The URL can be used to link to this page

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 PLAN FUNDAMENTALS: GUIDING PRINCIPLES 19 • Cisterns, Rainbarrels and Other Stormwater Capture Techniques Rooftop impervious surfaces provide an excellent opportunity for rainwater cap- ture. Historically, the capture and stor- ing of rainwater provided a valuable re- newable water resource. This was true for most of human history and only re- cently, with the advent of modern water distribution systems, has its importance in the built environment diminished. Fortunately, cisterns, rainbarrels and underground storage vaults are re- emerging as solutions for mitigating the increased stormwater runoff caused by the built environment. These applications can be applied to small scale projects, like a single-family home, or large scale projects such as a commercial or indus- trial project. Stored rainwater is most of- ten used to irrigate landscape elements, but can also be designed to provide non - potable water for interior uses such as toilets. Ultimately, the capture of rainwa- ter is a design element that should be utilized widely and is especially impor- tant in areas that are near or adjacent to riparian areas and flood zones. • PLAN FUNDAMENTALS: GUIDING PRINCIPLES 20 PLAN FUNDAMENTALS: GUIDING PRINCIPLES 21 The Urban Transect Planners use a visual tool called the transect to de- scribe the variations in intensity of the built environ- ment. The transect is also used to illustrate the de- marcation lines between differing degrees of urban density and intensity. In the Fayette Junction Illustrative Plan, the varia- tions of intensity and density can be seen as com- mercial nodes, such as the Junction, which give way to mixed -use, multi -family, and ultimately single-fam- ily detached development patterns. The area directly north of the existing Red Arrow Subdivision east of Razorback Road exemplifies this concept. A large piece of underdeveloped land exists between 15th Street and the Red Arrow Subdivision. The current zoning here would allow a build out of 24 units per acre of multi -family dwellings. The existing density and zoning for the Red Arrow Subdivision is currently single-family 4 units per acre. The illustrative plan shows how new development could transition from 4 units per acre in Red Arrow, to 8 units per acre for several blocks and then ultimately to multi -fam- ily and mixed use buildings along the minor arterial 15th Street. The other side of the street advances this progression with a large hotel development. The gradual transition of density and intensity allows for an orderly and acceptable pattern while still allowing the land owner to maximize the overall development potential of the land. Red Arrow Subdivision Mixed -use PLAN FUNDAMENTALS: GUIDING PRINCIPLES 22 Create a clean tech cluster. The expansion of the Arkansas Research and Technology Park, the construction of BioBased Companies headquarters and the develop- ment of the Crowne Apartments serve as harbingers for the potential of the Fayette Junction area. Connecting this area to downtown and ultimately Northwest Arkansas not only serves as a catalyst for eco- nomic development, but encapsulates the principles of a sustainable community. "Green Valley" An ambitious coalition composed of local businesses, the University of Arkansas and the Fayetteville Economic Development Council formed in 2007 to promote a cluster of businesses that focus on sustainability technology. Similar to the founders of Silicon Valley or Research Triangle in North Carolina, the Green Valley Network en- visions an internationally significant cluster, primarily in Northwest Arkansas. The area already serves as a home to the following: Bird's Eye view of Fayette Junction o The highest concentration of plant scientists in the world o Wal-Mart, the largest funnel for global consumer demand and the largest proponent of sustainability on Earth o The largest pre-existing supplier cluster with 1,300 consumer goods companies o One of America's largest oil and gas energy centers o The world's busiest cargo airport o One of America's largest agri-business centers with biofuel and eco-tourism opportunities - www.greenvalleynetwork.org (2008) The Green Valley Network founders believe these facts leave Northwest Arkansas poised to successfully recruit businesses that offer technological jobs while promoting a sustainable environment. The City of Fayetteville offers an ideal home for knowledge -based companies that emphasize sustain - ability. The University of Arkansas' Research and Technology Park (ARTP) is located in Fayetteville, the City offers cultural amenities that employees of knowledge -based companies desire, and the City engages in sustainable practices that are reflected in myriad policies and programs. PLAN FUNDAMENTALS: GUIDING PRINCIPLES 23 University of Arkansas Research and Technology Park (ARTP) The Fayette Junction boundary is adjacent to ARTP, which currently serves as a research incubator for clean tech com- panies. Fayette Junction offers an opportunity to promote the concept of "Green Valley" with shovel -ready land for clean tech companies that mature and want or need additional fa- cilities apart from ARTP such as Biobased Companies. The official case for a research and technology park was made in 2001 by the 2010 Commission assembled by the University of Arkansas. The 2010 Commission envisioned a "physical space where links between high quality academic research and business ideas [could] be formed to the benefit of all" (Center for Business and Economic Research, 2002). The expected value of the total impact of operating ARTP is nearly $720 million (The Teller 2003). Currently, ARTP is home to 31 public private affiliates and employs approxi- mately 350 people. Since assuming management responsi- bility in November of 2004, the University of Arkansas Tech- nology Development Foundation has grown the partnership base at ARTP from 13 to 31 public/private affiliates work- ing to develop a broad array of technologies. In addition to the growing number of for-profit companies, ARTP is also home to a number of not -for-profit companies that provide complimentary services to University affiliates including the Small Business Administration, University of Arkansas Office of Technology Licensing, Arkansas Capital Corporation and Innovate Arkansas. Since January of 2005, affiliates of the ARTP have secured over $46 million in federal grants and contracts. ro m PLAN FUNDAMENTALS: GUIDING PRINCIPLES 24 Capturing "Green Valley" in Fayetteville's southern gateway The vision for "Green Valley" has become a shared vision in Fay- etteville among industry leaders, the University of Arkansas and City government. The southern gateway into Fayetteville from 1-540 currently lacks defining features but has potential to be- come a striking entrance into the city, highlighting the "Green Valley" concept and building upon the strengths of ARTP. The potential for a grand entrance into the City of Fayetteville exists first in the natural landscape. Dowell Cemetery Hillside lies to the west of the entrance. A smaller hill and undeveloped land lie to the east. The two hillsides frame a view of the University's Old Main, serving as sentinels into the city. Extending the boule- vard south along Razorback Road to 1-540 as envisioned in the Illustrative Plan would enhance the streetscape at Fayetteville's southernmost exit. This boulevard would also limit curb cuts onto Razorback Road, limiting the starts and stops in traffic flow caused by vehicles entering and exiting onto the arterial. The Illustrative Plan envisions a clean tech park located at the undeveloped land southeast of the 1-540 exit with a focus on fabrication and manufactur- ing, complementing rather than competing with the research and devel- opment activities at ARTP. Clean tech labs or offices within the identified park or east of BioBased Companies could also utilize the existing rail line for deliveries by constructing a spur. Locating clean tech industries on the undeveloped land just east of this entrance accomplishes two things: 1) Close proximity to ARTP and BioBased Companies allows a cluster of companies to take advantage of material and intellectual resources; and 2) Clean tech companies that employ "green" building techniques such as those envisioned in the Illustrative Plan create an advertisement and announcement for "Green Valley" with Fayetteville as its epicenter. dean iecn rarK rrom KazoroacK Koad • r - �• �. 1r �_________________ r ::: 4 + GATEWAY HILLSIDES - - Southern entrance into city 'M1�f,r+�: �+ '*.r;' PLAN FUNDAMENTALS: GUIDING PRINCIPLES 25 Support multi -modal transit. WHAT IS A SUSTAINABLE Multi -modal transit is a key component of a TRANSPORTATION SYSTEM? sustainable community. • Allows the basic access needs of individuals and societies to be met safely and in a manner con- Charrette participants shared a vision for connected sistent with human and ecosystem health, and with equity within and between generations; sidewalks, additional trails and the future potential . Is affordable, operates efficiently, offers choice of transport mode, and supports a vibrant for light rail during the Hands-on Design Workshop. economy; and Their preferences reflect a desire to have multiple modes of transit available for commuting to work as • Limits emissions and waste within the planet's ability to absorb them, minimizes consumption of well as shopping for daily goods. Multi -modal tran- non-renewable resources, limits consumption of renewable resources to the sustainable yield level, sit not only provides more options for travel, but iS reuses and recycles its components, and minimizes the use of land and the production of noise. an integral part of a Sustainable community. Reduc- - Defining Sustainable Transport, Centre for Sustainable Transportation, March 31, 2005 tions in vehicle miles traveled leads to decreased air pollution and traffic congestion, which is consistent with the definition of a sustainable transportation tensive floodplains system ."}Y" er opportunities for - = significant trail net - City Plan 2025 reflects this principle with the stated `* x ' T '. °' :'r irk jet" _` r: •':,..a1:; goal that Fayetteville will "grow a livable transports = — --'. ' . tion s stem." Constructin a trail network, providin "r- `"��; -�"f Fayette Junction evoly- pedestrian and cyclist options on all streets, and:_= ';' ,;. supporting regional mass transit are critical compo�.