkable streets, pedestrian comfort is essential, thus, these features must be included and should be in the design budgets. Street trees provide cool shade, comforting enclosure, aesthetic beauty and other benefits to the streetscape. Spacing varies with the adjacent context or transect zone, from 30 to 40 feet on centers. As shown in the drawings, trees on general streets are planted in grass planting strips. I Main Streets and Boulevards, especially in the Core and Center zones, have tree wells in the sidewalks to accommodate the higher number of pedestrians likely to walk in these areas. Similarly, street lighting should be comforting to pedestrians. Lighting should be decorative, and not exceeding l5 feet in height except in Core zones. Lighting should be designed so as to minimize glare and overhead sky glow. For example, typical "Cobra Lights" found on arterial roadsides are not appropriate for pedestrian friendly streets. I I STREET SECTIONS The following street sections should be enforced Downtown, adopted in the City of Fayetteville Unified Development Code under the proposed Downtown District ordinance and included in the Fayetteville General Plan 2020: Master Street Plan. The Thoroughfare Atlas should be adopted as well, defining the specific locations of street sections for Downtown. I I I I I 1 Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 10 of 35 1 1 I 1 24' J-2400W . 1 ALLEY (A 24) Alley = Commercial Rear Access 1 1 1 1 1 1 1 H I I I I Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 11 of 35 2a 20 FOW. I � I Lane (LA 20) Lane = Residential Rear Access Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 12 of 35 1 I J tJ !191lilatl ©'IIJ;1!III' 54-8' 10'-I--10 5' 39' ROW I 1 i STREET (ST 38 8/10/10) ' Street = 2 Lane, Urban (typical) I 1 1 Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 13 of 35 I I P.I!i dI Itll'�I! IUI 40ROW � I a One -Way STREET (ST 40 8/10/8) Street = 2 Lane, Urban (typical) Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 14 of 35 I I lillllll{J © IIII�, itll:6 a0' ROW STREET (ST 40 8/10/10) Street = 2 Lane, Urban (typical) Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 15 of 35 I 1 1 f ill�lll!I'JII f� :611Nf11� 48' ROW sia' Il 14 5 : v I n s STREET (ST 48 8/9/9/8) Street = 2 Lane, Urban Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 16 of 35 i r IA�III111 r 9:1!I:'li .0 55 ROw a Vl •' a STREET (ST 55 8/10/10/8) Street = 2 Lane, Urban I Downtown Transportation and Parking Management Strategy 04.30.04 1 Fayetteville, Arkansas Hall Planning & Engineering Page 17 of 35 1 1 i ' ➢'IOII It dl dull 1 'o. —t-- no'__I__'o'�to• 40ROW i , i - N Il 41I ; 1 1 V I 1 ROAD (RD 40 10/10) Road = 2 Lane, Sub -Urban i 1 1 i 1 Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 18 of 35 i t IIilA111tl11 �1 IIIIIIIII:U Se ROW i 'I ROAD (RD 50 10/10) Road = 2 Lane, Sub -Urban Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 19 of 35 MAIN STREET (MS 55 8/10/10/8) Street = 2 Lane, Urban II Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Pan. 20 of 35 1 1 1 � � 1 60' ROW 1 1 BOULEVARD (BV 608/12/12/12/8) Street = 3 Lane, Urban 1 1 .1 i 1 Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 21 of 35 10'--n'-j--10'-l----n2' 20' 12'-4--/0-_-e'--`-10' 100ROW y3 A 9 BOULEVARD (BV 100 12/20/12) Street = 2 Lane, Urban W-1 Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 23 of 35 TRANSFORMING DOWNTOWN CORRIDORS: COLLEGE AVENUE AND ARCHIBALD YELL BOULEVARD During the long era of motor vehicle dominance, College Avenue and Archibald Yell Boulevard, were allowed to grow in width and speed to the point of severing the neighborhoods they traverse in Downtown Fayetteville. Walking across or near these streets is highly uncomfortable. Sidewalks are inadequate and free flow vehicle speeds were