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Home My WebLink About95-09 RESOLUTIONRESOLUTION NO. 95-09 A RESOLUTION TO ADOPT THE FAYETTE JUNCTION MASTER PLAN VISION DOCUMENT AND ILLUSTRATIVE MASTER PLAN. WHEREAS, The City of Fayetteville developed City Plan 2025 through a collaborative planning process in 2006; and WHEREAS, City Plan 2025 calls for a comprehensive neighborhood master plan to be prepared every year; and WHEREAS, the Fayette Junction Master Plan is the second neighborhood plan to be prepared by City Staff and reflects the guiding principles outlined in City Plan 2025; and WHEREAS, the Fayette Junction Master Plan was developed through an intensive and inclusive eharrette process involving all stakeholders; NOW, THEREFORE, 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 approves a resolution to adopt the Fayette Junction Master Plan vision document and Illustrative Master Plan. PASSED and APPROVED this the 21st day of April, 2009. APPROVED: L ONELD �� ' 1 AN, Mayor ATTEST: By: ..f 4,44.1 SONDRA E. SMITH, City Clerk/Treasurer w x PP77 S'!qr-4 AV �4E.L **%4; Fayette Junction Master Plan Adopted by Resolution No. 95-09 April 21, 2009 Charrette Team John Coleman Sam Friday Jesse Fulcher James Gibson Kristina Jones Jordon Lemaster Julie McQuade Matt Mihalevich Karen Minkel Leif Olson Jeremy Pate Dara Sanders Mayor Lioneld Jordan City Council Kyle Cook Bobby Ferrell Adella Gray Sarah Lewis Shirley Lucas Matthew Petty Robert Rhoads Brenda Thiel Planning Commission Jill Anthes Audy Lack Lois Bryant Christine Myres Matthew Cabe Sean Trumbo James Graves Porter Winston Jeremy Kennedy Participants Steven Beam Harriet Jansma Bonnie Pay Barbara Boland Mike Johnson Judith Paz Randy Bolinger Bucky Jones Suzanne Plyler Burt Box Carole Jones Linda Ralston Hank Broyles Diana Jordan Steve Rust Bob Caulk Lioneld Jordan Jason Sappington Steve Clark Mark Kinion Fredia Sawin Don Conner JoAnn Kvamme Robert Sharp Skip Descant Stan Lancaster Aubrey Shepherd Hugh Earnest Burke Larkin Gary Smith Mike Ehrig Susan Latta Trey Smith Walt Eilers Kyle Linn Judy Stevens Gary Elkins Sue Madison Trudy Stevens Jean Evans Louise Mann David Steves Bobby Ferrell David Martinson Bernard Sulliban Katherine Field Judith Matthews Brenda Thiel Sam Friday Anita McDaris Garland Thomas Aysa Galbraith Tim McFarland Jesse Thomas Scott Galbraith Mike Meredith Linda Thomas Adella Gray Jeff Mincy Michael Thomas Elenia Gray Julie Minkel Linda Thompson Alison Hammontree Justin Minkel Karen Van Horn Chad Hammontree Mike Muccio Kate Ward Laura Hampton Blanche O'Conner Kelley Wilkes Craig Honchell Deborah Olsen Jennifer Wilson Jim Huffman Austin Oyler James Wonsower Kathryn Hunt Ed Paschal Valerie Wonsower Edward Hurley Wayne Paschal Wade Wright Evelyn Jackson Aubrey Pate Mike Young Todd Jacobs Jerry Patton Special thanks to... Arkansas Research and Technology Park Community Design Center Denele Campbell Fayetteville Chamber of Commerce Fayetteville Economic Development Council Fayetteville Engineering Division Foghorn's Mark Boyer Pig -N -Whistle Staybridge Suites University of Arkansas Campus Planning Bttvi1e i ARKANSAS CREDITS 1 Executive 5ummarau Why Plan? The Fayette Junction Master Plan area summarizes the notable opportunities for development and revitalization in south Fayetteville. This area was once a hub for the lumber and canning industries, which led to the development of modest residential areas. Newer developments include the addition of the Crowne apartments, BioBased Companies and Bungalows at Cato Springs. Many of the recent changes have been beneficial to the area but have occurred more or less in isolation from one another. These develop- ments, the proximity to the Arkansas Research and Technology Park (ARTP), a significant conservation easement and the entrance into Fayetteville from 1-540 suggest that a comprehensive plan for this area would provide a tapestry that weaves these developments and opportunities together, creating a whole that is greater than the sum of its parts. Planning enables stakeholders to shape the form of future development by setting forth a vision that encourages a sustainable development pattern. Guiding Principles Over 100 citizens offered input on the vision for the Fayette Junction Master Plan September 13-18, 2008. During