HomeMy WebLinkAbout116-11 RESOLUTIONRESOLUTION NO. 116-11
A RESOLUTION APPROVING AND ADOPTING CITY PLAN 2030 AND
THE FUTURE LAND USE MAP AS THE COMPREHENSIVE LAND USE
PLAN
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
and adopts the Future Land Use Map, attached as Exhibit "A".
Section 2: That the City Council of the City of Fayetteville, Arkansas hereby approves
and adopts the City Plan 2030 document, attached as Exhibit "B".
Section 3: That the City Council of the City of Fayetteville, Arkansas hereby determines
that the Future Land Use Map attached as Exhibit "A" and City Plan 2030 constitute
Fayetteville's Comprehensive Land Use Plan and supersede the existing Comprehensive Land
Use Plan.
PASSED and APPROVED this 5th day of July, 2011.
APPROVED: ATTEST:
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SONDRA E. SMI'T'H, City Clerk/Treasurer
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City Plan 2030
Future Land Use Plan
City of Fayetteville, AR
Adopted: July 5, 2011
Resolution Na 11611
EXHIBIT "A"
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Future Land Use 2030
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City of Fayetteville Officials
Mayor
Lioneld Jordan
City Council
Rhonda Adams
Robert Ferrell
Adella Gray
Mark Kinion
Sarah Lewis
Matthew Petty
Justin Tennant
Brenda Thiel -Boudreaux
Planning Commission
Sarah Bunch
Matthew Cabe
William Chesser
Hugh Earnest
Craig Honchell
Tracy Hoskins
Jeremy Kennedy
Audy Lack
Porter Winston
Adopted Resolution No. 116-11 July 5, 2011
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introduction 1
community context 2
demographics 3
housing 4
employment Et income 5
Land use 6
transportation 7
historic a cultural resources 8
planning process 9
framework 10
economic analysis 11
guiding policies 12
appendix a online Survey Results
appendix b Historic Structures
appendix c City Services & Resources
appendix d Resources
appendix a Glossary
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1 INTRODUCTION
1
. Foyetrevafe Sqac,re
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City Plan 2030 Goals
Goal 1
We will make appropriate infill and revitalization
our highest priorities.
Goal 2
We will discourage suburban sprawl.
Goal 3
We will make traditional town form the standard.
Goal 4
We will grow a livable transportation network.
Goal 5
We will assemble an enduring green network.
Goal 6
We will create opportunities for attainable
housing.
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Message from the Mayor
Growth is inevitable and desirable, but destruction of community
character is not. The question is not whether your part of the
world is going to change. The question is how.
-Ed McMahon, Senior Fellow with the Urban Land Institute
Fayetteville continues to be one of the most desirable places to lure in America and
has been recognized by national organizations for aur economy, striking natural
beauty, educational excellence and the quality of our urban planning. This recognition
is especially remarkable in a time when nationally and locally we were faced with a
recession and shrinking budgets.
The fact that Fayetteville boasts a superb built environment that also protects our
natural environment is a testament to the generations of people in our community who
have thoughtfully planned for the future of our community. We continue this legacy
with City Plan 2030. Hundreds of stakeholders contributed to the development of the
principles in City Plan 2025, and hundreds more affirmed those principles during the City
Plan 2030 update.
Thank you to the members of the public, our elected officials, and Planning
Commissioners for contributing your thoughts and insights to this update. City Plan 2030
takes our community planning to the next level by continuing to develop form -based
zoning districts, taking concrete action steps to assemble an enduring green network
and implementing context -sensitive street cross-sections that accommodate cars,
pedestrians, cyclists and mass transit. I am confident that the implementation of the
recommendations in this document will preserve what we treasure about Fayetteville
and harness the opportunities that come with growth.
Mayor Lioneld Jordan
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"What we need is an overall comprehensive plan system approach
that looks at the whole thing proactively. We need a vision for what we want
the City to be in 2025... My number one priority is for the Planning Division to
become proactive and fake that leadership role.'