`'F?r ' g into a passenger nents of this tenet. -• I — !y = _ �- ti i. i it stop supported by transit oriented devel- The Fayette Junction Illustrative Plan exemplifies. -,x;t; • T ment. this principle of City Plan 2025. The extensive flood +` plains in the master plan area offer opportunities for a significant trail network. The transformation e Razorback Road of ulevard extends from Razorback Road into a boulevard will accommodate ._.d ' FAYETTF Au ov �, �� 15th Street to 1-540. pedestrians and cyclists as well as vehicle traffic, iLLUSCRAIIVt,LLSrERPLA.31 and the Plan envisions Fayette Junction evolving into 4 1F' ' J, ..,,, 6 �, `- I W.A is a passenger rail stop supported by transit -oriented _ ::..,,. —w development. PLAN FUNDAMENTALS: GUIDING PRINCIPLES 26 Transportation constraints and opportunities Multiple transportation constraints confront the Master Plan. First, the extensive floodplains make the con- struction of north/south and east/ west roads cost prohibitive. Trail networks that extend to other parts of the City, however, show that flood - plains also present an opportunity for expanding multi -modal transit oppor- tunities. Trails such as Mud Creek Trail and Scull Creek Trail are constructed partially within floodplains, providing an alternative transportation option for pedestrians and cyclists. The Fayette Junction Master Plan continues this approach by showing a trail system that runs parallel to Town Branch and Cato Springs Branch. The Fayette Junction trail system will en- able a resident of Crowne Apartments to commute to the Arkansas Research and Technology Park and an employ- ee of ARTP to visit a colleague at the clean tech park on Razorback Road without having to use a motorized ve- hicle. The pedestrian linkages shown throughout the Fayette Junction area will ultimately become connections to the greater citywide trail system. .IF i3/1 .... •�I-540, _ _ }'.#k x `�'•,f I+I, - x'71}. '. � r 1! J 9 ;i rf f.II f N � 7� 77��FAYE''TTE'�'JLTN{CI'7I';O7yN7y7 PLAN I. IUUS T RA4 I �' E 1�'AAS 5 ER i LC'44N ILLUSTRATIVE FAYM=N1LLr_ARK"SM ��,.+n`..r.,vl.� • SEPTEMBER SOI1 i IY�If+�Y ��y4�14�h�'ni� - .MIL :.:Mr PLAN FUNDAMENTALS: GUIDING PRINCIPLES 27 The second major challenge confronting con- nectivity is the railroad line. The Arkansas and Missouri Railroad limits the number of crossings allotted to a municipality so that if a new cross- ing is granted, one must be forfeited. Crossings also come at an additional expense. The builder has to pay for a construction team to work rapid- ly, often in one night, to complete the crossing. The Fayette Junction Master Plan shows two ad- ditional railroad crossings —one at 18th Street and one at Treat Street —in order to improve east/west connectivity. A conversation with the General Superintendent of the Arkansas Mis- souri Railroad, Jim Seratt, confirmed the general policy of giving one crossing up in order to get another, although he added that there could be exceptions to this rule. Recent history also indi- cates that the costs are not strictly prohibitive; a developer constructed a new crossing at Quality Lane in order to provide access to a multifamily development. 15th Street overpass 18th Street across .,.}�, .,.�.w �.�ti - r�Y� ._; rte. —.n'. _ - ' -i �# J■' '+"► rrY , Connected neighborhoods: „ �- Red Arrow, neighborhoods M1 ;*-4 � ` south of Cato Springs Road !triii T' -`' ; �; . . c4 ;'1,.4:1 r Treat Street across • North/south connection railroad tracks between Cato Springs Road and Treat Street FAYETT-JUNCTION '2-I ILLUSTRACIYIMASTERPLAN �. Fayette Junction The greatest potential for providing sustainable, multi -modal transit comes from the railroad right-of-way. The railroad currently has 100-200 feet of right-of-way along the existing rail line, which runs through the heart of the downtown areas of the four major cities along the Northwest Arkansas corridor. Building a parallel track for public transit within the existing railroad right-of-way or utilizing a system on the existing track would provide cost - savings worth millions of dollars in right-of-way acquisition. The University of Arkansas Community Design Center makes a compelling argument for Northwest Arkansas as a candidate for federal rail transit dollars in its 2007 study. The region, formed by a linear string of cities, is made up of a population that meets the density threshold necessary to support transit and that is likely to use rail transit, including University students, inter -city commuters, and retirees. These facts make the region a competitive candidate for New Start dollars, federal funding allocated for fixed guideway systems designed for the exclusive use of mass transportation. (UACDC, 2007) PLAN FUNDAMENTALS: GUIDING PRINCIPLES 28 Creating a transit hub that can evolve over time will enable the Fayette Junction area to transition to a transit -worthy urban destination. N IIft-1 N 7'11 Illiri-.. N I_I' j ..Y . . j.r j . •. J"*, L1i a r a eD 'fd ti a sue.#g I. :r *" ■ - _ •■rt#aa*. ,.t.. , d •!t4t ._.•-$.664 s. r.■ t.■.. rt.., ..s ,i -* ►74�.rMfrr -. d- ■ .• .,i+ V This series of graphics envisions how the Fayette Junction railroad wye would transform and build- •;r:� � `- +�. out over time into a transit -oriented development hub. Currently the Fayette Junction wye consists r ' II `al,*r4 ' i t'••: +li of a large open space being utilized as a con- ¢ I �•' '4 •*=¢ I �•' '� crete manufacturing facility. The 0-10 year build - out centers new development at the intersection �i� of Cato Springs Road and Razorback Avenue. I $ • ._ I; 14� ,.. � .. The 10-15 year graphic illustrates the addition ' '� "' +' of north -south and east -west streets with ac- t. ■rtrfi .. rt } rt = ■ ■ }"""" } j' companying residential and commercial growth. 'ii_ In 16-20 years, the area becomes a transit hub ■ :. ■ ''..• e. 11 •■ with a large central plaza, parking deck, commer FYi *••4- y .i�. *►•_- =i�. cial, residential and green technology uses. The ~•-••---.' .*i * '„ .� *..■ - . , t —' +rtw' •-••---..' '*i * '„ .� *..■ - y,. z:.'.� +rt..' final illustration is the full build -out of a complete transit -oriented neighborhood with a density of - . - mi7 1 - . - 1 ■ 20 units per acre. PLAN FUNDAMENTALS: GUIDING PRINCIPLES 29 WHAT IS TRANSIT -ORIENTED DEVELOPMENT? ...It's building a place, not just a transportation system. The creating of an engaging public realm beyond mere engineering of a transportation project is critical to rail transit feasibility. ...It's a regional planning instrument for developing land uses that consume less land per capita, conserve sensitive natural areas, and revitalize urban areas. ...It's creating a pedestrian -oriented urban district within a half -mile radius around a rail transit station. ...It's about guiding growth, rather than creating it. Unlike highway development, good transit design can capture sustained economic value from the triangulation of transportation efficiencies, community redevelopment, and shifting consumer habits due to agglomeration efficiencies." - NWA Rail Visioning Rail Transit in Northwest Arkansas: Lifestyles and Ecologies, UA Community Design Center 2007 Fayette Junction xT PLAN FUNDAMENTALS: GUIDING PRINCIPLES 30 PLAN FUNDAMENTALS: GUIDING PRINCIPLES 31 The ultimate success of any planning document depend--•_7-- upon ' • the willingness and capacity of all stakeholder groups - : -�� - I _r to implement the vision. The implementation of the Fayette -i 4- { .r `$"° Junction Master Plan will only occur through cooperative ef- ; - , - b p J lilli - lSrn, forts among the City, residents, business owners, the non- " " _ "', Fcnr" profit sector and the private sector. The following steps out- ��."'-� '-'• -�� '`' }' i line projects that will help achieve the goals of the Master r i1�4 '.' f. -� �� ' �F • - - '1 .:: RMF•12 Plan and are broken down into a series of short-term prof -- .,.{' ects (0-5 years), mid-term projects (6-10 years) and long- r - -IL IOAF-24 term projects. Short-term steps include regulation changes 'r`{�' `'' and projects that require little infrastructure or cost. Long ti'w I - - term projects are those that require more significant capital investment. The ultimate timing of implementation will re- - R-PZD flect the overall commitment to the realization of the vision • developed by the community. -. Short-term Projects Legend W- , 1. Seek zoning changes along the Razorback Road corridor FaYU0 IE from 1-540 to 15th Street. —,«^ -r Development along the Razorback Road corridor forms a first impres- R .1F- :2 ' -;�. sion of Fayetteville. The form of this development will affect property at.,F.;a '— values and contribute to Fayetteville's identify. The Master Plan rec•+F.� � ommends preserving the hillsides at the entrance and zoning for an T` 55' . urban development form along the rest of the corridor. This zoning will c ' , / promote continuous frontage of buildings near the street, contributing I 111 to a pedestrian -friendly environment that enhances property values and p-' promotes infill development where infrastructure can support urban — R-PZ° -, densities and intensities. "`t3f IMPLEMENTATION 32 2. Amend the Master Street Plan to include the key proposed street connections. Including the proposed streets in the Master Street Plan will ensure that these connections are completed when new development oc- curs. Multiple connections are shown in the Illustrative Plan, and may change as concrete projects are pro- posed. However, several connections significantly facilitate traffic flow and should be added to the Mas- ter Street Plan: • Squareback at Fayette Junction, which includes the wye geometry • 18th Street extension to Garland Avenue • Street connection between Treat and Cato Springs Road • Treat extension to Cato Springs Road IMPLEMENTATION 33 3. Amend the Future Land Use Map to reflect the transit -oriented development at the historic Fayette Junction. The Fayette Junction area is currently designated as City Neighborhood on the City's Future Land Use Map. Staff proposes amending the future land use map by designating the area around the Fayette Junction as Urban Center. The Urban Center designation allows for a more intense and dense pattern of land use, encouraging a diverse mix of residential, commercial and office uses within the Fayette Junction Area. Multi -modal transit hubs have been shown to work best when a variety of employment and housing options are located within a half -mile transit shed. The Existing Future Land Use Map of Fayette Junction Master Plan area is shown on page 8 of this document. IMPLEMENTATION 34 4. Establish a riparian buffer ordinance. Both the Cato Springs Branch and Town Branch are part of the riparian ecosystem that feeds into the White River, which drains into Fayetteville's water source, Beaver Lake. This ecosystem needs protection in order to maintain the integrity of Fayetteville's most valuable water resource. Municipalities often use riparian buffer ordinances to ensure that riparian ecosystems continue to provide all the benefits that occur naturally. A riparian buffer ordinance is a useful tool for protecting the built environment of neighboring properties from erosion and flooding while also provid- ing environmentally valuable open space. The Environmental Protection Agency states that these ordinances accomplish the following: 1. Restore and maintain the chemical, physical, and biological integrity of the water resources; 2. Remove pollutants delivered from urban stormwater; 3. Reduce erosion and sediment entering the stream; 4. Stabilize stream banks; 5. Provide infiltration of stormwater runoff; 6. Maintain base flow of streams; 7. Contribute the organic matter that is a