observed in the 40+ miles per hour range. First, key entryway locations and Downtown sections of College Avenue (US 7l B) are in need of major renovation. Our recommendation is to improve College Avenue first and Archibald Yell second. COLLEGE AVENUE College Avenue- existing conditions Although street widening may have been helpful for a period before Interstate 540 provided a bypass for this section of US 71 B, the present four lane section is not the optimal street design for current or future needs. As shown on the following page, peak hour traffic is only able to take advantage of half of the roadway capacity in the weekday afternoon period. Part of the reason for lower hourly volumes in the peak periods is the high left turn demand. The tight four lane section (four 10 foot lanes) loses much of the inside lane capacity as traffic queues there for left turn movements. Thus, only the outside lane has traffic that approaches urban lane capacity values in the 800 to 900 vehicle per hour range. Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 24 of 35 College Ave. N. of Meadow 1113/04 & 1114/04 Fayenevillo Downtown Manila Plan I flhi',I ________ErII1 i l II � l 1:00 1:00 500 190 9:00 11:00 1:00 100 5.00 7:00 900 11:00 AM AM AM AM AM AM PM PM PM PM PM PM College Avenue Hourly Volumes over the Day Recommended Concept: During the charrette, a three lane street section was developed which allows for an exclusive auxiliary turn lane in the northbound and southbound directions, thus achieving peak hour flow similar to that of the existing, four lane street configuration. The fine grain street network in downtown yields a small block size, a highly prized quality of most walkable towns. This classic urban design pattern helps manage traffic speed to a reasonable level, thus increasing pedestrian comfort. Small block size also contributes to a reduction in left turn demand at any one intersection, since the turns are spread over more streets. PI1iIEu (! X1111 _ai iIiinii IIiiiimi Downtown Fayetteville Street grid I Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 25 of 35 Street cross sections for College Avenue include ample sidewalks to comfortably serve pedestrian movement between the increasing variety of uses downtown. Building frontages are pulled up to the sidewalk, street trees are added and parallel parking is reintroduced. The center lane's function will alternate between left turn storage and median. I BOULEVARD (BV 60 8112/12/12/8) Street = 3 Lane, Urban ' Typical Street Cross -Section for College Avenue 1 1 1 Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 26 of 35 ARCHIBALD YELL BOULEVARD (U.S. 71B) Archibald Yell winds its way up the hill to Rock Street from the highway 71 B intersection with School Street. The current roadway was envisioned and built as a free flow, general highway design. Four lanes and a center turn lane are flanked by wide rights of way and sidewalks without buildings to help define the street frontage. Free flow speeds are in excess of 40 miles per hour, a speed far above the comfort level of most pedestrians and neighbors. Current traffic levels for each hour of the day are shown below. Capacities are limited by intersections and other conditions upstream and downstream of this count location just south of Rock Street. Cross sections show the proposed conversion from five lane to three lane design. Archibald Yell S. of Rock 1/12104 & 1/13/04 i.y.tnvill. Downtown M..N, Plan 1200—_.. ---- . —____. GMatn000nd •s0.tn00.nd i 1000 too tt eat yn. 4100 I1T 200 1:M A. AM AM P. JM .'00 )00 1100 AY AY AN nY OY t.Y PN PM PM PM PN PN Archibald Yell Boulevard Hourly Volumes over the Day As with College Avenue, traffic relief provided by Interstate 540 relieves U.S. 71 B of the need to carry the longest regional trips. Current