-West Side Fayetteville Resident
Focus Group, 2005
Nestled in the Ozark Hills of Northwest Arkansas, Fayetteville is a rapidly growing city
of 73,580 people. Home to the University of Arkansas, Fayetteville has been cited
by Partners for Livable Communities as one of the most livable cities in America due
to its job growth, arts scene, vibrant downtown and over 3,129 acres of community
parks and lakes.
However, Fayetteville's population has been growing at a rate of more than 2.4 per-
cent annually, over twice as fast as the state as a whole, and is part of the sixth fast-
est growing MSA in the nation. This rapid growth has led to suburban sprawl in the
Planning Area, environmental concerns and increased traffic congestion. City Plan
2030 is envisioned to give staff and elected and appointed officials a Comprehensive
Plan that outlines criteria for effective decision-making based on a widespread public
participation process.
The General Plan evotved from the efforts of the citizens, City Staff, the Planning
Commission, and the City Council over the past 40 years. In 1970, the first General
Plan was adopted. This plan was not updated again until 1993 when the City adopted
the General Plan 2010, which was then revised in 1995 and 2001.
In the summer of 2004, the City Council held a strategic planning retreat and formu-
lated a Strategic Plan 2004-2009. Developing a Fayetteville Vision 2020 was at the
heart of this process. This Vision is what the community via their representatives
wanted Fayetteville to be in 2020 as defined by value -based principles that guide poli-
cies, plans, and decisions.
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City Plan 2025 was one of the priorities identified by the City Council. City Plan 2025
provided an analysis of current circumstances and policy frameworks in a similar
format to the General Plan 2020. However, City Plan 2025 also included the results
of a widespread public participation process and an economic analysis.
City Plan 2030 further refines the goals and objectives outlined in City Plan 2025 and
establishes action steps that will forward the document's principles.
Public participation resulted in the creation of several maps that identify future
land uses and areas targeted for greenfield development as well as infill. Arkansas
Code Annotated §14-56-412 states that the Planning Commission's powers and duties
include, but are not limited to, the development of a land use plan, master street
plan and community facilities plan. Further, A,C.A. 514-56-413 states that a Land use
pian may include:
•The reservation of open spaces;
•The preservation of natural and historic features, sites and monuments;
•The existing uses to be retained without change;
•The existing uses proposed for change;
•The areas proposed for new development; and
-The areas proposed for redevelopment, rehabilitation, renewal and similar
programs.
The land use maps and policies recommended in City Plan 2030 seek to balance
growth within a livable, sustainable community, providing a comprehensive ap-
proach to planned and managed growth.
1 think the chances are really great that we will see higher density
come. ! don't think we can stand here and say, 'Okay, our plan is that we
wish that wouldn't happen.' l think it would be more beneficial to say, 'That's
going to happen --to some extent. How can we maintain the quality in the
midst of a boom?' That's the real challenge.'
-South Fayetteville Resident
Focus Group, 2005
et
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COMMUNITY CONTEXT T
m. Paul 's Epfsrapc! Church
Location 2.1
Planning Area 2.2
City Growth 2.3
Regional Growth 2.4
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2.1
2.1 Location
Fayetteville, the third most populated city in the state, is an attractive and prospering
city of 73,580 people (Source: U5 Census 2010). Located in Northwest Arkansas, the city
is the economic, political and cultural center of a diverse and growing region. The region,
consisting of Washington and Benton counties, contains 424,404 people representing over
14.5 percent of the state's population.
Fayetteville presently occupies 55.4 square miles on the western edge of the Boston
Mountains, an elevated feature of the greater Ozark Plateau extending further west and
north. This modest mountainous terrain shapes the more linear north -south development
pattern and intense concentration of land uses along the valley floor occupied by
Fayetteville and Interstate 540.
