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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3.4 Age
FAYETTEVILLE AGE CHARACTERISTICS. Fayetteville has a relatively young population. The
Largest percentage of the population, at approximately 35 percent, continues to be between
the ages of 20 and 34 years. This percentage is due in large part to the presence of the
University of Arkansas and the undergraduate and graduate student population.
Like the nation, Fayetteville is experiencing an increase in the older population. Between
1990 and 2000, persons between the ages of 45 and 54 years increased by 81 percent. This
age bracket increased again in 2009 from 6,066 to 8,228, an increase of 26 percent. The
graph also shows a significant increase among persons ages 55 to 59. Fayetteville is often
recognized by national publications as one of the best places to retire, which may also
contribute to the population increases in these age brackets.
CHILDREN. Children represent a relatively small percent of the population. The
percentage of children between the ages of 0 and 14 has remained fairly constant
between 1990
and 2009.
Further, a report
generated for
the Fayetteville
Public School
District does not
anticipate the
number of school -
age children
increasing
significantly
over the next 10
years (McKibben
Demographic
Research, 2010).
!CIO
PLAN
REGIONAL TRENDS. The presence of the University
of Arkansas becomes more evident when comparing
Fayetteville age data with the larger MSA and Arkansas.
The 2009 percent of population for ages 20 to 24 and 25
to 34 is significantly higher than that of the region or the asp
state. Persons age 20 to 34 years represent 13 percent of
the population in Fayetteville, 7 percent in the MSA and 7 20%
percent in Arkansas.
Fayetteville's children represent a smaller percent of the 15%
than the region. In Fayetteville, children under
population e3� Y PeP��e�
age nine represent 13 percent of the population, while those eox-
children represent 16 percent of the population In the MSA.
Fayetteville also has a smaller share of persons over age 65
than the state or region. Persons over age 65 represent 7
percent of the population, white those persons represent
11 and 14 percent of the MSA population and Arkansas, rFsyeue �e
eMSA
respectively. s e,�uas
MEDIAN AGE. Median age in an indicator of the vitality of
a population, representing the "middle," not the average,
age of the population. Half of the population is older than
the median age and half is younger than the median age.
Fayetteville's median age is 28.4, significantly younger than the MSA
and Arkansas, which have median ages of 33 and 36.9, respectively.
3.5 Households
The U.S. Census defines a household as all of the people who occupy a
housing unit. Households are categorized as family and non -family. Family
households include a householder and one or more people living in the
same household who are related to the householder by birth, marriage or
adoption. A non -family household is a householder living alone or with non -
relatives only.
Regional Age Compadsons
Source: American Commluwty Survey 2009
►cIry
PLAN�
Household characteristics are diverse In comparison to the rest
of the region. As of Z009, Fayetteville had a total of 30,531
households. The number of households has increased approximately
28 percent since 2000, when the number of households was 23,798.
Approximately half are family households and half are non -family
households. The percent of non -family households has remained
fairly constant between 2000 and 2009 at 43 percent. This is
inconsistent with the regional and state household numbers, where
70 percent of the households are families and 30 percent are non -
families.
MARRIED COUPLES. Married couples represent the largest share
of households, with 37 percent of total households. Almost three -
fourths of the family households are married couples. The percent
of households that are married couples remained constant between
2000 and 2009. The share of married couples in Fayetteville
is considerably lower than the region, where 55 percent of all
households are married couple households.
FEMALE -HEADED HOUSEHOLDS. Female -headed households with
no husband present comprise 11 percent of all households, a slight
increase from 10 percent in 2000. This is slightly higher than the
region where female -headed households represent 10 percent of
total households, but is less than 13 percent of state households
with female headed households.
NON -FAMILY HOUSEHOLDS. The total number of non -family
households was 14,758. The number of persons living alone
comprise 35 percent of the total households, which is also fairly
constant from 2000. Other non -family households also remained
fairly constant between 1990 and 2000. The non -family share of
households in Fayetteville is 43 percent, significantly higher than
the MSA's 31 percent. In the region, persons living alone account for
less than one-fourth of the households.