source of food and energy for the aquatic ecosystem; 8. Provide tree canopy to shade streams and promote desirable aquatic organisms; 9. Provide riparian wildlife habitat; and 10. Furnish scenic value and recreational opportunities. Z IMPLEMENTATION 35 Mid-term Projects 1. Preserve the Ogden hillside at Razorback Road and 1-540. The Razorback Road entrance to the City presents the unique opportunity to establish a natural gateway to the City. The large Dowell Cemetery hillside has been preserved through City ownership and a conservation easement. The smaller hillside located across Razorback Road is in private ownership. This land is owned by the Joyce Ogden Family Trust and comprises a 10 -acre parcel. The University of Arkansas has expressed interest in acquiring this land in order to preserve the viewshed of Old Main and the Fayetteville downtown skyline. The Illustrative Master Plan depicts this land as being utilized for a welcome or visitor's center. The City of Fayetteville in partnership with the University of Arkansas should work to acquire the Ogden land either through ownership or a conser- vation easement. A conservation easement separates the ownership of the land from the development rights. The landowner relinquishes these development rights but can continue to use and enjoy the land while protecting it from further development in perpetuity. An easement assures property owners that their heirs and successors will maintain the land in uses consistent with open space purposes and the landowner's wishes. A variety of tax benefits may be available to landowners who place their land in a conservation easement. These may include deductions in income, property and estate taxes. IMPLEMENTATION 36 2. Add or repair sidewalks along existing streets within the neighborhood. The City Transportation Division and Sidewalks and Trails Committee have committed to ensuring that all existing streets have a sidewalk on at least one side of the street. Each year, new sidewalks are constructed based on a prioritized list that balances the construction of new sidewalks in different parts of the City, first ad- dressing streets where no sidewalks exist. The following streets in Fayette Junction lack sidewalks on both sides of the streets and should be added to the sidewalk construction list: Clover Drive (north of Eden Circle) Laverne Avenue Coleman Avenue Laura Lee Street Emma Avenue Selle Drive Brooks Avenue Boone Street Price Avenue Duncan Avenue Walker Street Arrowhead Street Custer Lane Ashwood Avenue 18th Street IMPLEMENTATION 37 Long-term Projects 1. Extend the Razorback Road boulevard cross-section from 15th Street to 1-540. Redeveloping Razorback Road as an extension of the boulevard between 15th Street and Martin Luther King, Jr. Boulevard will take significant infrastructure investment. This type of project will oc- cur as capital funds become available and development occurs along the Razorback Road corridor to merit the investment. IMPLEMENTATION 38 Conclusion The Fayette Junction Master Plan vision document and Illustrative Plan sets forth an ambitious effort for tying disparate parts of the area together to create a comprehensive plan that maximizes opportunities. This vision captures the main goals expressed by stakeholders such as protecting the floodplains, providing multi -modal transit opportunities and promoting clean tech development. The vision document also identifies policies and programs to help achieve these goals. Razorback Road has the potential to become a "great ad- dress" and shining entrance into the City as it transitions from a five -lane road to a boulevard that is capable of accommodating both vehicles and pedestrians. Rezoning this corridor to a zoning district that encourages an urban form will encourage Razorback Road's transformation. Modify- ing the Master Street Plan and building a trail network will increase connectivity throughout the area. Finally, the Illustrative Plan provides a visual design of how this area can develop in such a way that protects the natural beauty and environmentally sensitive areas prevalent throughout the area, respects existing residential neighborhoods and encourages appropriate infill development. The overall implementation process will take the mutual cooperation of multiple sectors, both public and private over a period of decades, but the recommendations also include measurable steps that will begin the process of implementing the community's vision. IMPLEMENTATION 39 Work -in -Progress Survey These survey results represent approximately 40 participants who attended the Work -in -Progress presentation. Over 100 community members participated during the entire charrette, but the Work -in -Progress session served as a culmination of the week's work and events and provided an opportunity for written feedback. Appendix: Work -in -Progress Presentation What events did you participate in during the charrette? Attended only the Work -in -Progress Presentation 12% Attended the Work -in -Progress Presentation 29% and one charrette event Attended the Work -in -Progress Presentation 41 % and two charrette events Attended the Work -in -Progress Presentation and three charrette events 18% Attended all charrette events 0% APPENDICES: WORK -IN -PROGRESS SURVEY 40 Appendices Stormwater management (30%) • Drainage • Trails system—floodplain greenspaces • Run-off water • Drainage —Cato Springs Road, along Selle Drive • Approaching runoff and drainage issues from a potential asset point of view, rather than assuming these issues as a liability • Managing floodplain and runoff Multi -modal transit (20%) • I like the transportation hub • Transit hub/development • Light rail (Is there a way to pressure Cong. Boozman to do his part, or at least not sabotage those efforts?) • Trails Greenspace (20%) • I like the community area, trails, parks and greenspace • Keep and expand useful green areas • Park on Laverne • Trails system—floodplain greenspaces Sustainability/Clean Tech concepts (20%) • Green Valley • Partnership w/U of A • LEED • Density management integrating clean tech and residential Are there any elements of your vision for the future of the Fayette Junction Neighborhood we might have missed? • New developments having an increased number of retention ponds; make sure mosquito control is included so as to not add to the existing problem • Put time limits for new construction to eliminate half -completed buildings sitting for numerous months or years • Some areas are too dense • Suggest using normal setbacks on new construction instead of zero lot lines • Ensure new development that is built in low-lying areas have proper drainage and not drain on existing residents causing flooding • Make sure there is adequate parking for new development as to alleviate parking on the street • The area S. of Cato by Laverne should definitely be park/greenspace • I don't think placing buildings —even beautiful ones —on top of the hills/knolls as you enter Fayetteville is a good idea. Can we not preserve the hilltops as forest and build in way that doesn't gash the natural landscape so visibly. • Plenty of street trees/boulevards to slow entry traffic from 1-540 and new development to SW • Sidewalks along Cato Springs Road • A formal involvement from the UA • Fayette Junction neighborhood association • Any issues with truck traffic to industrial areas? APPENDICES: WORK -IN -PROGRESS SURVEY 42 V . i, C I.y } ,y�..� .., 1 yi-��.��t, ..IV I""5N4'•'L"4ti"�.� Yf 1' ' .�. { i 1 //•!tiSR f / tt 1, FAYE1TE JUNCTION ILLUSTRATIVE MASTER PLAN r. F/Y1T[7;VIU.ARKA h. 5L1'LZiMLGR 21X ' ..•4 yS ni!VlCb"M[ I"I kM WI 43.0- A,'■II.'I. mw APPENDICES: ILLUSTRATIVE PLAN 43 Appendices �71I%eii K II Resources: Campbell, Denele Pitts. "Fayette Junction: Hub of Washington County's 1885 - 1935 Timber Boom". Flashback, Winter 2005. Washington County Historical Society City of Chicago Green Roof Fact Sheet. http://egov.cityofchicago.org/webportal/COCWebPortal/COC_ATTACH/Green_Roof_Fact_Sheet.pdf City Plan 2025, Fayetteville http://cityplan2025.accessfayetteville.org Downtown Master Plan, 2004, Fayetteville http://www.accessfayetteville.org/planning/ The Centre for Sustainable Transportation http://cst.uwinnipeg.ca/ University of Arkansas Community Design Center http://uacdc.uark.edu/ University of Arkansas - Facilities Management Planning Group http://planning.uark.edu/ Urban Land Institute http://www.uli.org APPENDICES: RESOURCES 45 _ ," _ _ o �• ' Do pp _oo a oa ., .rrr.rr ODO rJ''` ..........................�.s 6'0OO1 00 �'O� v. vva v 1 1. JJJ _ c\i 1, f•� \ }). _r > vo ti — Do49m°q� . �l � ?_ .,r .. �� " �....... .. .L „m - V 6 i gp E.moe� Feaeeuayru u :l � � � _.. L^! i) "� g s ❑�7oy �® y .... . / j} 1.C�� 5• 3r _ ./� � �� : � G• l V I i 4 , �- j 's i 9 e !.C-. o C r �/jpooDo'1n�1J aJ�3J3J�3J ■ !I�A�eiaM�$a+s� mgj_ aii+ 0°/laE °°d�83 ' �r`S .�� s �(� �owMOOo■°��ao�� 9 r 's 4rI ) 1Y .Y r.� SJ�jJ11.i51 l:)% _ • a� J 'JJvl x311"+a171 .• , , _. . , � y'; , � °: `' i � � eo ece yy.Y399�00.'17 �� e a ' in■ ooysa os •r ,, .. )� j ��rl )/jj11 > 1' R � [�] f+w i� �' '� - amen :, _ O o „ ; C7 ,�_L .✓ .,� l J mss! Y - --r AAA��,,-�-s _ _.{ _, r �; —.. � � -;b�a --e> �s��'�a:F� f.: •�_ � C. 7�T� � n..a.r.rr. rr �....r lrr...-u......r+-. F. s...... F. (a r.•a7 y: l(�'.. 6 II • `' \�.� °�� = FAYETTE JUNCTION Proposed Parking struoture N __ E�istingBuilding =_ __= ILLUSTRATIVE MASTER PLAN � Proposed Building \;, '�a = FAYETTEVILLE,ARKANSAS Existing Civic Building ��; Study Area Boundary / { � LI i ADOPTED BY RESOLUTION NO. 95-09 # ✓ f ' ` APRIL 21, 2009 r�. ,� ARTP Master Plan Roads \1\ \ � jo N�� r111�, i I' \``'\ ..�;' �,�• '`\ i �' `� °�° City of Fayetteville Staff Review Form Comments: City Council Agenda Items and Contracts, Leases or Agreements Karen Minkel Submitted By 4/7/2009 City Council Meeting Date Agenda Items Only Division 5 Strategic Planning/Internal Consult. Department Action Kequired: Approval of a resolution adopting the proposed Fayette Junction Master Plan vision document and illustrative master plan (ADM 09-3211). Cost of this request Category / Project Budget Program Category / Project Name Account Number Funds Used to Date Program / Project Category Name Project Number Budgeted Item Remaining Balance Budget Adjustment Attached 03 -l9 -b1 D partment Director Date City Attorney ate `-PoA A . �. 