The nearby White River provided water for early settlers, which guided growth along the
western side of the White River drainage basin prior to 1970. The location of 1-540 to the
west and north of the city extended more recent growth into the Illinois River drainage
basin. The completion of Interstate 540 and Highway 412 provides even greater attraction
of growth to the west.
As the largest city in Northwest Arkansas, Fayetteville serves as the gateway to the Ozark
Mountains. The growing tourism industry is one of the factors associated with the region's
rapid economic development.
2.2 Planning Area
In August 2001, the Northwest Arkansas Regional Planning Commission
coordinated with the cities of Fayetteville, Greenland, Johnson and
Farmington to revise the Planning Area boundaries for each jurisdiction.
The Planning Area is comprised of the city corporate limits and a portion
of the extraterritorial jurisdiction, which extends up to 2.5 miles from the
corporate limits. The total planning area is approximately 89 square miles,
55 square miles in the Fayetteville city limits and 34 square miles in the
Planning
Area outside the city limits. The City of FayettevilLe's expansion within
the Planning Area is restricted by the immediate proximity of the cities of
Springdale and Johnson to the north, Farmington and Greenland to the south.
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Fayetteville, Early 1909s
Source: AShaed Hillary: Fayertevilk, Arkmuas
and the University of/Weaver.
University ofArkaasas Libraries
The role the City plays in administering and serving these two areas varies. Within
the corporate Limits, the City may exercise a full range of development controls and
administrative functions. Within the extraterritorial jurisdiction, the City exercises joint
subdivision authority with Washington County.
2.3 Fayetteville Growth Transitions
Since its establishment in the early 1800's, Fayetteville has experienced four
distinguishable transitions in growth and development, each centering on major economic
change. A fifth transition is emerging as a result of the mare diverse economic expansion of
the region.
EARLY SETTLERS. The original community of Washington, as Fayetteville was first called,
was established in 1828. The name was changed a year later due to confusion with a city
named Washington in southern Arkansas. Early settlers were involved in the relocation of
the Cherokee Nation to the southwest. Fayetteville, being near the terminal point of the
journey, became the new home for the escort party.
The McGarrah family was among Fayettevitle's first settlers and laid claim to a large tract
of Land at the corner of Spring and Willow Streets. McGarrah's property included the
southern part of what is now designated as the Washington -Willow Historic District, north
to Maple Street.
In 1834, Congress authorized Washington County to sell 160 acres to underwrite the
building of a proper courthouse. This 160 acres became know as the original. town
of Fayetteville. The city grew over the next three and half decades, and in 1870,
approximately 1,200 acres were incorporated as the City of Fayetteville.
Although the early settlement period appeared to be blessed with prosperity, the
community suffered through a particularly disastrous Civil War experience. Much of the
original Fayetteville community was destroyed by fire during the Battle of Fayetteville on
April 18, 1863.
RECONSTRUCTION PERIOD. Following the Civil War, in 1869, the McGarrah farm was
bought by the Masan family, subdivided and the lots sold, referred to as the Masonic
Addition. In the 1870's several homes were constructed on the large lots of the subdivision.
Portions of the land were subdivided again and built on in the 1880's and thereafter.
The Masonic Addition represented Fayetteville's first reconstruction period following
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2-3
Fayetteville, Early 1900s
Source: A Shared History: Fayetteville, Arkanaor
and the ilaivcraily ofArkansas,
University ofArkawas Libraries
the Civil War. The initial filling in of antebellum homes began in this addition and was
significant because of the many students, lawyers, administrators and faculty of the
University who would make their homes here. in 1871, Fayetteville was chosen as the site
of the land-grant Arkansas Industrial University. A north -south railroad was constructed
through town in 1882, confirming the growth of Fayetteville's initial phase.
In the 1890's, Fayetteville established itself as a banking and distribution center and,
ultimately, the hub of prosperous tourist, lumber and fruit -processing industries. It was
during this period of prosperous growth that two of Fayetteville's current Historic Districts,
Mt. Nord and Washington -Willow, became the area of more prestigious residences.