Num6.r.1
Hvutrtwldv
as
s
i
:arn
x �g
House nob rvn� �
ra a66o
■ 2006
was
0
Source: Amerrcas Comrmmlfv Swvsv 2009
hIO u hold Typo c*m..n n
CIy
F�nlr
h �hod� Mm.s Fima4 Ft/..w.f�. SAN
p lief] •°" 1".d, no. M1pMlve. Nm4mlf
w.r...�a nyr• wY,
Sauce: American Carrur u 4y Surrey 2009
TABLE 3.4
HOUSEHOLD AND FAMILY SIZE
Fa elteville 2010 & 2000
Fayetteville
MSA
Arkansas
2000
2009
2000
2009
2000
2009
Average Household Size
2.21
2.2
n/a
2.69
2.49
2.48
Average Family Size
2.91
2.88
n/a
3.23
2.99
3.02
Source: U.S. Census, Socraland Economic Characeristics, Fertility and Housetu/d and family
Composlliw,: 1990; Table DP -1. Profiles of General Demographic Characteristcs.• 2000, 20f0
HOUSEHOLD AND FAMILY SIZE. Compared to the region and the state
in 2000, Fayetteville has the smallest average household size, 2.2, and
smallest average family size, 2.88. Household and family size averages
have remained steady since 1990, with only slight shifts for each
average.
3.6 Educational Attainment
Educational attainment is relatively high in Fayetteville compared to
all of Washington County and the State. Of the population in 2009,
persons 25 years and over, 91 percent have a high school diploma
compared to 82 percent and 81 percent for the MSA and State,
respectively. Forty-four percent of the population have a college
degree or higher.
In comparison, 25 percent of all persons 25 years and over in the MSA
have a bachelor's or higher degree. For the entire State, the same
degreed group comprises 19 percent.
3.7 Population Projections
The Northwest Arkansas Regional Planning Commission uses building permit
data to develop future population estimates for the City of Fayetteville and
it's planning area. The average number of dwelling units permitted between
1980 and 1994 was 575.1 per year. This average was used to project future
population to the year 2O20. Fayetteville is projected to grow by approximately
37,000 people, for a total population of 110,725 by the year 2030.
Educational Amin,n.nt 120001
IM
��
rrs
>o%
IO%+
50%
V%
an
10%
omn
. Boa
on,
1rs
OKMIa; 0,
a
Hj�pr iFn K1h S-]od rAch.da Ur M1 ScM1vol
'iyrr n.15A1
2M
SSA) BcMVaP
Source: American Conm,unity Survey 2009
TABLE 3.5
FUTURE POPULATION
Fa etteviille and Planning Area 1990-2030
Year
City of Fayetteville
including Planning
Area Pro'ected
Actual
Pro'ected
1990
42,247
42,247
50,620
1995
n/a
49,264
59.269
2000
58.047
56,429
67.900
2005
n/a
63,595
77,196
2010
73,580
70,760
87,228
2015
n/a 77,925 96,060
2020
n/a 85,090 104,893
CITY
2025
nia 95,063
N
2030
n/a 110,725
2113
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11
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HOUSING
TABLE 4.1
4.1 Housing Occupancy And Tenure
HOUSING OCCUPANCY AND TENURE
Housing Units
OCCUPANCY. Historically consistent, the number of renter -occupied housing
units is higher than owner -occupied housing units, reflective of the large student
Occupancy
2010 2000 Percent Change
population. According to the 2O09 ACS Data, the total number of occupied
Total Occupied Housing Units
30.531 23,798 28%
housing units increased by approximately 28 percent from 2000, adding 6,733
Owner -occupied
12,852 10,047 28%
units. Both renter and owner -occupied housing increased by a little less than 30
Renter-0ocupied
17,679 13,751 29%
percent.