the charrette process, the diverse voices and opinions of the residents, business owners and other stakeholders converged to shape three guiding principles. The extensive floodplains and significant hillsides that flank the entrance into Fayetteville from 1-540 necessitate a careful integration of the natural and built environ- ments. Stakeholders repeatedly mentioned the need for effective and innovative stormwater management techniques, and staff from the University of Arkansas stressed the importance of preserving the viewshed to Old Main, Fayetteville's iconic building. The second guiding principle speaks to a regional concept of sustainable economic develop- ment. The Illustrative Plan envisions a clean tech cluster, which capitalizes on the presence of ARTP, BioBased Companies and stakeholders' desire to see an advertisement for "Green Valley" at the entrance to Fayetteville and a firm commitment to sustainability by encouraging clean tech industry to locate in Fayette Junction. Multi -modal transit also plays a significant role in tying employment centers and residential areas together both within the Fayette Junction area and throughout the region. A trail network links ARTP to the larger university campus as well as to residential neighborhoods within the planning area and the proposed clean tech cluster. Fayette Junction is envisioned as a proposed transit hub, potentially evolving from a park and ride to a rail transit stop and demonstrating how transit -oriented development can become a reality. Implementation The vision document provides implementation steps for the short-term (0-5 years), mid-term (6-10 years) and long-term. While the illustrative plan captures a vision for final build -out, the action steps provide a roadmap for achieving the vision. Some of the short-term goals include rezoning along the Razorback Road corridor, creating a riparian buffer ordinance and adding the proposed streets to the Master Street Plan. Mid-term goals include adding or repairing existing sidewalks and preserving the Ogden hillside at the entrance to Fayetteville from 1-540. Long-term goals include extending the principal arterial boulevard from 15th Street to the 1-540 entrance along Razorback Road. The ultimate vision will only become a reality through collaboration and cooperation among different stakeholder groups and partnerships between the public, private and non-profit sectors. Some of the short-term goals, including rezoning Razorback Road, can be initiated by the City, but the development of Fayette Junction will only occur through coordinated efforts between the public and private sectors. This Plan serves as a guide for building upon the strengths of the Fayette Junction area and seizing opportunities that promote sustainable development patterns. Its imple- mentation depends upon a firm commitment and concerted efforts from all relevant stakeholder groups. EXECUTIVE SUMMARY 2 Table of Contents How the Plan was Created Charrette Preparation Analysis Maps History Neighborhood Tours The Charrette After the Charrette 4 4 5 9 10 10 13 Plan Fundamentals Integrate the built and natural environments Shining Gateway Soil and Stormwater Infiltration The Urban Transect Create a clean tech cluster "Green Valley" University of Arkansas Research and Technology Park (ARTP) Capturing "Green Valley" in Fayetteville's southern gateway Support multi -modal transit Multi -modal transit is a key component of a sustainable community Transportation constraints and opportunities Fayette Junction 14 15 15 16 22 23 23 24 25 26 26 27 28 Implementation Plan Short-term Projects Mid-term Projects Long-term Projects Conclusion 32 32 36 38 39 Pr=ocess Huidirsg Pr=inciples Appendices Work -in -Progress Survey Results Illustrative Plan Alternative Zoning Map Resources 40 40 43 44 45 TABLE OF CONTENTS 3 lm plementi.tiori A ppersdices How the plan was c,ated City Plan 2025, Fayetteville's comprehensive land use plan, was adopted by the City Council unani- mously on July 17, 2007. One of the stated objectives in City Plan 2025 was to produce a complete neighborhood plan each year using a charrette process in order to maximize public participation. The Fayette Junction area was chosen and approved by the City Council on June 3, 2008. Long Range Planning staff headed