3- - tc Finance and Internal Services Director Date 34D atG e e Fund Name Previous Ordinance or Resolution # Original Contract Date: Original Contract Number: Received in CityUlc/i� Clerk's Office Received in,,�.r Mayor's Office ��ll Revised January 15, 2009 CITY COUNCIL AGENDA MEMO To: Mayor and City Council Thru: Don Marr, Chief of Staff From: Karen Minkel, Strategic Planning and Internal Consulting Director x NL Date: April 7, 2009 Subject: Administrative item to pass a resolution adopting the Fayette Junction Master Plan vision document and illustrative master plan (ADM 09-3211). RECOMMENDATION Planning Staff and the Fayetteville Planning Commission recommend approval of a resolution to adopt the Fayette Junction Master Plan vision document and illustrative master plan. BACKGROUND The Fayetteville Panning Commission voted unanimously to recommend approval of the Fayette Junction Master Plan on February 23, 2009. City Plan 2025 set a goal of using a charrette process to generate a complete neighborhood plan once a year for the next five years for key. areas of the City, and was adopted by the City Council on July 17, 2006. These plans were intended to incorporate key principles of City Plan 2025, including appropriate infill and revitalization, traditional neighborhood development, a green network and attainable housing. The Fayette Junction planning area was selected by the City Council on June 3, 2008 as the second complete neighborhood plan project. The criteria used to select an area included: 1) Meets the City's goals as outlined in the City Council's Strategic Plan and City Plan 2025; 2) Is experiencing development pressure; 3) Has a high percentage of vacant or underutilized land; 4) Has potential partners in the design process; and 5) The Plan would be developed concurrently with road improvement projects. The Fayette Junction area met all these criteria. City Goals: The Strategic Plan adopted by the City Council specifically mentions the need for revitalization and greater commercial development in South Fayetteville that would offer a variety of places to shop and eat. City Plan 2025 states, "We will make appropriate infill and revitalization our highest priorities." This area offered multiple opportunities for addressing all the goals outlined in City Plan 2025, with infill and revitalization remaining the highest priority. Development Pressure: Development in this area of South Fayetteville is inevitable over the next several years. The proximity to the Arkansas Research and Technology Park as well as the development of companies such as BioBased Technologies and the wealth of existing infrastructure made this area a likely candidate for development and RESOLUTION NO. 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 charrette 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 7th day of April, 2009. APPROVED: By: ATTEST: LIONELD JORDAN, Mayor SONDRA E. SMITH, City Clerk/Treasurer redevelopment. The Fayette Junction Master Plan creates a vision that directs new development toward the creation of complete, compact and connected neighborhoods. The desired outcome is a vision that meets the goals of City plans and policies and promotes economic development. Vacant or Underutilized Land: Approximately 30 percent of the planning area is developable land that is vacant or underutilized, indicating opportunities for infill and revitalization. Potential Partners in the Process: This area of South Fayetteville offered multiple resources and partners in the design process. The Long Range Planning Division worked closely with the University of Arkansas, the two established residential neighborhoods, developers and existing businesses located within the area. Street Projects: The Arkansas Highway Department will begin the 15`1i Street Improvement project sometime after 2009. Construction on the Cato Springs Street Improvement project is scheduled to begin in late 2009. Both these projects will add to or improve the existing infrastructure in the proposed master plan area. DISCUSSION Over 100 citizens offered input on the vision for the Fayette Junction Master Plan area September 13-18. The charrette included a presentation from local historian Denele Campbell at a kick-off at Staybridge Suites on September 4, a Hands-on Design session on September 13, an Open Design Studio, an Open House and a Work -in -Progress session at the Arkansas Research and Technology Park. Ninety-four percent of the attendees at the Work -in -Progress session who completed a survey thought that the plan was "on the right track." 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 environments. Stakeholders repeatedly mentioned protection of the floodplains and 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 development. 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. The envisioned clean tech cluster represents 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 transit hub, potentially evolving from a park -and -ride to a rail stop and demonstrating how transit -oriented development can become a reality. 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. Short-term recommendations are those that require little capital investment and collaboration among different groups. The long-term recommendations require more significant capital investment or collaboration. Short-term recommendations are to: + Seek zoning changes along the Razorback Road corridor from I-540 to 15`h Street; • Amend the Master Street Plan to include key street connections; • Amend the Future Land Use Map to reflect transit -oriented development at the historic Fayette Junction; and • Establish a riparian buffer ordinance. Mid-term recommendations are to: Preserve the Ogden Hillside at Razorback Road and I-540; and Add or repair sidewalks along existing streets within the neighborhood. Long-term recommendations are to: • Extend the Razorback Road boulevard cross-section from 15th Street to I-540. The draft vision document and illustrative plan were made available to the public on January 26, 2009 and a final community presentation was given at BioBased Companies on February 5, 2009. Over 75 residents and stakeholders attended the presentation. The Planning Commission unanimously forwarded the Fayette Junction Master Plan to the City Council with a recommendation for approval with a vote of 9-0-0, with significant street amendments to the Illustrative Plan and a minor change to the vision document. The Commission requested that staff add text regarding the benefits of riparian buffers in the short-term recommendation statement, which was changed accordingly. The Commission also added the Research and Technology Park's existing property master street plan to the Illustrative Plan in order to provide context, which staff now shows in the Plan. The other street amendments to the Illustrative Plan have been divided into multiple exhibits for the Council to consider separately. Staff disagreed with a majority of the recommendations either because the change was not philosophically aligned with what the public expressed during the charrette and/or existing City policy or the change will require significant redesign work without the transparency of the design studio and without any substantive benefit. The following exhibits are provided for Council discussion: 1) Exhibit A: This version of the Illustrative Plan incorporates two of the changes recommended by the Planning Commission and is the version staff recommends that the City Council adopt. 2) Exhibit B: This map shows all the changes recommended by the Planning Commission in red. 3) Exhibit C: The Planning Commission recommended roads "a," "b," and "c" to provide a significant east -west connection and two additional connections to 15th Street. Planning staff opposes connections "a" and "b" because they are entirely within the 100 -year floodplain. One concern is environmental. The floodplains provide wildlife habitat and natural greenspace. The second concern is feasibility. Staff currently does not recommend approval of development within floodplains. The likelihood of this proposed road getting built without development paying for its construction is limited. This road would be added to the Master Street Plan as a collector street. Whether or not the City philosophically supports the construction of collector roads with a right-of-way requirement of 59 feet within floodplains is a significant policy decision. Road "c" could be built outside of the floodplain and staff could add the road to the Illustrative Plan, although it would require removing an existing building. 4) Exhibit D: The Planning Commission recommended road "a," which extends from what was originally a stub -out, implying a north -south connection. Meetings with Campus Planning and the Athletics Department during the charrette led the charrette team to believe that the university has no intention of selling or developing this property into anything other than Road Hog Park. During the past month, staff discovered that the floodplain within the current university property is actually in a permanent conservation easement, which makes this connection impossible to build. Staff recommends showing a trail connection to the existing street network and leaving the stub -out at Garland on the map in anticipation of future development. 5) Exhibit E: The Planning Commission recommended an overpass or underpass at l8 Street Street and 1-540. The Illustrative Plan currently shows an overpass at 15tE' Street. Both of these streets would be identified in the Master Street Plan. Staff's concern with this recommendation is the feasibility of funding for construction of two highway crossings; if only one were possible, Staff would recommend the crossing at 15th Street. Exhibits C -E are substantive policy decisions in staff's opinion because they will be proposed as amendments to the Master Street Plan and/or conflict with staff's recommendation. Exhibit C was proposed by a Commissioner during the charrette process and not included for the reasons stated above; whether or not to show roads entirely within the floodplain in a policy decision that needs to be resolved by the City Council. Exhibits F -H, however, are design questions. The challenge with master plans, particularly in areas with greenfield or brownfield development rather than smaller infill projects, is that they can be designed with myriad configurations. Contrasted with areas like the Downtown or Walker Park Neighborhood where the skeletal infrastructure is well-defined, Fayette Junction lacks the narrow range of decisions about where proposed roads should be constructed. Instead, the design team is given a blank canvas in some areas. The concern that staff has with the following exhibits is not the design proposals themselves. The concern is that the proposals will not substantively affect the overall Fayette Junction Master Plan concepts and will not affect the Master Street Plan, but they will require significant staff time to redesign. The concepts have also not been vetted by the public for the past six months. The intent of the charrette process is to "design in public," which is why the design team invites key stakeholders, including elected and appointed officials to participate in special meetings during the charrette week. This participation ensures that design preferences are integrated into the Plan early in the process, enabling all stakeholders to comment on the product during the charrette events. 