traffic is less than the full capacity of the existing design. Walkability is deemed a desirable quality for this neighborhood and a strong purpose for this street. Therefore, the three lane cross section proposed in the Street Sections is an excellent balance between pedestrian and motor vehicle mobility. I I 1 1 1 1 I Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 27 of 35 Appendix: Conceptual Downtown Parking Supply and ' Demand Analysis 1 1 1 1 Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 28 of 35 CONCEPTUAL ESTIMATES OF PARKING DEMAND Estimates of future added downtown Fayetteville parking demand were prepared to assist in shaping parking strategy. The focus of these estimates is the Transect Zone "Main Street/Center", as new buildings in the "Regional Core", "Downtown General", and "Neighborhood Conservation" zones can be expected to address parking demand by supplying on -site, off-street parking. Based on the analysis, approximately 5,500 additional parking spaces will be needed in the Main Street/Center Transect Zone to accommodate future Master Plan ' buildings. Procedure Proposed new buildings within the "Main Street/Center" Transect Zone were identified from the Fayetteville Downtown Illustrative Master Plan. These buildings were then measured to determine approximate ground floor area. Ground floor area was multiplied by the expected number of floors in each structure to approximate total floor area. Parking need was estimated using a ratio of I parking space per 500 square feet (According to the proposed Downtown District Unified Development Code parking standards "the number of parking spaces provided for new commercial uses shall be no less than I space per 1,000 square feet of gross floor area, and shall not exceed 1 space per 300 square feet of gross floor area"). To show future added parking demand for homogeneous areas, the overall Main Street/Center was subdivided into Sub -districts A, B and C, as follows: Sub -district A Sub -district A is comprised of 26 blocks in the northeastern portion of Downtown Fayetteville, bounded generally by Maple Street to the north, the study area boundary to the east, Rock Street to the south, and Church Avenue to the west. This sub -district includes the downtown core, and is the area with the largest and tallest buildings. Future added parking demand within this area is estimated to be 4,100 parking spaces. Sub -district B Sub -district B is comprised of II blocks, located in the northwestern portion of Downtown Fayetteville. This sub -district is bounded generally by Lafayette Street to the north, Rollston Street to the east, Meadow Street to the south, and Arkansas Street to the west. Future added parking demand within this area is estimated to be 1,100 parking spaces. Sub -district C Sub -district C is comprised of portions of 5 blocks in the southern portion of Downtown Fayetteville, located at the intersections of Archibald Yell Avenue with School Street and Locust Street. Future added parking demand in this sub -district is estimated to be 300 parking spaces. I Downtown Transportation and Parking Management Strategy 04.30.04 I Fayetteville, Arkansas Hall Planning & Engineering Page 29 of 35 DOWNTOWN MASTER PLAN Fayetteville, Arkansas CONCEPTUAL PARKING DEMAND ANALYSIS - MAIN STREET/CENTER DISTRICT 1 1 1 1 I 1 Block Land Use Assumption Ground Floor (sq.in) Ground Floor (sq.ft) # Floors Assumed Total Floor Area Parking Spaces Needed (@1/500sfgfa 9 Mixed Use Building 0.020 10,000 4 40,000 80 Mixed Use Building 0.020 10,000 4 40,000 80 Mixed Use Building 0.020 10,000 4 40,000 80 Mixed Use Building 0.010 5,000 4 20,000 40 280 10 Mixed Use Building 0.080 40,000 4 160,000 320 Mixed Use Building 0.010 5,000 4 20,000 40 360 11 Mixed Use Building 0.100 50,000 4 200,000 400 