a team composed of City staff from the Engineering and Current Planning divi- sions, the City's Sustainability Coordinator, and three local designers to facilitate an open public par- ticipation process for the Fayette Junction area. Over the course of several months and a seven-day intensive charrette, more than 100 community residents, business owners, University of Arkansas faculty and staff, and elected and appointed officials offered input for the neighborhood vision. Charrette Preparation Staff began gathering information three months prior to the charrette, meeting with groups that live or work within the neighborhood boundary, including business owners, neighborhood residents, and staff from the University of Arkansas Research and Technology Park. The charrette team compiled a series of analysis maps that showed environmental constraints, land use, property ownership and existing right-of-way, and listened to two experts discuss hydric soils in the area and water and sewer infrastructure. Mark Boyer, a Landscape Architecture professor at the University of Arkansas, shared his knowledge about hydric soils and the implication for development, and David Jurgens, the City's Water and Wastewater Treatment Director, provided information on the water and sewer infrastruc- ture in the southwest corner of Fayette Junction. Staff sought to maximize public participation by sending save -the -date postcards to each resident and property owner within the neighborhood and providing yard signs to residents and businesses. Flyers were distributed in English and Spanish to the neighborhood Head Start program. Staff also publicized the charrette through presentations at Ward 1 and Ward 4 meetings, a Lions Club meeting, and a business owner meeting co-sponsored by the Fayetteville Economic Development Council and the Chamber of Commerce. A public service announcement aired on the Government Channel three weeks prior to the charrette, and ads were published in the Northwest Arkansas Times and the Free Weekly magazine. WHAT IS A CHARRETTE? Charrette is a French word that translates as little cart." At the leading architec- ture school of the 19th century, the Ecole des Beaux-Arts in Paris, students would be assigned a tough design problem to work out under pressure of time. They'd continue sketching as fast as they could, even as little carts—charrettes—carried their drawing boards away to be judged and graded. Today, "charrette" has come to describe the rapid, intensive, and cre- ative work session in which a design team focuses on a particular design problem and arrives at a collaborative solution. Illustration Source: National Charrette Institute PROCESS: HOW THE PLAN WAS CREATED 4 Analysis Maps AIRIIIIMM1441t. X7:719151 Fayette Junction Boundary Stream Footprints (2007) Contours CID fool) 100 Year Flood (Land Use) Hillside -Hilltop Overlay District Hillsides. The Dowell Cemetery hillside is the largest and most easily recognizable landform in the Fayette Junction area. Its steeply forested slopes give the area character and provide a sense of scale. The conservation easement placed on the Dowell Cemetery hillside provides stakeholders in the area with the knowledge that this important piece of natural green space will endure for future generations. Riparian Areas. The Fayette Junc- tion master plan area is bisected by two significant streams, the Cato Springs Branch and the Town Creek Branch. These streams are part of the larger White River Wa- tershed that ultimately flow into Beaver Lake, which is the drinking water source for the Northwest Arkansas Region. Future develop- ment in close proximity to these, and the other smaller branches within the Fayette Junction area, needs to be particularly careful in the treatment and release of stormwater runoff. PROCESS: ANALYSIS MAPS 5 Current Zoning and Existing Development Pattern -..tmiiii., , .,_ f li. ...1 .• , i.• E., .4.. ..... ir nip • .. • . ',.......