1) Exhibit F: The Planning Commission recommended frontage roads along the east and west sides of the railroad tracks and the other road segments called out in the exhibit to add additional street connections within this area. The design team also considered frontage roads along the railroad tracks (roads "b" and "c") but chose to instead provide an option for a railroad spur. For example, if a solar panel company wanted to utilize freight transportation, it could capitalize on the railroad line adjacent to its facilities. The charrette team consistently attempts to honor master plans created by current property owners within the planning area's boundaries. This recognition is why the charrette team left Road Hog Park as it exists and why ARTP was excluded from the proposed boundaries. The design team treated the BioBased property similarly, limiting additional public roads to one north -south connection between Treat Street and Cato Springs Road in order to facilitate truck traffic in and out of the proposed clean tech park. Roads "a," "e," and "b" would add significant costs to the development of the property. Staff could support adding segment "a" to the Illustrative Plan, but would not support segment "e." Road "d" runs through the floodplain, which has the same problems described in Exhibit C. This particular segment had a vote of 8-1-0. Commissioner Winston preferred the original design, which had a terminating vista that he thought provided an appropriate transition between the urban environment and natural greenspace. 2) Exhibit G: The Planning Commission recommended the redesign of this hub, which would eliminate the floodplain crossing shown in the original design. Staff's objection to this recommendation is the significant amount of redesign work involved. The Fayette Junction hub is an illustration of one of the guiding principles: support multi -modal transit. The vision document often references this area, showing build -out over time, and the Sketch -up model is based on the illustration created by the charrette team. Redesigning this area would affect all these components, taking approximately two members of staff and two weeks worth of time to complete. Staffs concern is that this time and effort would be outside of the public view and would not substantively affect policy. If the property owner chose to redevelop this land tomorrow, the Illustrative Plan would serve as a conceptual reference only. 3) Exhibit H: The Planning Commission recommended adding a road to the proposed pocket park so that homes fronted onto the street adjacent to the park, similar to the Wilson Park design. Staff agreed to the conceptual change. The redesign took approximately two -and -a -half days to complete and changed the park acreage from 2.4 to 1.72 acres; the overall density did not change significantly. This example highlights how even minor redesigns take significant time. Staff believes illustration 3b is a better design; however, the redesign has little payoff in terms of policy changes. If the City Council chooses to incorporate some of the significant changes recommended by the Planning Commission, staff would prefer to complete the redesigns and bring the Illustrative Plan back to the stakeholders before coming before the City Council for consideration. Staff anticipates that the Plan would not come before City Council again for another 3-4 months if all the Planning Commission recommendations are incorporated. BUDGET IMPACT None. EXHIBIT "A" 1 � r1�1 d - } r •I iwee;} g I �n="i j�3. �3 � �� i r! �.-,��. ea. , nn 8 I J i •i 1 d Ij ,. 1 ! y'~� r = �,- r i \ R n �i I time �, ` n 4 �? r u r�� '• OD c '^J i7• G1C� . s $ r....' �� em's �^ •� 0.l w - .�� ■ e� I,\ � � ' �w gin 4 q Wa�L eNV �° G a i d rc '''C •p {A„ ItiJi W v] � -4 ran a�� vim- �' �+r �.>`. 9q°�• ♦ ® 1 o e <`. e ey},jI � „; x ] s Fy s— >� ,.a h � e r �;: .r 3 � zr Mpg 9 A��• N 1 m� � r �s �� .� �y '*� �r��®� Syr \' 'J • 86t 4 [Ihl]^L8 _ a nti ° 7 . ' i r P . _ a� �� lA�F9 �e•7a e ,�, e � it�i iF�' L e. � � w,.,. r.C f "f 'a �y � � x s- •t�� ^•° t '� _ � d• _ F ., ♦ 7,;;..�..Nr aL ref"' �. �.�+ d b�'� I `�Z. �.F c P °�°'g ✓%� �,� A2 B 8O 6 �4,� �'.,^ �--« � 6,� q.°�„�CPe,.: e��,, �r�� I�r / •' f ^ I m.r+Fa '�3m .M / �., - •`.'•,.,P"', r, i' 9' �,i' �•t oai -,aa" it I�o� s� „L .#90 _.tea M ■r,r$Aa' ® 't "n� �,1 x,+ f n l ' 1 1 . __. •�f „?--4h 'r aa''r`•ay �: ~�a� z„�xs.f ,♦',`'.r.\,g7,��/�4,' rr' F EA off- a•-' a @. e;w�,&,- F- -" ',rte"' .;S s lav;.„,.5+1f„� n ! .. 1 J � �e`2•}� �r CIA, i ,r I s -A" _ ($' G S 3° iy �? 9 WVs I �7 o'Y i n •T�� '^t�� i� f�-� � �� >� r- � 1 r ' .':�27� o+ �'^'f4 il �_:) ��" �•'s.�A��„ x _ s,., '"`a 1 I Ciu�� i/ode r - /`. J tiP� _yn 4. n [ �;tw.e�� ® � �5z+'�•6" Fes' � _ -Y S 4 - _ Ia r t ti eAe "a ^ 9 °fir / l EXHIBIT "C" Zui 0 frfrtrrrrfffrfffffff �;" -i-�- --`f 1 i f f f f f . I f i fffrfarff----- - f �_ i } _,� "'p =---^—� } r f r i TI r III 1! a .,.. ` � a „� "``,..I � ^.� w"�%i nj" - ,� Zh. °w ✓'"� r' �` —'r G -j . ��i ��'��,�i�a�"°�{� ts} „� �� / ,�,f..r.t s'fh J�:�r�\��4� Nr ��• ` 9�.;E ,�� -_ [` I E fill,,. l IIili rii rit it UN EXHIBIT "E" ±3�k.!it Ee,• R aM �� `R..rfRasw{ i e,R►s�R�RR:�r��rrr��trRs"�aelc��rtf�I v .r < 4r el: m we a � jy�R� �y ' � <aF" �.1NrztSg��Y��.++�3'7 �T5 ,��al ,.�da7 S1 i76r,%�tAF �t a.'*'•W. �xl c RtJeRsii""s.i"s" �✓: � -�*ew*�°f as M�RRf.1Ri►ifRRRN1RRRRRR{RR�'RR�RRR'1iiiiY�/RRi�RRtl�i � g3 • ��j .y `� � n1 vi +rY -� •;3 �.f �zJ"•,3' .,� �,}'� -r� e7 J il�j ,� a r iy • ��'' s __ !; 2q� `�'\r ,}��..�^�r,► �i ate. ,; � � n,, • _ EXHIBIT "F" F' EXHIBIT "G" I m I ill W 19 EXHIBIT "H" Nnv3lW [ � i I ^` e??y •fir �_ t� � � fi I I I ; 1 1 •. I r [ ..I 1 —."I E �_ fi �!! �II L I l;* Charrette Team Participants Special thanks to... John Coleman Julie McQuade Steven Beam Harriet Jansma Bonnie Pay Arkansas Research and Technology Park • Sam Friday Matt Mihalevich Barbara Boland Mike Johnson Judith Paz Community Design Center • Jesse Fulcher Karen Minkel Randy Bolinger Bucky Jones Suzanne Plyler Denele Campbell • James Gibson Leif Olson Burt Box Carole Jones Linda Ralston Fayetteville Chamber of Commerce • Krishna Jones Jeremy Pate Hank Broyles Diana Jordan Steve Rust Fayetteville Economic Development Council Jordon Lemaster Dara Sanders Bob Caulk Lioneld Jordan Jason Sappington Fayetteville Engineering Division Steve Clark Mark Kinion Fredia Sawin Foghorn's Don Conner JoAnn Kvamme Robert Sharp Mark Boyer Skip Descant Stan Lancaster Aubrey Shepherd Pig -N -Whistle • Mayor Lioneld Jordan Hugh Earnest Burke Larkin Gary Smith Staybridge Suites • . Mike Ehrig Susan Latta Trey Smith University of Arkansas Campus Planning • City Council Wait Eilers Kyle Linn Judy Stevens Kyle Cook Shirley Lucas Gary Elkins Sue Madison Trudy Stevens • Bobby Ferrell Matthew Petry Jean Evans Louise Mann David Steves • Adella Gray Robert Rhoads Bobby Ferrell David Martinson Bernard Sulliban • Sarah Lewis Brenda Thiel Katherine Field Judith Matthews Brenda Thiel Sam Friday Anita McDaris Garland Thomas Aysa Galbraith Tim McFarland Jesse Thomas Scott Galbraith Mike Meredith Linda Thomas Planning Commission Adella Gray Jeff Mincy Michael Thomas Jill Anthes Audy Lack Elenia Gray Julie Minkel Linda Thompson Lois Bryant Christine Myres Alison Hammontree Justin Minkel Karen Van Horn Matthew Cabe Sean Trumbo Chad Hammontree Mike Muccio Kate Ward James Graves Porter Winston Laura Hampton Blanche O'Conner Kelley Wilkes, Jeremy Kennedy 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 _M1e 1 CREDITS .. .. 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. 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 d 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 wellas 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. 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 How the Plan was Created 4 Charrette Preparation 4 Analysis Maps 5 History 9 Neighborhood Tours 10 The Charrette 10 After the Charrette 13 rian runuamentais 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 •mpiementatton rian Short-term Projects Mid-term Projects Long-term. Projects r%1J}JG11Idi4 00 Work -in -Progress Survey Results Illustrative Plan Alternative Zoning Map 14 15 15 16 22 23 23 24 25 26 26 27 32 36 38 "U 40 43 44 TABLE OF CONTENTS 3 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. M PROCESS: HOW THE PLAN WAS CREATED 4 tB ' •ya3 � _. 'art 9y s y, Legend Fayette Junction Boundary Stream Footprints Contours (10 foot) 100 Year Flood (Land Use) Hillside -Hilltop Overlay District PROCESS: ANALYSIS MAPS 5 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 6 12 t__ N\1115 A - 1 ��`�• ulI I / � , �•'•rr:�rrr • aM BOO 4 s�F C..- 6 ,•,Sava_ "Grp psi Legend Fayette Junction Boundary w■w■� Stream Footprints (2007) Cemetery Parks Railroad PROCESS: ANALYSIS MAPS 7 . "a Single Family Housing - There are three dis- tint 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 multifamily 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 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. r r 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 1800s and later served as an important stop for transporting canned goods in the 1960s. 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- hnnrl Mactar 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. s ror� 3t uja t rrrr (Yuillira6rur•Iln�fr'��vsfreq . raaLxcry Ca.aa c La wntvdsmdw'JiWi3tr cfMtea xxza;al Thfl2+nr.La,+s.a4a Ska. a.&5r Ij� 3fl t Z r. hW fSnS 14 ,AtXJ:C C 'l UE vd ly4 to , (..—.wfFr rLaA 1 =i eis F?.c+acr N�?isaF?. -Tlnl s�s'.y�;�z LQatif Sxia,le: xQF F, WYIYYer (t R(4R13i+J • 1py!IJv n;;xi Nt EI IEbEiEtchyIM[4:F 1(,w ivr `''k ru:zsrr.rw ' � �JiWHI L�rreF nriV E�'Il.'Sl'I..fM4MI1W+!!CihvN•� PROCESS: HOW THE PLAN WAS CREATED 10 LL!. II.LLL'1±L 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. 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. PROCESS: HOW THE PLAN WAS CREATED r e� 2 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." PROCESS: HOW THE PLAN WAS CREATED 13 The Guiding Principles are: Stei 3r rtsrau ti#v+'4Y7 a 1. Integrate the built and, natural environments Pr � 2. Create a clean tech cluster 3. Support Multi -modal transit l a y5 yy ,�,yyi N, 43 PLAN FUNDAMENTALS: GUIDING PRINCIPLES 14 N. s ' Fayette Junction L fji F-s3��gClrisi41�d4ng r RAFT Febri.aary 2009 a....SrwtK,5xra Nuaad�xg 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. 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. Fioodplalns are, in general, those lands most subject to recurring floods, situ- ated adjacent to rivers and streams. Floodplalns are therefore 'fiood- 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 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. 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. PLAN FUNDAMENTALS: GUIDING PRINCIPLES 15 , 140 Razorback Road & 1-540 Intersection Soils and Stormwater Infiltration. g!�; Future development should be carefully planned A 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 t. 