These districts attracted bankers, lawyers, lumber merchants, furniture manufacturers,
university professors, railroad men and wholesale grocers. The homes were large and many
had servants. At the turn of the century, many households rented rooms to tourists and
university students.
Beginning in the 1890's, many of the Large Lots were again subdivided and the process of
infill with smaller homes and student housing initiated.
POST-WAR INDUSTRIAL EXPANSION. Fayetteville's third transition in growth and
development followed the Second World War. Approximately 60 percent of Fayetteville's
residential stock was built following the depression years, with most of it coming after
World War 11. This was encourged by the fact that the federal government began insuring
mortgages on new homes and that building materials were plentiful and inexpensive. Also,
at this time, there were few code regulations guiding the growth and development of the
city. Rapid growth during this period resulted in greater demands for housing, community
services, space for University of Arkansas expansion and space for parking. During this
same period (1945-1958), Fayetteville experienced a rapid growth in commercial uses.
New business enterprises were forced to locate along existing traffic arteries due to the
lack of available space in the central business district. Some chose to locate on vacant
lots between residential areas. Although these businesses were able to purchase land at
more reasonable rates and to occupy larger sites, their proximity to downtown and related
business enterprises was markedly diminished.
Fayetteville's first industries continued to expand during this period. it was during
this phase of growth that a shift from railroad service to truck service was realized.
Wholesalers, bakeries, hatcheries, repair services and other traditional commercial
enterprises, once located along the railroad but needing space and access to truck routes,
were forced to scatter to larger sites.
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Fayetteville, Early 19005
Source: A Sloane' Fayetteville. Mamas
and the Clothvraity leArkansas.
Universilyakkansas Libraries
The transition in industry from non -durable goods to durable goods resulted in a similar
need for larger sites and highway frontage versus railroad siding. Thus, industries began
scattering throughout the southwest quarter of the city.
UNIVERSITY EXPANSION. The fourth major transition in growth and expansion of
Fayetteville occurred between 1960 and 1970 and paralleled the expansion experienced
by the University of Arkansas. From 1960 to 1965, the University doubted in enrollment,
creating an unanticipated demand for dormitories, apartments and small houses near the
campus. The initial market reaction to this demand resulted in numerous conversions of
older homes and garages near campus into boarding houses and apartments. -
When the large-scale multi -family housing boom occurred, most were built within
existing residential areas that were near the University. The growth that accompanied
the University's expansion created an even greater demand for commercial services. New
commercial establishments, in response to the increased demand, began locating outside
the traditional center. Due to the sloping topography on either side, new establishments
located in narrow bands along existing major streets, creating the first commercial strip.
NEW ERA. Between 1970 and 1990, Fayetteville grew at a fairly steady rate of 1.6 to 1.9
percent per year. Between 1990 and 2000, Fayetteville grew at an annual compound rate
of 3.2 percent, and between 2000 and 2010 at a rate of 2.4%. Residential, commercial
and industrial uses have all experienced significant increases_ Subdivision and large-scale
development activity indicate that the area is entering a new era of growth, one based on
expansion of the region as a whole. Meanwhile, the University of Arkansas, who in 2010
experienced its largest numerical enrollment increase since 1946, continues to have a
major impart on attracting residents, students and professionals to the city. The effect on
the local economy derived from the University's presence has a supporting and stabilizing
effect on the community -at -Large. The University has also attracted specialized community
activities that enable Fayetteville to remain the cultural center of the region. The most
notable of these is the Walton Arts Center, which has given new emphasis to the link
between the University and downtown and between the region and downtown in general.
Recently, Fayetteville has experienced a more active role on both the public and private
level in revitalizing and preserving the character of its past. This effort brings the current
development phase full circle as planning for the future builds upon the community's rich
heritage. Both new and old play a vital role in the community's success.