• a :f i r ', '' fin[ t. 1444.1t;' ►� i.. ,� A4 -.F. i. - fi 1 . -. ' Current Zoning and Exist- ing Development Pattern: Like much of historic Fayette- ville the traditional development patterns have located primarily on the flattest and most eas- ily developable lands. The loca- tion of the railway line and wye spurred the early development in this area along the Town Branch. Subsequent residential and modern industrial land uses have occurred more or less hodgepodge on the remaining flat lands. Legend Fay0e Jurricon 9ourrtlary Sire. m Foo1prints (2007) ReirWad RMF -12 L-1 RMF -18 P=1 RMF -24 R -P213 PROCESS: ANALYSIS MAPS 6 Existing Land Uses Legend = Fayalle Junction Boundary Stream FOOkOrirrt8 (2007) Cemetery Parks +- Railroad Single Family Housing - There are three dis- tinct residential neighborhoods that are primar- ily single family in nature. Located north, south and west of the Fayette Junction, these existing subdivisions provide a stable and cohesive resi- dential component within the planning area. Multi -Family Housing - Recent development in the Fayette Junction area has been primar- ily multi -family residential, the largest being the Crowne Apartments on 15th St. Close proxim- ity to the UA, existing infrastructure such as water, sewer and streets, and relatively level typography make much of this area prime for medium density residential and mixed-use. Commercial - The Fayette Junction area has a limited amount of commercial uses. The Univer- sity Village development in front of the Crown Apartments is the newest commercial activity in the area and it has a mixture of hotel, res- taurant and commercial uses. An assortment of commercial uses is located at the corner of 15th St. and South School Avenue. Open Space - Two significant open spaces provide outdoor rec- reation opportunities. Greathouse Park, located off of Garland Ave, has a playground surrounded by a large open grassy area. The hill- side adjacent to Dowell Cemetery is owned by the City of Fayetteville and is in a conservation ease- ment. Future passive recreation opportunities may exist for this wooded hillside. Industrial - While a large portion of the area is zoned industrial, there are only a few industrial activities ongoing. This would include the ce- ment plant on Cato Springs Road, BioBased Companies located at the corner of Cato Springs Rd. and Razorback and the old Levi Strauss plant on Garland Ave., which is cur- rently used for storage and equip- ment rentals. PROCESS: ANALYSIS MAPS 7 City Plan 2025: Future Land Use ■ Natural Areas consist of lands approximating or reverting to a wilderness condition, including lands with limited development potential due to topography, hy- drology, vegetation or its value as an environmental resource. Future Land Use: Fayette Junction has a diverse mix of land use types envisioned in the future. Land uses vary from natural and rural areas to urban centers. The large percentage of vacant and underutilized land provides opportunities for varying de- grees of residential densities and commer- cial intensities while preserving significant open space. Urban Center Areas are the equivalent of a main street, including building types that accommodate retail, offices, rowhouses and apartments. They are usually a tight network of streets, with wide sidewalks, consistent street planting and buildings set close to lot frontages. These areas contain taller buildings and have the most intense and dense development patterns within the City, as well as the greatest variety of buildings, with unique civic buildings in particular. Urban Center Areas recog- nize conventional strip development, but encourage the redevelopment of these existing properties for more ef- ficient use of the land. City Neighborhood Areas are a denser and primarily residential urban fabric. Mixed and low -intensity nonresidential uses are usually confined to corner loca- tions. These areas have a wide range of residential building types: single, side - yard and rowhouses. Setbacks and landscaping are variable. Streets typically define medium sized blocks with a high level of connectivity between neighbor- hoods. City Neighborhood areas recognize conventional strip commercial devel- opments but encourage complete, compact and connected neighborhoods. Rural Areas consist of lands in an open or cultivated state or sparsely settled. These may include woodland, agricultural lands or grasslands. These areas only have infrastructure and public services to support low-density zoning. Residential Neighborhood Areas are almost exclusively residential in nature with naturalistic planting and conventional setbacks. This