Mixed Use Building 0.050 25,000 4 100,000 200 600 12 Mixed Use Building 0.070 35,000 4 140,000 280 Mixed Use Building 0.010 5,000 4 20,000 40 Mixed Use Building 0.010 5,000 4 20,000 40 360 13 Movie Theater 0.180 90,000 1 90,000 180 16 Mixed Use Building 0.040 20,000 2 40,000 80 21 Pkg Structure w Liner 0.020 10,000 3 30,000 60 22 Pkg Structure 0.000 0 2 0 0 23 Mixed Use Building 0.020 10,000 3 30,000 60 Mixed Use Building 0.010 5,000 3 15,000 30 Mixed Use Building 0.030 15,000 3 45,000 90 180 24 No new buildings 0.000 0 2 0 0 26 Mixed Use Building 0.010 5,000 3 15,000 30 Mixed Use Building 0.020 10,000 3 30,000 60 Mixed Use Building 0.010 5,000 3 15,000 30 120 27 Mixed Use Building 0.020 10,000 3 30,000 60 II Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Pwnn an ntis 28 Mixed Use Building 0.010 5,000 2 10,000 20 29 Pkg Structure w Liner 0.020 10,000 3 30,000 60 Mixed Use Building 0.020 10,000 2 20,000 40 Mixed Use Building 0.010 5,000 2 10,000 20 120 30 Arts Center Extension 0.130 65,000 3 195,000 390 Mixed Use Building 0.010 5,000 2 10,000 20 Mixed Use Building 0.020 10,000 2 20,000 40 Mixed Use Building 0.010 5,000 2 10,000 20 470 31 Mixed Use Building 0.010 5,000 2 10,000 20 33 Mixed Use Building 0.020 10,000 3 30,000 60 Mixed Use Building 0.030 15,000 3 45,000 90 Mixed Use Building 0.090 45,000 3 135,000 270 Mixed Use Building 0.020 10,000 3 30,000 60 480 34 Mixed Use Building 0.030 15,000 3 45,000 90 Mixed Use Building 0.010 5,000 3 15,000 30 Mixed Use Building 0.010 5,000 3 15,000 30 150 35 Mixed Use Building 0.130 65,000 2 130,000 260 Mixed Use Building 0.005 2,500 2 5,000 10 270 36 No new buildings 0.000 0 2 0 0 37 Mixed Use Building 0.010 5,000 2 10,000 20 38 Mixed Use Building 0.020 10,000 2 20,000 40 Mixed Use Building 0.020 10,000 2 20,000 40 80 39 Mixed Use Building 0.010 5,000 3 15,000 30 Mixed Use Building 0.010 5,000 3 15,000 30 Mixed Use Building 0.003 1,500 3 4,500 9 69 40 Mixed Use Building 0.010 5,000 3 15,000 30 44 Mixed Use Building 0.030 15,000 3 45,000 90 51 Pkg Structure w Liner 0.020 10,000 3 30,000 60 I I Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering 52 Mixed Use Building 0.010 5,000 3 15,000 30 Mixed Use Building 0.005 2,500 3 7,500 15 45 53 No new buildings 0.000 0 0 0 0 56 Mountain Inn 0.050 25,000 12 300,000 600 57 Town S uare 0.000 0 0 0 0 58 Mixed Use Building 0.060 30,000 3 90,000 180 68 No new buildings 0.000 0 0 0 0 69 No new buildings 0.000 0 0 0 0 70 No new buildings 0.000 0 0 0 0 73 Mixed Use Building 0.010 5,000 3 15,000 30 Mixed Use Building 0.007 3,500 3 10,500 21 Mixed Use Building 0.005 2,500 3 7,500 15 66 74 Mixed Use Building 0.010 5,000 3 15,000 30 Mixed Use Building 0.010 5,000 3 15,000 30 60 75 Mixed Use Building 0.030 15,000 3 45,000 90 80 Mixed Use Building 0.020 10,000 2 20,000 40 81 Mixed Use Building 0.020 10,000 2 20,000 40 85 Mixed Use Building 0.020 10,000 2 20,000 40 86 Mixed Use Building 0.020 10,000 2 20,000 40 Mixed Use Building 0.040 20,000 2 40,000 80 120 89 Mixed Use Building 0.020 10,000 2 20,000 40 TOTAL ESTIMATED PARKING NEED (spaces) 5,480 5,500 I Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 32 of 35 DOWNTOWN MASTER PLAN Fayetteville, Arkansas CONCEPTUAL PARKING DEMAND ANALYSIS - MAIN STREET/CENTER DISTRICT District A Block Land Use Assumption Ground Floor (sq.in) Ground Floor (sq.ft) # Floors Assumed Total Floor Area Parking Spaces Needed (@1/500sfgfa 9 Mixed Use Building 0.020 10,000 4 40,000 80 Mixed Use Building 0.020 10,000 4 40,000 80 Mixed Use Building 0.020 10,000 4 40,000 80 Mixed Use Building 0.010 5,000 4 20,000 40 280 10 Mixed Use Building 0.080 40,000 4 160,000 320 Mixed Use Building 0.010 5,000 4 20,000 40 360 11 Mixed Use Building 0.100 50,000 4 200,000 400 Mixed Use Building 0.050 25,000 4 100,000 200 600 12 Mixed Use Building 0.070 