Total Vacant Housing Units
3,783 1,669 127%
VACANCY. While the vacancy rate in Fayetteville was significant by lower than
Total Housing Units
34,314 25,467 35%
the national average in 2O0O at 6.6 percent, In 2009 the vacancy rate is at 11
o m tea„C *SVYW
percent compared to a national vacancy rate of 12 percent. This increase in the
vacancy rate can be attributed to overbuilding that occurred between 20D5 and
2OO8.
TABU 4.2
4.2 Housing Types
RESIDENTIAL HOUSING TYPE (FAYETTEVILLE)
Table 4.2 provides information on residential housing by type. To
Numberol Units Percent of Total Units calculate the number of units in 2O0O, annual building permit data
Units Percent
between 1990 and 2OOO was added to data from the 1990 Census. Duplex
Added Change
and Multifamily are not separated because in 199O duplexes were included
2000 2009
(01.10) (00.10) 2000
2009 in the category 2 to 4 units, thus combining duplexes with multifamily
Single Family 13,731 16,815
3,084 22% 52%
50% counts. From 1990 to 2O1O, the percent of single family housing of total
housing continues to decrease by two percent each decade, reflecting a
Duplex and
national trend_
Multi -Family 12,479 16,678
4,199 34% 48%
50%
Total 26,210 33,493
7.283 28% 10096
100% UNIVERSITY HOUSING. The University of Arkansas provides on -campus
Same American char �ySuwy
and off -campus student housing facilities. On -campus facilities include
fifteen residence halls: one men's; three women's, and eleven coed. The
residence halls house 4,675 students and 2OO students are living in on -
campus apartments, for a total of 4,870 on -campus housing units.
I ZD �
N.w R.sid nli.l and Con m tc, l
Corwtrucll on In FsyHt. IIu 2005-2010
units
Built
2010
Sowrc+e:
TABLE 4.3
HOUSING: YEAR CONSTRUCTED
Time Period
Unth Bulk
Percent of Total
2005-2009
2,102
6%
2D0a2004
4,723
14%
8,984
26%
1990-19%
19841989
5,883
17%
1970-1979
4,737
14%
1960-1969
2,838
8%
1950-1959
2,242
7%
1940-1949
1,240
4%
1939 or earner
1,765
5%
IY�Qn�p
Total 34,314 100%
Source: Northwest Arkansas Regional Pfanaing Co n iss7on
4.3 Residential Building Activity
The residential building activity reflects the national housing
trend, which shows record single-family units added between
2005 and 2007 and then declining through 2O1O. Multi -family
development shows Less fluctuation, although it also shows a
precipitous decline in 2O1O.
o Ui.�w�el.l
n Y.tl F' i
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4.4 Age of Housing
Almost 90 percent of the existing housing stock was built during the last half
of the twentieth century and almost 50 percent was built during the Last two
decades. The largest number of homes were built between 1990 and 2OO0 with
8,984 units. Approximately 3,000 units were built prior to 1950 indicating a
number of units that could face deterioration without adequate maintenance.
71
c
Gross Rent
TABLE 4.4
HOUSING COST CHANGE
4.5 Gross Rent
In 2009, the monthly median rent in Fayetteville was $639
compared to $664 for the MSA and $600 for the entire state.
The City's median rent increased by approximately 30 percent
since 2000 whereas median rent increased 25 percent for
the State. In 2009, 7,419, or 44 percent, of the total 16,990
renter -occupied units in Fayetteville had rents in the $500-749
range.
e 4.6 Housing Concerns
One measure of housing affordability is a comparison of
changes in median house value and median household income
over time. The percent change in Fayetteville's median house
value is greater than the change in median household income,
indicating that the values in homes are outpacing Increases
in household income, which significantly impact the ability of
home ownership for many potential home buyers.