zone recognizes conventional subdivision development but encourages tradi- tional neighborhood development that incorporates low -intensity non-resi- dential uses. Developments should have a strong sense of connectivity where appropriate. PROCESS: ANALYSIS MAPS 8 History One of the oldest roads in Fayetteville crosses the Fayette Junction Master Plan area. Brooks Street served as an early route for the Butterfield Stage Line, which began running in 1858 between Tipton, Missouri and San Francisco, CA. The Frisco Rail Line arrived in Fayetteville in 1881, and in 1886, "... a switch was installed on the Frisco main line about a mile south of Fayetteville, and the spot was named Fayette Junction." (Campbell 2005). Fayette Junction soon became the hub of a thriving lumber industry in the late 1800s, and multiple hardwood milling operations located nearby. The Sligo Wagon Wood Company and Brown Veneer, two of the original structures, still have building remnants at Fayette Junction. Neighborhoods developed in the area to house mill workers. From the 1930s -1950s, the canning industry dominated the area. Tom Hargis operated Hargis Canneries as a brokerage for approximately 30 small canneries in Washington and Madison counties. His vegetables and fruits were canned at the Sligo mill before shipping to wholesalers. The area began to decline in the 1970s as the Sligo mill deteriorated. City Lumber used the Sligo mill for storage until abandoning the site in the early 1990s. After 100 years of use, the Burlington Northern Railroad sold off all its land in Fayette Junction except for the right-of-way. The area became home to primarily industrial uses. However, the extension of Razorback Road south of 15th Street created new development opportuni- ties, and the area is beginning to see some new neighborhoods such as the Bungalows at Cato Springs and the Crowne Apartments. Photo of Sligo Wagon Wood Company employees, located at Fayette Junction, taken May 11, 1925. Courtesy of the Shiloh Museum of Ozark History / Sligo Wagon Co. - Collection P-3725 PROCESS: HOW THE PLAN WAS CREATED 9 Neighborhood Tours The charrette team organized a driving tour with neighborhood residents and Ward 1 and Ward 4 aldermen. This driving tour enabled the team to capture photos of the varied uses within the Fayette Junction area, identify potential infill areas and note the existing network of streets and blocks. Residents identified unique characteristics of the neighborhood as well as areas of concern. The Charrette The charrette began on September 4, 2008 with a Kick-off event at Staybridge Suites. The event featured local historian Denele Campbell who presented to the crowd of approximately 50 people an overview of the history of Fayette Junction, which began as a hub for the timber industry in Fayetteville in the late 18OOs and later served as an important stop for transporting canned goods in the 196Os. Mayor Dan Coody and Alderwoman Brenda Thiel also encouraged citizens to get involved with the Master Plan process and showcased the progress that has been made with other master plans such as the Downtown Master Plan and the Walker Park Neighbor- hood Master Plan. Attendees also complet- ed a survey at the Kick- off that asked about the challenges and oppor- tunities in Fayette Junc- tion. The challenges most frequently identi- fied were truck traffic, eyesores and access to 1-540. The top oppor- tunities identified were tech industrial growth, creating walkable neigh- borhoods and providing usable greenspace. Farargrrfti .1r7 klaritublwriszirari Saur.vou 11. Pt. 1 a.�. +w►n� .i+ua�rrddrn GO urns ■ Yudo,AY1F1 rowne.Werke MYYY III roariY.w Ilr 4A14.5 h1L b.+�}Lr tl�1MWl �1}SS� Yhr r.tlY.51alvrwhryl.r.Yrle.lti.l,r.,.r.• 'MYI +. F. o rSe •/p/ 1I9FIW JAI o+a+nrll w !'.F Fwellr hn-.,I r"91199u d' dlr IM tai ywu tenor A InJt F (I rtn .lunra:Irltrrt YuiQliiwl+huoal •.unvgJ r,r Rx.ry G.n.r r. *I3Ya7lsi v�r.id1L-F Ie vtdIr i A.S. # r. c1, wn9n I.M14. p.M 'WlI..9 rgIr aarwa ah.• +w rrwa. IF.t\lYY' H'rl ra .== Iia l�valb ILs , IIibllw.ni Lau Ln LIA C+rrx Mrl .r Imo I t tiol Inv9r 0=n h 4r1M1.n1 g,'rui' COALMEN Ir. Elfrl rihrl r lar y it,.31•..3,142-hrltEm.rtl chdirnFn 5v ry +lull. hrrryx n..pgedhcad. i.M me Fal irlyy F.4,. mcm sati F,m. tvc.xWl . . Qwr�n 9011 ,a WY-. Denele Campbell shares the history of Fayette Junction at the Kick-off. ti Iiiitiwi Sep. d Sap. 13 Sep. 14-i8 Sep. 15 Sep. 10 5:30 p.m. at Staybridge Sudes 9:DO a.m.