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2.4 Regional Growth Transitions
Historically, the smaller communities within Washington County and Northwest Arkansas
have served as semi -autonomous incorporations, providing the basic needs of the mostly
residential occupants. Fayetteville, with 37 percent of the County's population, plus the
location of the University of Arkansas, served as the governmental, economic, and cultural
center of the area.
FAYETTEVILLE-SPRINGDALE TRANSITION. The traditional relationship of urban center and
surrounding smatter communities began a transition that became somewhat noticeable by
1970 and dramatically evident by 1980. It was first marked by the emergence of Springdale
as a major employment center with 3,700 new jobs added between 1970 and 1980,
compared to 4,600 for the much larger Fayetteville. The figures suggested the emergence
of a twin -cities economy between Fayetteville and Springdale.
Population during the same period showed a similar pattern: Springdale, with an increase
of 5,994, rose from 18 to 23 percent of the County total, while Fayetteville's increase
of 5,430 dropped it from 36 to 35 percent of the total. The U.S. Bureau of the Census
recognized this new status when it identified the two cities as the Fayetteville -Springdale
Metropolitan Statistical Area (VISA) in 1980.
NORTHWEST ARKANSAS REGION TRANSITION. The second metamorphosis of the
area started in the 1990's with the regionalization of Northwest Arkansas, consisting
predominantly of Washington and Benton counties. The entire region is becoming a more
diversified and integrated economic unit through the expansion of tourism, Wal-Mart and
related services, and the Northwest Arkansas Regional Airport. Between 1990 and 2000,
Washington County's population increased by 44,306, or 39.1 percent and Benton County's
increased by 55,907, or 57.3 percent. In 1990, the U.S. Bureau of the Census once again
recognized the significant growth in Fayetteville and surrounding areas by changing the
metropolitan statistical area name to Fayetteville -Springdale -Rogers MSA_ The 2010 Census
shows that Benton County is now the more populous county with 221,339 people compared
to 203,065 people in Washington county.
This newly gained regional status means that all of the cities of the region are now both
competitors and partners in attracting significant economic growth. Having achieved the
threshold level of a major economic center due to their joint size and resources, each
are now catalysts for one another's development. Whereas larger industries may have
previously looked at labor force and other production resources of individual cities as
limited, the now combined resources are attracting national attention.
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3 DEMOGRAPHICS
Population by Ape Group 2000
■ Undsrs years
• 5 to 9 ruar_
G 17 to 14 rears
015 to 19 years
■ 20 to 21 years
■ 25 to 34 years
■ 35 to 44 years
045 to 54 years
. to 59 years
. e0 Lo 64 rears
048 to 74 roars
■ 75 to 84 years
3.1 Population Trends
3.2 Gender
3.3 Ethnic Origin
3.4 Age
3.5 Households
3.6 Educational Attainment
3.7 Population Projections
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3.1 Population Trends
HISTORIC TREND. Viewed on a decennial
basis, Fayetteville's 70 -year population growth
has been sporadic, affected in part by major
annexations in the 1960s and significant growth
in Northwest Arkansas between 1980 and 2000.
As Table 3.1 shows, the greatest period of
growth was recorded between 1940 and 1950
with a percent increase of 107 percent. Between
1950 and 1960, the growth rate declined to 19,1
percent. Between 1960 and 1970, the growth
rate experienced another surge at 51.6 percent.
Between 1970 and 1990, the growth rate
remained relatively steady, varying between 15
percent and 19 percent.
CURRENT POPULATION. The 2010 Census
found that Fayetteville's population is 73,580,
an increase of approximately 27 percent from
2000. Approximately 28 percent of the 2010
population can be attributed to the presence of
the University of Arkansas, which had a 2010 fall
enrollment of over 21,000 students.