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 u µ 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. ` 4 The soils in the Fayette Junction area are primarily end a variety of sandy )Dams that have a very fine tex I tore and have been laid down by alluvial processes. j 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 (UD) 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 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. PLAN FUNDAMENTALS: GUIDING PRINCIPLES PLAN FUNDAMENTALS: GUIDING PRINCIPLES 19 IiMIi PLAN FUNDAMENTALS: GUIDING PRINCIPLES 20 n A l a r p, •! !nH7 The Urban Transect Planners use a visual tool called the transect to de- scribe the variations in intensity of the built environ- ment. The transect is also used to illustrate the de- marcation lines between differing degrees of urban density and intensity. In the Fayette Junction Illustrative Plan, the varia- tions of intensity and density can be seen as com- mercial nodes, such as the Junction, which give way to mixed -use, multi -family, and ultimately single-fam- ily detached development patterns. The area directly north of the existing Red Arrow Subdivision east of Razorback Road exemplifies this concept. A large piece of underdeveloped land exists between 15th Street and the Red Arrow Subdivision. The current. zoning here would allow a build out of 24 units per acre of multi -family dwellings. The existing density and zoning:for the Red Arrow Subdivision is currently single-family 4 units per acre. The illustrative plan shows how new development could transition from 4 units per acre in Red Arrow, to 8 units per acre for several blocks and then ultimately to multi -fam- ily and mixed use buildings along the minor arterial 15th Street. The other side of the street advances this progression with a large hotel development. The gradual transition of density and intensity allows for an orderly and acceptable pattern while still allowing the land owner to maximize the overall development potential of the land. PLAN FUNDAMENTALS: GUIDING PRINCIPLE'S Red Arrow Subdivision Single family - 4 units per acre Mixed -use 8 units per acre Create a clean tech cluster. The expansion of the Arkansas Research and Technology Park, the construction of BioBased Companies headquarters and the develop- ment of the Crowne Apartments serve as harbingers for the potential of the Fayette Junction area. Connecting this area to downtown and ultimately Northwest Arkansas not only serves as a catalyst for eco- nomic development, but encapsulates the principles of a sustainable community. ,Green Valley' An ambitious coalition composed of local businesses, the University of Arkansas and the Fayetteville Economic Development Council formed in 2007 to promote a cluster of businesses that focus on sustainability technology. Similar to the founders of Silicon Valley or Research Triangle in North Carolina, the Green Valley Network en- visions an internationally significant cluster, primarily in. Northwest Arkansas. The area already serves as a home to the following: Bir- -. o The highest concentration of plant scientists in the world o Wal-Mart, the largest funnel for global consumer demand and the largest proponent of sustainability on Earth o The largest pre-existing supplier cluster with 1,300 consumer goods companies o One of America's largest oil and gas energy centers o The world's busiest cargo airport o One of America's largest agri-business centers with biofuel and eco-tourism opportunities www.greenvalleynetwork.org (2008) The Green Valley Network founders believe these facts leave Northwest Arkansas poised to successfully recruit businesses that offer technological jobs while promoting a sustainable environment. The City of Fayetteville offers an ideal home for knowledge -based companies that emphasize sustain - ability. The University of Arkansas' Research and Technology Park (ARTP) is located in Fayetteville, the City offers cultural amenities that employees of knowledge -based companies desire, and the City engages in sustainable practices that are reflected in myriad policies and programs. PLAN FUNDAMENTALS: GUIDING PRINCIPLES 23 University of Arkansas Research and Technology Park (ARTP) The Fayette Junction boundary is adjacent to ARTP, which currently serves as a research incubator for clean tech com- panies. Fayette Junction offers an opportunity to promote the concept of "Green Valley" with shovel -ready land for clean tech companies that mature and want or need additional fa- cilities apart from ARTP such as Biobased Companies. The official case for a research and technology park was made in 2001 by the 2010 Commission assembled by the University of Arkansas. The 2010 Commission envisioned a "physical space where links between high quality academic research and business ideas [couldl be formed to the benefit of all" (Center for Business. and Economic Research, 2002). The expected value of the total impact of operating ARTP is nearly $720 million (The Teller 2003). Currently, ARTP is home to 31 public private affiliates and employs approxi- mately.350 people. Since assuming management responsi- bility in November of 2004, the University of Arkansas Tech- nology Development Foundation has grown the partnership base at ARTP from 13 to 31 public/private affiliates work- ing to develop a broad array of technologies. In addition to the growing number of for-profit companies, ARTP is also home to a number of not -for-profit companies that -provide complimentary services to University affiliates including the Small Business Administration, University of Arkansas Office of Technology Licensing, Arkansas Capital Corporation and Innovate Arkansas. Since January of 2005, affiliates of the ARTP have secured over $46 million in federal grants and contracts. PLAN FUNDAMENTALS: GUIDING PRINCIPLES its _____ __ I Capturing "Green Valley" in Fayetteville's southern gateway The vision for "Green Valley' has become a shared vision in Fay- etteville among industry leaders, the University of Arkansas and City government. The southern gateway into Fayetteville from 1-540 currently lacks defining features but has potential to be- come a striking entrance into the city, highlighting the "Green Valley" concept and building upon the strengths of ARTP. The potential for a grand entrance into the City of Fayetteville exists first in the natural landscape. Dowell Cemetery Hillside lies to the west of the entrance. A smaller hill and undeveloped land lie to the east. The two hillsides frame a view of the University's Old Main, serving as sentinels into the city. Extending the boule- vard south along Razorback Road to 1-540 as envisioned in the Illustrative Plan would enhance the streetscape at Fayetteville's southernmost exit. This boulevard would also limit curb cuts onto Razorback Road, limiting the starts and stops in traffic flow caused by vehicles entering and exiting onto the arterial. The Illustrative Plan envisions a clean tech park located at the undeveloped land southeast of the 1-540 exit with a focus on fabrication and manufactur- ing, complementing rather than competing with the research and devel- opment activities at ARTP. Clean tech labs or offices within the identified park or east of BioBased Companies could also utilize the existing rail line for deliveries by constructing a spur. Locating clean tech industries on the undeveloped land just east of this entrance accomplishes two things: 1) Close proximity to ARTP and BioBased Companies allows a cluster of companies to take advantage of material and intellectual resources; and 2) Clean tech companies that employ"green" building techniques such as those envisioned in the Illustrative Plan create an advertisement and announcement for "Green Valley" with Fayetteville as its epicenter. PLAN FUNDAMENTALS: GLIDING PRINCIPLES 25 i S � � r z GATEWAY' HILLSIDES Southern 'entrance Into '.!du Ietu rarl urvcn macurualI mood 7 !: ' Support multi -modal transit. Multi -modal transit is a key component of a sustainable community. Charrette participants shared a vision for connected sidewalks, additional trails and the future potential for light rail during the Hands-on Design Workshop. Their preferences reflect a desire to have multiple modes of transit available for commuting to work as well as shopping for daily goods. Multi -modal tran- sit not only provides more options for travel, but is an integral part of a sustainable community. Reduc- tions in vehicle miles traveled leads to decreased air pollution and traffic congestion, which is consistent with the definition of a sustainable transportation system. City Plan 2025 reflects this principle with the stated goal that Fayetteville will"grow a livable transporta- tion system. Constructing a trail network, providing pedestrian and cyclist options on all streets, and supporting regional mass transit are critical compo- nents of this tenet. The Fayette Junction. Illustrative Plan exemplifies this principle of City Plan 2025. The extensive flood - plains in the master plan area offer opportunities for a significant trail network. The transformation of Razorback Road into a boulevard will accommodate pedestrians and cyclists as well as vehicle traffic, and the Plan envisions Fayette Junction evolving into a passenger rail stop supported by transit -oriented development. WHAT IS A SUSTAINABLE TRANSPORTATION SYSTEM? • Allows the basic access needs of individuals and societies to be met safely and in a manner con- sistent with human and ecosystem health, and with equity within and between generations; • Is affordable, operates efficiently, offers choice of transport mode, and supports a vibrant economy; and • Limits emissions and waste within the planet's ability to absorb them, minimizes consumption of non-renewable resources, limits consumption of renewable resources to the sustainable yield level, reuses and recycles its components, and minimizes the use of land and the production of noise. - Defining Sustainable Transport, Centre for Sustainable Transportation, March 31, 2005 Extensive floodplains �pgrir offer opportunities for - .. • 4.rfi�i a significant trail net l ilwork. Fayette Junction evolv ing into a passenger rail stop supported by transitoriented devel- �'„"� opment. axs A.i The Razorback Road boulevard extends from 15th Street to 1-540. -o-k,,. � i8. q�1MRcsYan "wa nwa ry R1' ". PLAN FUNDAMENTALS.' GUIDING PRINCIPLES 26 PLAN FUNDAMENTALS: GUIDING PRINCIPLES 27 The second major challenge confronting con- E 15th Street overpass nectivity is the railroad line. The Arkansas and . Missouri Railroad limits the number of crossings .r� � a'a E "a; :.,..e 18th Street across ra��P allotted to a municipality so that if a new cross r. railroad tracksai« ing is granted, one must be forfeited. Crossings r also come at an additional expense. The builder j �� ' � �� s��. �~ -� a� �°�--�-- has to pay for a construction team to work rapid a �� jji ly, often in one night, to complete the crossing. A , Connected neighborhoods: The Fayette Junction Master Plan shows two ad- � Red Arrow, neighborhoods ' 1 south of Cato Springs Road p $Y h ditional railroad crossings —one at 18th Street s.., e r , 4K1 . and one at Treat Street —in order to improve 3 *S L, Lr � ✓,S ss 5. .rsrMr r„g aV ry c east/west connectivity. A conversation with the General Superintendent of the Arkansas Mis x �' r r .fir r '. ` 3 •;� �e I a r E to 7 souri Railroad, Jim Seratt, confirmed the general i v policy of giving one crossing up in orderget j5 � P Y �.rt ee� . another, although he added that there could be exceptions to this rule. Recent history also indi Treat Street across cates that the costs are not strictly prohibitive, a North/south connection railroad tracks developer.constructed a new crossing at Quality between Cato Springs "" 4-4 Lane in order to provide access to a multifamily Road and Treat Street development. Fayette Junction The greatest potential for providing sustainable, multi -modal transit comes from the railroad right-of-way. The railroad currently has 100-200 feet of right-of-way along the existing rail line, which runs through the heart of the downtown areas of the four major cities along the Northwest Arkansas corridor. Building a parallel track for public transit within the existing railroad right-of-way or utilizing a system on the existing track would provide cost - savings worth millions of dollars in right-of-way acquisition. The University of Arkansas Community Design Center makes a compelling argument for Northwest Arkansas as a candidate for federal rail transit dollars in its 2007 study. The region, formed by a linear string of cities, is made up of a population that meets the density threshold necessary to support transit and that is likely to use rail transit, including University students, inter -city commuters, and retirees. These facts make the region a competitive candidate for New Start dollars, federal funding allocated for fixed guideway systems designed for the exclusive use of mass transportation. (UACDC, 2007) PLAN FUNDAMENTAL$: GUIDING PRINCIPLES 28 Creating a transit hub that can evolve over time will enable the Fayette Junction area to transition to a transit -worthy urban destination. M y i f �i 0h sRw'. - ir �..