-noon 9:40 a.m. - 5:00 p.m. 5:44 p.m. - 8:44 p.m. 6:30 p.m .43;00 p.nl. a� mase inlprr4I1.r.bn planing Ur mwn 41+9 5 429I http:fftitypian2025.act-ssfayettevitle.orgf PROCESS: HOW THE PLAN WAS CREATED 10 Community members gathered at the Genesis Center at the Arkansas Research and Technology Park (ARTP), September 13, 2008 for the hands-on design workshop. Approximately 40 people attended for the three-hour session. Dara Sanders, Current Planner, began the workshop with a visual preference survey, which gave the participants common visual images that they could use in their small group discussions. Karen Minkel, Interim Director of Long Range Planning, then offered a "Food for Thought" presentation that highlighted traditional planning practices, community planning and smart growth principles. Participants then worked in groups of 6-8 people to reach a consensus about the things they would most like to see includ- ed in a vision for the Fayette Junction area and used markers and sticky notes to render their vision for Fayette Junction on the maps provided at each table. At the end of the session, each of the five groups chose a rep- resentative to present the group's ideas to the entire assembly. Common elements quickly emerged. Among the ideas repeated most frequently were: • "Razorback Road—turn into a boulevard" • "Low -impact development—address drainage problems and provide green roof incentives" • "Connectivity with trails, bike lanes, sidewalks" • "Clean green industry" The hands-on design session forged an initial consensus, and the maps and ideas generated served as a key tool for the char- rette team as they began to create an illustrative map based on the citizen input. Fayette Junction stakeholders share their vision for the area during the Hands-on Design Workshop. PROCESS: HOW THE PLAN WAS CREATED 11 The charrette team held an Open Design Studio at the Innovation Center at ARTP through Thursday, encourag- ing interested community members to check the status of the plan and look over the designers' shoulders to make sure their ideas were represented in the master plan. The citizen maps from the hands-on design ses- sion lined the hallway and rough sketches that showed the evolution of different design concepts were posted throughout the studio. Approximately a dozen people per day stopped by to talk with the design team and view the drafts. In addition to the open design studio, the charrette team held an Open House on September 15, 2008 and offered different scenarios for residential neighborhood designs from which participants could choose. Attend- ees provided feedback through a short survey. Four areas were highlighted at the Open House: 1) Fayette Junction; 2) Red Arrow neighborhood; 3) the residential area just south of 15th Street; and 4) the residential area south of Cato Springs Road, across from ARTP. Charrette team members also met with specific stake- holder groups at the studio for feedback on designs. City engineers reviewed infrastructure proposals, Uni- versity of Arkansas campus planning and ARTP staff discussed the interaction between ARTP and the sur- rounding areas, and local business owner Mike Muccio of BioBased Companies, Steve Rust with the Fayette- ville Economic Development Corporation and Phil Staf- ford with ARTP offered input on the potential for a clean tech concentration within the 640 acres. 4 Designers and stakeholders refine concepts in the Design Studio. PROCESS: HOW THE PLAN WAS CREATED 12 A Work -in -Progress presentation on September 18, 2008 in the Genesis building concluded the charrette. Approxi- mately 40 people came to hear the charrette team's proposals and view the illustrative plan. Karen Minkel reviewed the week's events and then shared the three main goals developed by the charrette team based on citizen input. The presentation gave citizens a "tour" of the Fayette Junction area in the future and summarized initial regulatory ideas that would enable the Plan to be- come a reality. A survey was distributed to all attendees in order to gauge the community's reaction to the ideas. Ninety-four percent of the surveys received at the Work- in -Progress session thought that the plan was "on the right track." After the Charrette Over a period of 14 weeks, the charrette team re- fined the illustrative plan and drafted a vision and Master Plan document to be presented for adoption to the Planning Commission and City Council. 