35,000 4 140,000 280 Mixed Use Building 0.010 5,000 4 20,000 40 Mixed Use Building 0.010 5,000 4 20,000 40 360 13 Movie Theater 0.180 90,000 1 90,000 180 16 Mixed Use Building 0.040 20,000 2 40,000 80 33 Mixed Use Building 0.020 10,000 3 30,000 60 Mixed Use Building 0.030 15,000 3 45,000 90 Mixed Use Building 0.090 45,000 3 135,000 270 Mixed Use Building 0.020 10,000 3 30,000 60 480 34 Mixed Use Building 0.030 15,000 3 45,000 90 Mixed Use Building 0.010 5,000 3 15,000 30 Mixed Use Building 0.010 5,000 3 15,000 30 150 35 Mixed Use Building 0.130 65,000 2 130,000 260 Mixed Use Building 0.005 2,500 2 5,000 10 270 36 No new buildings 0.000 0 2 0 0 37 Mixed Use Building 0.010 5,000 2 10,000 20 1 I I I I 1 1 II Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 33 of 35 10.000 I 2 I 20.000 1 0.020 II Qo 1 keivod t Icu R,,ilrtinn I n mms nnn 1 s 1 is nnn I sn II Mixed Use Building 0.010 5,000 3 15,000 30 Mixed Use Building 0.003 1,500 3 4,500 9 69 40 Mixed Use Building 0.010 5,000 3 15,000 30 51 Pkg Structure w Liner 0.020 10,000 3 30,000 60 52 Mixed Use Building 0.010 5,000 3 15,000 30 Mixed Use Building 0.005 2,500 3 7,500 15 45 53 No new buildings 0.000 0 0 0 0 56 Mountain Inn 0.050 25,000 12 300,000 600 57 Town Square 0.000 0 0 0 0 58 Mixed Use Building 0.060 30,000 3 90,000 180 68 No new buildings 0.000 0 0 0 0 69 No new buildings 0.000 0 0 0 0 70 No new buildings 0.000 0 0 0 0 73 Mixed Use Building 0.010 5,000 3 15,000 30 Mixed Use Building 0.007 3,500 3 10,500 21 Mixed Use Building 0.005 2,500 3 7,500 15 66 74 Mixed Use Building 0.010 5,000 3 15,000 30 Mixed Use Building 0.010 5,000 3 15,000 30 60 75 Mixed Use Building 0.030 15,000 3 45,000 90 TOTAL ESTIMATED PARKING NEED spaces 4,060 4,100 I Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 34 of 35 DOWNTOWN MASTER PLAN Fayetteville, Arkansas CONCEPTUAL PARKING DEMAND ANALYSIS - MAIN STREET/CENTER DISTRICT District B Block Land Use Assumption Ground Floor (sq.in) Ground . Floor (sq.ft) # Floors Assumed Total Floor Area Parking Spaces Needed (@1/500sfgfa 21 Pkg Structure w Liner 0.020 10,000 3 30,000 60 22 Pkg Structure 0.000 0 2 0 0 23 Mixed Use Building 0.020 10,000 3 30,000 60 Mixed Use Building 0.010 5,000 3 15,000 30 Mixed Use Building 0.030 15,000 3 45,000 90 180 24 No new buildings 0.000 0 2 0 0 26 Mixed Use Building 0.010 5,000 3 15,000 30 Mixed Use Building 0.020 10,000 3 30,000 60 Mixed Use Building 0.010 5,000 3 15,000 30 120 27 Mixed Use Building 0.020 10,000 3 30,000 60 28 Mixed Use Building 0.010 5,000 2 10,000 20 29 Pkg Structure w Liner 0.020 10,000 3 30,000 60 Mixed Use Building 0.020 10,000 2 20,000 40 Mixed Use Building 0.010 5,000 2 10,000 20 120 30 Arts Center Extension 0.130 65,000 3 390 Mixed Use Building 0.010 5,000 2 20Mixed Use Buildin 0.020 10,000 2 :M195,000 40 Mixed Use Buildin 0.010 5,000 2 20 470 31 Mixed Use Building 0.010 5,000 2 10,000 20 44 Mixed Use Building 0.030 15,000 3 45,000 90 TOTAL ESTIMATED PARKING NEED (spaces) 1,140 1,100 1 [1 I 1 1 1 1 1 1 1 1 II II Downtown Transportation and Parking Management Strategy 04.30.04 Fayetteville, Arkansas Hall Planning & Engineering Page 35 of 35 DOWNTOWN MASTER PLAN Fayetteville, Arkansas CONCEPTUAL PARKING DEMAND ANALYSIS - MAIN STREET/CENTER DISTRICT District C I II I I 1 I 1 Block Land Use Assumption Ground Floor (sq.in) Ground Floor (sq.ft) # Floors Assumed Total Floor Area Parking Spaces Needed (@1/500sfgfa 80 Mixed Use Building 0.020 10,000 2 20,000 40 81 Mixed Use Building 0.020 10,000 2 20,000 40 85 Mixed Use Building 0.020 10,000 2 20,000 40 86 Mixed Use Building 0.020 10,000 2 20,000 40 Mixed Use Building 0.040 20,000 2 40,000 80 120 89 Mixed Use Building 0.020 10,000 2 20,000 40 TOTAL ESTIMATED PARKING NEED (spaces) 280 300 L jEukLI' TI-HOROUGIIFARF. 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