•.....-.,,t.,,y "_�.-.�;_«..—,..,� - t' I ; , r }m'Y�I ja a, qq�1� \ i � !' 3a 4�3 i Si'. I! - �. {tE 3 +i ;. � X �3��r'34?S, "9;'6 ♦ -5 s� {� (, y VZ 1 y".�]'µ��.p. _yy �-..-F 4^"�'¢Q J i.�Ca;�'+f3 FH""�IF i� 4 ai k w� 1 1 1 a9� 3.,��' p k��s? !-:.i$ ! #�.a�'' a'FC•--,r..�.,e--�'a �iS `_- +. ..... ,i,.: „. ,....•aRor�a.rR. .aa+a-�c-.>+� �,arasAer`e,r asy...._ .� a sswrtivsR� ra,aa:r a K`� a r e e r This series of graphics envisions how the Fayette vJunction railroad wye would transform and build ;Isar ', e • t. ,.� gg,. it a .a aR ,- -_ k ,:: out over time into a transit -oriented development '} 1Ir1 � t ;'. � ,7 F li b A ' �' qj + LJJ hub. Currently the Fayette .function wye consists i 'R l 97 *' 'q • z�� of a large open space being utilized as a con i �°•� ! ' �. .• Crete manufacturing facility. The 010 year build ' ti ib i �I .Y.. 1 R s;. ,£. aC'. C _ y R r i,.., R out centers new development at the intersection ' ''� ' �� ._ of Cato Springs Road and Razorback Avenue. '«• The 10-15 year graphic illustrates the addition +4V 'f i b�" t ! ' of north -south and east -west streets with ac- , i ! G companying residential and commercial growth. xf44�D � 4 d 1� %�,T9 T 3 q 9 N `i9994i 39npr.' 9 �a v z E! t s r��Y a�Y K*1ty a yl,E ,;Rar. fie+ € Ilia $t 9. �WF.- In 16-20 years, the area becomes a transit hub ' #Eb4 g: $� °1 with a large central plaza, parking deck, commer- cial residential and green technology uses. The 1 =5 " final illustration is the full build -out of a complete �r-rravaar..:.aar y9. •��--�._, "WRY:[Ahas vY .._�� $ra.N '.. sr rxysnrm ar3aa SI}bJ M s' 9ma.�y.a.�.�...;,, �N#oaf. ..�.-nl�aa�.va,u?' transit -oriented neighborhood with a density of ■ r 20 units per acre. PLAN FUNDAMENTALS: GUIDING PRINCIPLES FWHAT TRANSIT -ORIENTED DEVELOPMENT? ng a place, not just a transportation system. The creating of an engaging public realm beyond mere engineering of a transportation project o rail transit feasibilitygional planning instrument for developing land uses that consume less land per capita, conserve sensitive natural areas, and revitalize urban ...It's creating a pedestrian -oriented urban district within a half -mile radius around a rail transit station. ...It's about guiding growth, rather than creating it. Unlike highway development, good transit design can capture sustained economic value from the triangulation of transportation efficiencies, community redevelopment, and shifting consumer habits due to uaggiomeration efficiencies." - NWA Rail Visioning Rail Transit in Northwest Arkansas: Lifestyles and Ecologies, UA Community Design Center 2007 Fayette Junction PLAN FUNDAMENTALS: GUIDING PRINCIPLES 30 PLAN FUNDAMENTALS: GUIDING PRINCIPLES 31 I.. Iiii. The ultimate success of any planning document depends upon the willingness and capacity of all stakeholder groups to implement the vision. The implementation of the Fayette Junction Master Plan will only occur through cooperative ef- forts among the City, residents, business owners, the non- profit sector and the private sector. The following steps out- line projects that will help achieve the goals of the Master Plan and are broken down into a series of short-term proj- ects (0-5 years), mid-term projects (6-10 years) and long- term projects. Short-term steps include regulation changes and projects that require little infrastructure or cost. Long- term projects are those that require more significant capital investment. The ultimate timing of implementation will re- flect the overall commitment to the realization of the vision developed by the community. Short-term Projects Legend 1. Seek zoning changes along the Razorback Road corridor from 1-540 to 15th Street.tr4am Development along the Razorback Road corridor forms a first impres- c y NSF 4 sion of Fayetteville. The form of this development will affect property values and contribute to Fayetteville's identify. The Master Plan rec- ommends preserving the hillsides at the entrance and zoning for an 0.1 urban development form along the rest of the corridor. This zoning will C-2 promote continuous frontage of buildings near the street, contributing =°1 to a pedestrian friendly environment that enhances property values and promotes infill development where infrastructure can support urban U'¢z° densities and intensities. Urhan IMPLEMENTATION 32 Legend © r,f, • Stream Foo1Prn1 8p'T1 RMF-12 -RMF16 RMF 2a RPZb L. ✓ £��< ,rte — _.. 3. Amend the Future Land Use Map to reflect the transit -oriented development at the historic Fayette Junction. The Fayette Junction area is currently designated as City Neighborhood on the City's Future Land Use Map, Staff proposes amending the future land use map by designating the area around the Fayette Junction as Urban Center. The Urban Center designation allows for a more intense and dense pattern of land use, encouraging a diverse mix:of residential, commercial and office uses within the Fayette Junction Area. Multi -modal transit hubs have been shown to work best when a variety of employment and housing options are located within a half -mile transit shed. The Existing Future Land Use Map of Fayette Junction Master Plan area is shown on page 8 of this document. IMPLEMENTATION 34 1i..i• 4. Establish a riparian buffer ordinance. Both the Cato Springs Branch and Town Branch are part of the riparian ecosystem that feeds into the White River, which drains into Fayetteville's water source, Beaver Lake, This ecosystem needs protection in order to maintain the integrity. of Fayetteville's most valuable water resource. Municipalities often use riparian buffer ordinances to ensure that riparian ecosystems continue to provide all the benefits that occur naturally. A riparian buffer ordinance is a useful tool for protecting the built environment of neighboring properties from erosion and flooding while also provid- ing environmentally valuable open space. The Environmental Protection Agency states that these ordinances accomplish the following: I IMPLEMENTATION 35 c Mid-term Projects 1. Preserve the Ogden hillside at Razorback Road and .1-540. The Razorback Road entrance to the City presents the unique opportunity to establish a natural gateway to the City.. The large Dowell Cemetery hillside has been preserved through City ownership and a conservation easement. The smaller hillside located across Razorback Road is in private ownership. This land is owned by the Joyce Ogden Family Trust and comprises a 10 -acre parcel. The University of Arkansas has expressed interest in acquiring this land in order to preserve the viewshedof Old Main and the Fayetteville downtown skyline. The Illustrative Master Plan depicts this land as being utilized for a welcome or visitor's center. The City of Fayetteville in partnership with the University of Arkansas should work to acquire the Ogden land either through ownership or a conser- vation easement. A conservation easement separates the ownership of the land from the development rights. The landowner relinquishes these development rights but can .continue to .use and enjoy the land while protecting ;it from further development in perpetuity. An easement assures property owners that their heirs and successors will maintain the land in uses consistent with open space purposes and the landowner's wishes. A variety of tax benefits may be availableto landowners who place their land in a conservation easement. These may include deductions in income, property and estate taxes.: IMPLEMENTATION . 3G Long-term Projects 1. Extend the Razorback Road boulevard cross-section from 15th Street to 1-540. Redeveloping Razorback Road as an extension of the boulevard between 15th Street and Martin Luther King, Jr. Boulevard will take significant infrastructure investment. This type of project will oc- cur as capital funds become available and development occurs along the Razorback Road corridor to merit the investment. IMPLEMENTATION 38 Conclusion The Fayette Junction Master Plan vision document and Illustrative Plan sets forth an ambitious effort for tying disparate parts of the area together to create a comprehensive plan that maximizes opportunities. This vision captures the main goals expressed by stakeholders such as protecting the floodplains, providing multi -modal transit opportunities and promoting clean tech development. The vision document also identifies policies and programs to help achieve these goals. Razorback Road has the potential to become a "great ad- dress" and shining entrance into the City as it transitions from a five -lane road to a boulevard that is capable of accommodating both vehicles and pedestrians. Rezoning this corridor to a zoning district that encourages an urban form will encourage Razorback Road's transformation. Modify- ing the Master Street Plan and building a trail network will increase connectivity throughout the area. Finally, the Illustrative Plan provides a visual design of how this area can develop in such a way that protects the natural beauty and environmentally sensitive areas prevalent throughout the area, respects existing residential neighborhoods and encourages appropriate infill development. The overall implementation process will take the mutual cooperation of multiple sectors, both public and private over a period of decades, but the recommendations also include measurable steps that will begin the process of implementing the community's vision. IMPLEMENTATION 39 Work -in -Progress Survey These survey results represent approximately 40 participants who attended