411 1 Stakeholders view the draft Illustrative Plan. PROCESS: HOW THE PLAN WAS CREATED 13 The Guiding Principles are: 1. Integrate the built and natural environments 2. Create a clean tech cluster 3. Support Multi -modal transit f*e: . r• 4' ;:.F J d. -p •-; :. FAYETTE JUNCTION ILLUSTRATIVE MASTER PLAN RAYETTEV ARKANSAS ES S .FIDl@Ei4ZOO earArrunWheitkinhar MJ #a+ MtJI Nart PLAN FUNDAMENTALS: GUIDING PRINCIPLES 14 Integrate the built and natural environments. The Fayette Junction Neighborhood Plan area has a wide variety of topogra- phy, landform types, soil classifications, floodplain and wetlands. In the past, a substantial amount of development occurred in the floodplain, such as the old Levi Strauss Plant. Negative impacts of floodplain development can include diminshed property value and environmental damage to the stream system. The new development shown in the Fayette Junction Illustrative plan is inten- tionally placed outside of the 100 -year floodplain. The steep hillside areas have reforested and have generally been left undisturbed. These diverse landforms present both opportunities and challenges that have been addressed in the Illustrative Plan. Shining Gateway The intersection of Razorback Road and 1-540 provides a prime opportunity to preserve and enhance the southern gateway into the City. Razorback Road is flanked on the east by a smaller hillside that provides a distinctive vantage point opposite the Dowell Cemetery hillside. Development on this site could poten- tially impair the terminated vista of the iconic Old Main. The University of Arkansas Facilities Management Planning Group expressed the desire to keep this site un- obstructed for this important viewshed. The Fayette Junction Illustrative Plan shows this gateway with a small church or civic building constructed above Dowell Cemetery with parking that could be shared with visitors to the adjacent city owned open space. Across Razorback Road on the smaller hilltop, a civic building is illustrated that could be associated with the clean tech cluster envisioned in this area. WHAT IS A 100 -YEAR FLOODPLAIN? Flooding is a natural and recurring event for a river or stream. Flood- ing occurs when heavy or continuous rainfall exceeds the absorptive capacity of soil and the flow capacity of the river or stream, causing a watercourse to overflow its banks onto adjacent lands. Floodplains are, in general, those lands most subject to recurring floods, situ- ated adjacent to rivers and streams. Floodplains are therefore "flood - prone" and are hazardous to development activities if the impact of those activities exceeds an acceptable level. Floods are usually described in terms of their statistical frequency. A "100 -year flood" or "100 -year floodplain" describes an event or an area subject to a 1% probability of a certain size flood occurring in any given year. The hillsides reflect the natural beauty of the Ozarks, serving as sentinels to the City. The preservation of these two hillsides adjacent to the development of a clean tech park would symbolize the City's commitment to sustainability and the attention to balance between preservation and development. The opportunity to preserve this most dramatic of gateways is in the near future - before development pressures make it cost prohibitive. Razorback Road & I-540 Intersection PLAN FUNDAMENTALS: GUIDING PRINCIPLES 15 Soils and Stormwater Infiltration Future development should be carefully planned and built with best management practices that mini- mize negative impacts on the watershed. Exces- sive stormwater runoff from impervious surfaces will create increased volumes and velocities during major rain events. The integration of the natural and built environment is possible with careful utilization of mitigation measures. A large part of the Fayette Junction Master Plan area has soils that are categorized as "hydric". As a general rule hydric soils are not particularly con- ducive to stormwater infiltration. This is a common soil type throughout