Sauce American Community Survey 2009
2009 2000 I difference Percentage
Change
Median House Value 169.700 I 100,300 69,400 69%
Median household 40.655 31,345 9,310 30%
Income
5
EMPLOYMENT AND INCOME
Fayetteville Establishments
and Employment by Industry
Fayetteville Occupations
Civilian Labor Force
Income
5.1 Fayetteville Establishments and Employment
According to ACS data, Fayetteville's largest sector of employment
(29%) is the education and health services sector, which employs
11,365 people. This employment is driven primarily by the University
of Arkansas and a significant difference exists between Fayetteville
and the MSA (19%j and the state (22%). The next group of sectors each
employ between 10 percent and 12 percent of the Labor market: 1)
Professional, scientific, management (10%); 2) Arts, entertainment,
recreation, accommodation and food services (11%); 3) Manufacturing
(11%); and 4) Retail trade (12%).
5.2 Fayetteville Occupations
In 2009, the total employment in Fayetteville was 38,939. The largest
employer continues to be the University of Arkansas, which is followed
by Washington Regional, the Northwest Arkansas Mall,WalMart Company,
Fayetteville Public Schools and the Veteran's Hospital. Some of
Fayetteville's major employers experienced reductions in employees
during the past several years, including Tyson foods, Superior Industries
and Pinnacle Foods.
5.3 Civilian Labor Force
The growth of the Fayetteville-5pringdale-Rogers M5A is significant when compared to
the state and the nation. In 2000, the MSA civilian labor force was 148,175, an increase
of 35.9 percent from 1990. Similarly, the labor force in Washington County increased
by 29.4 percent and by 41.6 percent in Benton County. These growth rates are much
higher than the 9.9 percent growth in Arkansas and 11.9 percent growth for the nation.
The growth in the civilian labor force in Fayetteville and the MSA continues to
outpace Arkansas. From 2000 to 2009, the labor force grew by 20.5% in Fayetteville
and 51% in the MSA whereas Arkansas only grew by 8%. While the unemployment
rate still remains low compared to the nation, the recent recession has caused the
unemployment rate for Fayetteville and the MSA to increase from 2% to 3% and 4%,
respectively.
5.4 Income
Fayetteville's median household income is $40,655, which is
greater than the Arkansas median household income of $38,542
but less than the MSA median household income of $45,757. This
difference likely stems from the student population associated
with the university. Students typically earn less income than the
average adult.
Civilian Labor Fore
blare.
Saute: Amencan Cw mwii(y Survey 2009
HOU-hold lw—. anosi
9w ++ w1• s.I0 !. :s 9,,. A91 OOOI. 1999.9I. •100.9,9t, $199940. 999000D.,
91G. 911.9,9 971.,9, 99999, 9..9,9 .l..9.r 9.9.99, .uxr9r 919, 9
Soxce: Arnerrcan Community Survey 2)9
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6.1 Geological History
The City of Fayetteville is located on the northwestern edge of the Boston Mountains
along the southeastern rim of the Springfield Plateau. Elevations within Fayetteville range
between 1,100 to 1,500 feet above sea level.
The eastern and southern portions of the area are hilly uplands characterized by domelike
formations. The portions to the west and north are more level and consist of deep soils.
Most of Fayetteville is underlain by black shale and Boone limestone of Mississippian and
Morrowien age. The rock is dense and somewhat resistant to weathering. Where exposed
to the surface, this rock has created some prominent natural features.
There has been little folding where some sub -surface areas have been pushed up and
folded over adjoining areas. There has been faulting wherein sub -surface areas have
separated, creating a fault line or crack along where one area can move independent
of another. Two such faults have been found within the general Fayetteville area. The
Fayetteville fault dissects the middle of the city from southwest to northeast. The White
River fault runs west -east along the area between Fayetteville and Springdale. No seismic
activity has been experienced in either of these faults in recorded history.