the Work -in -Progress presentation. Over 100 community members participated during the entire charrette, but the Work -in -Progress session served as a culmination of the week's work and events and provided an opportunity for written feedback. Appendix: Work -in -Progress Presentation What events did you participate in during .the charrette? Attended only the Work -in -Progress Presentation 12% Attended the Work -in -Progress Presentation 29% and one charrette event Attended the Work -in -Progress Presentation 41% and two charrette events Attended the Work -in -Progress Presentation and three charrette events 18% Attended all charrette events 0% APPENDICES: WORK -IN -PROGRESS SURVEY 40 �,. Appendit t i Stormwater management (30%) • Drainage • Trails system—floodplain greenspaces • Run-off water • Drainage —Cato Springs Road, along Selle Drive • Approaching runoff and drainage issues from a potential asset point of view, rather than assuming these issues as a liability • Managing floodplain and runoff Multi -modal transit (20%) • I like the transportation hub • Transit hub/development • Light rail (Is there a way to pressure Cong. Boozman to do his part, or at least not sabotage those efforts?) • Trails Greenspace (20%) • I like the community area, trails, parks and greenspace • Keep and expand useful green areas • Park on Laverne • Trails system—floodplain greenspaces Sustainability/Clean Tech concepts (20%) • Green Valley • Partnership w/U of A • LEED • Density management integrating clean tech and residential Are there any elements of your vision for the future of the Fayette Junction Neighborhood we. might have missed? • New developments having an increased number of retention ponds; make sure mosquito control is included so as to not add to the existing problem • Put time limits for new construction to eliminate half -completed buildings sitting for numerous months or years • Some areas are too dense • Suggest using normal setbacks on new construction instead of zero lot lines • Ensure new development, that is built in low-lying areas have proper drainage and not drain on existing residents causing flooding • Make sure there is adequate parking for new development as to alleviate parking on the street • The area S. of Cato by Laverne should definitely be park/greenspace • I don't think placing buildings -even. beautiful ones —on top of the hills/knollls.as. you enter Fayetteville is a good idea. Can we not preserve the hilltops as forest and build in way that doesn't gash the natural landscape "so visibly. • Plenty of "street trees/boulevards to slow entry traffic from 1-540 and new development to. SW • Sidewalks along Cato Springs Road • A formal involvement from the UA • Fayette Junction neighborhood association _ , • Any issues with truck traffic to industrial areas? APPENDICES: WORK -IN -PROGRESS SURVEY 42 d xj fii f f sara . w ti APPENDICES: ILLUSTRATIVE PLAN ..ZV;......'' K FF a •.. '' f'Y,"}}ass kisu uaf ae JL!1/, 'I!aL'--1. e.as.'a`"'S Vi- rxAy₹t°k[ryp!_ v-'r.�-�""��'.;"t�,.iry er°ip 7{4 a � s N iayett, JunctIonBai Itluatly.DRAFT Bwfasag: � �sfnclpkLYnk BiifUllsr� •••• Mtud Arrrlkkradary February Appendices Resources: Campbell, Denele Pitts. "Fayette Junction: Hub of Washington County's 1885 -1935 Timber Boom". Flashback, Winter 2005. Washington County Historical Society City of Chicago Green Roof Fact Sheet. http://egov.cityofchicago.org/webportal/COCWebPortal/COC_ATTACH/Green_Roof Fact _Sheet .pdf City Plan 2025, Fayetteville http://citypian2O25.accessfayetteville.org DowntownMaster Plan, 2004, Fayetteville http://www:accessfayetteville.org/planning/ The Centre for Sustainable Transportation http://cstuwinnipeg.Cal University of Arkansas Community Design Center http://uacdc.uark.edu/ University of Arkansas - Facilities Management Planning Group http://planning.uark.edu/ Urban Land Institute http://www.uli.org APPENDICES: RESOURCES 45 r' + pvl ,lc, b'J r",\�y, :E r : _ § p A p� t r� _ °x a •i`a1 '&� p "� 6! _rs rs �'" - `". !—'- ` v�. etiu ;r rS; �. z�l. ; r� \'a• 3 i - e? a .:.;I- a- a H: �.� o Eti� _ p3o�re • a.- 8 aao ry l a y S. is=Q !. G �� .. ,�. t o'_ „°_ wo r`rT'.�' ° 3° r ',:- 4 �'a �� -' ,..-t`�. -1 6 4 1-� 4sJ.w'l - a.•.. 1..!'--- �� 4r. 'Ic°. dE Eb oC,a z �M� y j4- d f Afi ;�'�`w�o �W�.^ q 4 *.:.� r a� a 4 �ss� r - -:..1 E s. 3 atjh rob vS�,J }§1 - '�J✓say a'r � ', �-fJn� � air 4=ysYi \ ° � 6- '.a u' n � / � �� "�'+�..J;""-`• fJ -Y--- .: d .• -°tea ,`�" �i. s y vv vG 8ZGF3T�� 7'R�ET' � � ( � `�'� o � ( `�� 9,nw,� m r� z :"" eY�'.-,� - � I ✓a ,"° Ip ,-'(�yq ." " 3 :,• -.d '�8j�. ti.r j• C� i . I y ° d a� a�S".aS �'� "-ia• `4 I ° a 'J - aony7voa�o�ao .�s-o-s»aa� s Y'� a n I j y w ®ud .r�l �fp aopal�u"gyYr 6 ^` '� ,'o8E I ', r Gy � 4' � q p a gip. y v n:ayyaaasyvyya' o _ V twt a ;»S - �5'.hR3.1,155� soya v� onsyia� J il�b55if v °a �:zl a eaaE ray a t »ate 'Iil, -s r 3a x,Y rr e ! y. J J t a l s �'R9r 4 A' r9:0 SP1;t S O¢r3 , a , ) � f S aFX"e e,� �°" �. X59 _ my ,� /` r ')'.. W }' f // a> ll' y_ yr "�• of f r A' �ry _ ° '0"t t - 7. !f &l' +-. � p , 1yl riY• �\ ! s 3 S •• � it :r '' �.. r` i' . � r r k % b !-; fi s & xr' l _ r �� b -a ':� �• r��ni . �, �r rpp_C9' F(�4�o.4,� @ i-q;S�fl ��.. � a &, .:..' S1 �(J�fl I n u a. 'i„ r I � � % \ t.,:�--J 4 •St5` `�, ! Lr S. r 'T �L - f �tT' 'v '� CI �' ._ ^ S f , � 'r 5r� ,. i- ~:{ a ru E �. } {tai �� akt k;' ?� \'�� { 1 atiy � Y 1 ':� �.rF:,::.��ci.[arwii®a��'�$yiC /� r r c, 9 ti N t J tt Fu ee Junction Existing Building Illustrative, Plan Proposed Building \ s `1.. . ,�� A, Existing Chic Building i eY*<@bT. tay' 2��.. ..... StudyAira l3nundary i r +, f � "''�,�r f t.L i ARTP Master Plan Roads j Y` ��. �a.., / °1.o -G. -q r+. ❑ : �r1 a )tom 8 arty r7d - a'v} - ,..-. �rsbd� r b a 1 I r 'sr� io i6 a sa.r t di n �n - ' a,v a v� ' f3lC TAE GENTH STET Q �`' f � y8i 1 4ii] 'S'E a t p s 1— ,a�ailal,,, � � Ra� a ✓°! +s7 •tp �,✓� �Z' ii _+. u,b '�ee��` s aa,�4ry..d p��,�I-�� LFJ��p!�f■��.� 5 �jlprE t�,��gh�F�■'.�tlY r a �`� f � a) WY•y _'g3 � � f ril ' awl- iA °�:�E 5 ''r,Y`{�{ ,�' .I 1 .�� I:n�'� ��8�� r�Yf � � •'2 C.SU7 I � a . C h �� jv� 3rS.fF f ➢ t _ _feu l;: u� � A. ' 3333 Cs-.:� '}Zr ) ya ... `�.` 353 '-_� ��.. �.1 J r , �� '? ` ® b � a tr 6 � � :.'vim" , •! 6J]J ]] ] *.; ,p;Y"�asocM s a i yy3gg��3 6r F TN.t3s ona,n ] r�dassr s r� a° I � j�aS+rPt f�dY:; S�v 1 -fd, ! A�r" � t7 -vlta�g�``¢ aay g>r�G €a�4 ""`,&f�iYl RR d,y �, C>;yiliq'aSa fi �r i i ''�'" � ��c� :sr -'J'a at'r+ v"�♦ . . - tit sJ t .-Y P� . -d3'g tai q,,p �+ • Irlj t.`` Fayette Junction s Existing Building Illustrative Plan Proposed Building D :AF hl!j Existing Civic Building February r .....Stud Area Bounda ARTP Master Plan Roads , J EXHIBIT "C" \ LJ -2 - )) s t 4 Itttttltittt-max j_M j1�tR !'"'t �l ittfttl��}`v'L;ec )- �'•'i-r _./_ --� It RttltttRlttil Rtierr..... =_� ��---� 4 .,P.4� h !!ttlkIltltti,IIR itilitIII I I I J .. = S I;° v ppsm Al IRI!• IEN!!!!I j1111IliijII fEA,A REI E,AIIA11 r � If $ y Y•- EXHIBIT "E" s�y f►•Y/f/YlreY/Rf/f/i►•///►►//itii►i iiiiii fii► • y r�3t mss. ar3 -, L.-''-- '-- ; 1.l:: : EXHIBIT "F" ii EXHIBIT "G" 1k j)f rT Li V f 1 � I H/ Fl ;` N EXHIBIT "H" t--'J-I- ! E � - t I I� � a � r ry. h �_ i3 �}1I-, l , � ��j"y � } 1 �J � � `OJTf. � I [pkai (4121/2t)t}9 Karen Mnekel RE Fayette Junction Master Plan on itty Council A nda April 21 ry Page 1 From: "Robert Sharp" <rob@sharparch_net> To: "'Karen Minkel"` <kminkel@ci.fayetteville.ar_us> Date: 4/21/2009 11:12 AM Subject: RE: Fayette Junction Master Plan on City Council Agenda April 21 Karen, I am unable to attend the City Council Meeting. Please tell the alderman that I participated in the charette and was very encouraged by the design solutions that emerged. I am particularly excited by the proposed form -based revisions along Razorback Road and the increased connectivity that this neighborhood will enjoy due to the new and extended streets. Please let the aldermen know of my strong support for this project Robert Sharp Robert Sharp Architect, inc. 525 South School, Suite 220 Fayetteville, Arkansas 72701 tel 479.442.0229 mobile 479. 409-5783 fax 479.442.8721 ----Original Message ----- From: Karen Minkel[mailto:kminke@ci_fayetteville.ar.us] Sent: Monday, April 20, 2009 1:45 PM To: Karen Minkel Subject: Fayette Junction Master Plan on City Council Agenda April 21 All, The Fayette Junction Master Plan is on the City Council agenda for tomorrow evening. Two weeks ago, the City Council amended the Illustrative Plan so that it is now considering the version shown in Exhibit A on httpalcitypian2025.accessfayetteville.org. If you would like to submit public comment but cannot attend the meeting, send me an email and I will make sure Council members receive your input. You may have noticed in the media that there was some confusion about zoning at the last meeting. The City Council is not rezoning tomorrow night; the Council is only considering the adoption of the master plan. However, the vision document does recommend rezoning the Razorback Road corridor at some point in the future to encourage a pedestrian -friendly streetscape and to prevent the strip shopping form of development that we see on College Avenue and Martin Luther King Jr- Avenue. The proposed zoning does not prohibit any of the uses currently allowed on Razorback Road; it only changes the form of the development_ Again, thank you for your efforts and feel free to contact me with any questions. The City Council meeting will be held in Room 219 at 6:00 p.m. in the City Administration building at 113 W. Mountain Street. 4/22/2009) Clarice Pearman - Re: CC items a roved 04-29-09 ""ry - " From: Karen Minkel To: Pearman, Clarice Date: 4.22.09 3:23 PM Subject: Re: CC items approved 04-21-09 Clarice, We are making an amendment to the Illustrative Plan and then I will send the electronic version to you. Thanks, Karen Karen Minkel Strategic Planning and Internal Consulting Director City of Fayetteville (479) 575-8271 >>> Clarice Pearman 4/22/2009 3:13 PM >>> Jeremy: What the resolution for Fayette Junction, do you have it? Thanks. Clarice From: Jeremy Pate To:Pearman, Clarice Date: 4.22.09 10:36 AM Subject: CC items approved 04-21-09 Clarice, Please find the following items approved by the City Council last night: ADM 09-3219 Amend Chapter 166: ORD Rezoning for Mulch Disposal Site: ORD + Exh A + EXH B (the original of this Bill of Assurance is being routed to you by David Jurgens) thanks, Jeremy Jeremy C. Pate, APA, ASIA Development Services Director City of Fayetteville, Arkansas Page 1 of I Clarice Pearman - Re: Fayette Junction Master Plan From: Clarice Pearman To: Minkel, Karen Date: 5.4.09 5:36 PM Subject: Re: Fayette Junction Master Plan Karen: Do you have printed versions of the pdfs to attach to the resolution? Have a good day. Clarice >>> From: Karen Minkel To: Pearman, Clarice Date: 5.4.09 5.01 PM Subject: Fayette Junction Master Plan Clarice, Please let me know if you need additional documents. Thanks, Karen Karen Minkel Strategic Planning and Internal Consulting Director City of Fayetteville (479) 575-8271 file ://C :\Documents and Settings\cpearman\Local Settings\Temp\XPgrpwise\49FF278FFA... 5/4/2009