the City of Fayetteville and large areas with hydric soil types have been developed in the past. For instance, much of the area around the CMN business park has hydric soils, and many Fayetteville neighborhoods have been built in areas with hydric soils. The soils in the Fayette Junction area are primarily a variety of sandy loams that have a very fine tex- ture and have been laid down by alluvial processes. Stormwater will have a tendency to stand on these types of soils and percolate downward very slowly. Untouched virginal lands of this type mainly consisted of seasonal wetlands prior to early urbanization and agriculture. Very few fragments of this wet prairie type still exist today, and much of the Fayette Junction area has been altered at some point in time over the last 150 years of settlement. Additionally, the groundwater table is in close proximity to the surface in many areas. Development of areas with a high water table is extremely challenging. Individual sites in areas with known high water tables should be investigated thoroughly prior to development to mitigate negative impacts. PLAN FUNDAMENTALS: GUIDING PRINCIPLES 16 Recommended Development Practices An analysis of the 100 -year floodplain map shows that a notable amount of the undevel- oped area in the Fayette Junction Master Plan is near or adjacent to the floodplain and ripar- ian areas. Consideration should be given to Low Impact Development Management Prac- tices as these areas build out. These could include: • Low -impact Development (LID) Streets LID streets utilize a natural swale or ditch adjacent to the roadway to allow runoff to infiltrate into the ground. The conventional pipe and pond engineering is replaced with gravel substrate lined swales. The filtration of the stormwater occurs as the water per- colates downward into the subsurface. In areas with drainage or infiltration problems, due to soil type or geology, innovative combinations of conventional and LID engi- neering solutions should be utilized. A LID street is shown in the Illustrative Plan as an extension of Boone Street to Treat Street because it partially falls in the floodplain. • Elevated Structures 41421 .4114k4., 4 t IAA ti Low -impact Street T94ior 44- r Low -impact Development, Boone Street - 3 4 r J • • rr vated Structures The use of elevated structures can be a useful tool for development that falls outside of regulated flood zones but is still in areas that could be considered vulnerable to flooding. Construction techniques for elevated structures have been designed and built recently in the Gulf Coast region and are depicted in a rendering that shows development bordering a floodplain. PLAN FUNDAMENTALS: GUIDING PRINCIPLES 17 • Green Corridors for Alternative Transportation The Cato Springs and Town Branches provide the opportunity to expand the City's alternative trans- portation trail system within their floodplains. The illustrative plan shows these linkages both within the riparian areas and adjacent to likely residen- tial, commercial, and recreational nodes. The trails system currently being planned, designed, and built provides a vital transportation alternative to vehicular transportation that enhances the overall walkability and livability of Fayetteville. Due to its location and existing infrastructure, the Fayette Junction area could be a major hub in the future for the convergence of multiple transportation alterna- tives. The proximity of the trail to the riparian area has the added benefit of preserving a natural buffer area along the waterway. • Natural Habitat Linkages The riparian areas in the Fayette Junction Neighbor- hood link to the larger City and will contribute to a green infrastructure corridor that allows for natural habitat linkages. These linear corridors are con- ducive to allowing the migration of wildlife. Also, the availability of accessible and meaningful green - space is vitally important to ensuring that the built environment does not dominate the natural environ- ment. Increased density and intensity needs to be designed to allow for human interaction within the preserved natural habitat. Several trails in Fayetteville are built along stream corridors and riparian areas linking green space and parks. 91111.411 . PLAN FUNDAMENTALS: GUIDING PRINCIPLES 18