6.2 Soils
Fayetteville is located on the divide between the White River watershed and the Illinois
River watershed. The soils of the White River watershed in the south and east of the City
were mostly derived from the Boston Mountains plateau; the soils of the Illinois River
watershed were mostly derived from the Springfield plateau. The valleys in both of these
eroded plateaus are floodplains consisting of terraced soils. The soil associations of the
Boston Mountains formed under hardwoods and are underlain mainly by acid sandstone,
siltstone and shale, or by alluvium derived from these rocks. The soils of the Springfield
plateau also formed under hardwoods. They are underlain by silty deposits or cherty
limestone, or by alluvium derived from these sources.
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6-4
Soil characteristics are an important determinant of land use. Steep slopes and floodplains are
less suitable for more urban forms of development and may require special treatment. Ideally,
these areas should be reserved for open space, passive recreation, conservation and agriculture.
Where more intensive development of these areas is permitted, performance standards should
be utilized in mitigating impacts to the environment_ Soils with high water tables and poor
percolative ability greatly increase the cost of community sewerage systems. Edaphic conditions
can also lead to increased stormwater infiltration and stress the capacity of wastewater facilities.
Soils also dictate engineering requirements for industrial use and trafficways. Many of the soils in
and around the urbanized area are stony and rocky, have high shrink -swell potential, or have low
load -bearing or traffic -supporting capacity.
Most of the land in the Fayetteville Planning Area has some restrictions far urban development.
The Soil Suitability for development map groups soil series by degree of suitability for urban
development. The Map can be summarized by a description of the four major areas where soil
limitations are most restrictive:
•Southwest quadrant of the Planning Area: Almost the entire quadrant is
covered by the most restrictive soils. Moderately restrictive soils occupy
the area between Wedington Road and U.S. Highway 62 west of Interstate 540.
•southeast extreme of the Planning Area: Included are pockets of the most
restrictive soils around the country club and along the West Fork of the White River.
•Eastern edge of the existing city limits: A large mass of the most restrictive soils
is located between Mission Boulevard and Crossover Road. This area is partially
developed with residences.
•Northeast edge of the older city: Pockets of the mast and moderately restrictive
soils are located between Mission Blvd. and Crossover Road. The area is partially
developed with residences.
Generally, the western and extreme northeastern portions of the planning area contain soils
with the least restrictions. These soils are sufficiently permeable to be suitable for septic tank
drainfields. Perched watertable occurrences are more frequent in the extreme west. Some
watertable restrictions are found in the extreme east as well.
�Soil capability and its companion topographic features have influenced the pattern of land use in
[! Fayetteville. Through streets and rail lines follow the stream valleys while roads that cross steep
V grades tend to be short and discontinuous. The pattern established by early settlers of building
houses on the hills and farming the creek bottoms still prevails, with residential areas on the hills
I �Vlas
and commercial development along the highways.
Urban development is best suited in areas to the west and northeast where soil limitations are
the least restrictive. These are also the areas where current development and future market
activities are most active.
6.3 Slope and Hillsides
Slope, or gradient, is a critical factor in determining a soil's suitability for supporting
development. The development of severe slopes involving soils not capable of providing
foundation support may result in extensive cutting and filling in an effort to stabilize them_
When compounded by the removal of existing vegetation, excavation and fill of soil can result
In severe erosion and run-off, slumping and shearing.
In Fayetteville, areas of more severe slope are also characterized by soils less suitable for
development. Shallower depth to bedrock conditions compound problems in these areas. There
are several identified beds of cherty limestone, acid sandstone, siltstone and shale that have
shown some faulting and folding at steeper locations.
Of the 56,730 acres within the City and its Planning Area, approximateLy 16 percent, or 8,900
Parii of H1Hside Hilltop Dfstritt acres, have slopes of 15 percent or greater. With notable exceptions, such as Mount 5equoyah,
these slopes previously remained largely undeveloped; however, more recent trends indicate
that development on hillsides is increasing, which has led to the passage of an ordinance that
provides additional protections on slopes that are 15 percent or greater and hilltops.
The Hillsides and Hilltops map identifies major areas where severe slopes are predominant:
Southwest quadrant of the Planning Area paralleling both sides of the route for U_5. 71.