00434
450,010
400,044
n0,00
300.010
650.090
40.40
15044
100.44
5044
Historic Population
061$63
311.121
20.101
41.111
02
s'r
1940 1950 1960 1976 1910 140 2000 2616
This continued increase reflects the growth in Northwest Arkansas, which experienced an
increase of 49 percent in the same time period. Both of the increases are considerably
higher than the increase in population for Arkansas. Due to growth in surrounding areas,
Fayetteville's share of the region's population has dropped from 39 percent in 1970 to 16
percent in 2010, but has grown from 1.6 percent of the state's population in 1970 to 2.5
percent in 2010.
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tF ayelreville
—s—MSA
sal/me: MI.ril:an Community survey 2009
3.2 Gender
The American Community Survey shows a fairly even split
between men and women in Fayetteville, the MSA and Arkansas,
with little difference in the gender breakdown between 2000
and 2009.
3.3 Ethnic Origin
FAYETTEVILLE ETHNIC CHARACTERISTICS. Fayetteville
experienced Little change in the representation of different
ethnic groups from 2000, with the exception of an almost two
percentage increase in people who identified themselves as
Hispanic. Approximately 86 percent of the population identified
themselves as White and 6 percent as African-American, which
is the second largest ethnic group_
The significant decline in the White population percentage in
Fayetteville occurred between 1990 and 2000 when the White
population dropped from 93 percent to 86.5 percent of the
total. This decline was a result of significant increases in the
African-American and Hispanic populations during the same
time period. The number of African-Americans almost doubled
between 1990 and 2000, and the Hispanic population more than
quadrupled between 1990 and 2000.
TABLE 3.1
GENDER
Fayettevile, HW Arkansas, Arkansas (2000 8 2009
Gender
Fayetteville
PASA
Arkansas
Percent of Total Population
Population Percent
Population Percent
Population Percent
2010
2009
2009
2009
Male
36,415
50
220,276
50
1,388,745
49
Female
36,413
50
221.376
50
1,449,398
51
2,439
2000
2000
2000
Male
29,458
50.7
154,697
49.7
1,304693
48,8
Female
28,589
49.3
156,424
50.3
1,368,707
512
Spume. 0.S. Census
TABLE 3.2
ETHNIC ORIGIN
rayenevine {zuuu is nnul
Popu
ation
Percent of Total Population
Ethnic Origin
2810
2000
2010
2000
White
61,681
50,212
86
86.5
African-American
4,379
2,969
8
5.1
American Indian, Eskimo or Aleut
785
730
1
1.3
Asian or Pacific Islands
2,439
1574
3
2.7
Other Ethnic Group
2,054
1,158
3
2.0
Two or More
2,262
1,404
3
2.4
Hispanic Origin {of any group)'
4.725
2.821
6.6
4.9
• Hispanics may consist of one or more of the above groups.
Source: U.S. Census
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TABLE 3.3
ETHNIC ORIGIN
NW Arkansas and Arkansas (1990 & 2000)
Percent of Total Population
Ethnic Origin
NSA
Arkansas
2010
2000
2010
2000
White
81.1
59.4
78.5
80.0
African-American
2.0
1.3 15,7
15.7
American Indian, EskimoorAleut
1.4
1.4 .8
.7
Asian or Pacific Islands
3.7
1.5 1.5
.9
Other Ethnic Group
8.8
4.2
3.5
1.5
Two or More
2.7
1.9
2
1.3
Hispanic Origin (of any group)'
15.5
8.4
8.5
3.2
Hispanics may consist of one or more of the above groups.
Source: U.S. Census
REGIONAL TRENDS.
While Arkansas diversified in the Last 10 years, Northwest Arkansas diversified even
more. The White population declined by eight percent, while the African-American
population increase by one percent, the Asian American and Pacific Islander population
increased by two percent, and the population that self -identified as another ethnic
group increased by over four percent. Notably, the Hispanic population increased by
over 7 percent, almost doubling in population from 2000. This reflects the findings in
a report completed by the Urban Institute and funded by the Winthrop Rockefeller
Foundation in 2007 that found a significant increase in the Hispanic population in
Arkansas overall and particularly in Northwest Arkansas.
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