Almost the entire quadrant is restricted. Some of the highest elevations in the Planning
Area are found here.
Southeast extreme of the Planning Area. The area is blocked by a solid line of severe
slopes. Pockets are found around the Country Club.
Northeast quadrant of the Planning Area paralleling and to the east of Old Wire Road.
The steeper slopes are generally confined to a narrow Line that terminates on the
southern end with Mount Sequoyah.
6.4 Watershed System
The urban area is dissected by two major drainage basins. The White River provides drainage
for the area to the south and southeast and is periodically subjected to storm flow from the
Boston Mountains. The White River flows into Beaver Lake, the drinking water source for the
region. The second principal drainage course is the Illinois River. This drainage basin covers
approximately 30 percent of the western and northern portions of the urban area and flows into
Oklahoma.
The natural drainage system consists of many smaller streams in a dendritic pattern along
the upper reaches of the watersheds. All of these streams eventually flow into the White or
Illinois Rivers. The sheet run-off that is more characteristic of areas to the north and west is
intermittent depending on the seasonal variations in intensity and duration of rainfall.
6.5 Surface Drainage
Surface water resulting from storms is a major problem in the built-up area of Fayetteville.
Steep slopes in the northeast, east and southwest are associated with rapid run-off from
storms, causing surface water build-up in low lying areas where permeability is notably poor
and the city's storm drainage system is limited. The lack of control and rapid rate of run-off,
combined with the intense urban development creates flooding hazards during major storms.
6.6 Flooding
At the request of the Federal Emergency Management Agency (FEMA), the U.S.
Army Corps of Engineers conducted a study of the flood hazards posed by the White River and
its tributaries. The findings of this study resulted in a determination of the boundaries, depths
and elevations of the White River 100 year floodplain limits. As determined by the Corps of
Engineers, these limits define the areas which would be flooded in the event of an intermediate
regional flood (100 year) and standard project flood (20O year to 500 year).
An intermediate regional flood is defined as the largest flood that would probably occur on
Gfloodplain
the order of once every 100 years. The peak discharge used for determining the 100 year
limit is 48,000 cfs (cubic feet/second). The standard flood is defined by the Corps of
Engineers as a major flood that can be expected to occur from the most severe combination
�LA7�
�l
' �D3
of meteorologic and hydrologic conditions reasonably characteristic of the geographic region.
Although the standard project flood is not assigned a recurrence interval, it is generally
rye eyi,.e
FLAT
Special Floor
Hazard Area:
tares'
considered to approximate a 200 year to 500
year frequency flood.
The Floodway map indicates two major
areas of flooding. The floodway along the
southern city limits of West Fork of White
River is fairly confined and frequently floods
until it becomes more widespread near the
Industrial Park. In northern Fayetteville, Scull
Creek, with a moderate amount of adjacent
dvelopment, and Mud Creek also see flooding
problems because the floodway is fairly
confined until the confluence of the two
streams near the Northwest Arkansas Mall.
`-c:\5 L' W-
~ r ' �r 6.7 Groundwater
I '• ?� " The groundwater level in Fayetteville is
approximately 80-200 feet below the ground
lr r"'n L {. surface, with some areas as deep as 300 feet
_ , r. -� of , below surface level. Groundwater supply is
l a �..._.� generally dependable and good quality
L;
however, water is moderately hard and high
aa in iron in some places. There are few, if
any, ground wells within the city limits but
' ! ' =;= numerous such wells in the Planning Area.
6.8 Water Quality
Water quality is generally high, although
urbanization has led to increased levels of sedimentation and turbidity in Beaver Lake, the
City's source of drinking water. From relatively high water quality at the upper end of the
White River and Illinois River watersheds, the quality decreases progressively downstream.
Major sources of pollutants include agricultural run-off, construction and urbanization_
Treatment procedures include the use of lime and aluminum sulfate. The use of these
chemicals is followed by a process of coagulation, sedimentation, filtration, chlorination and
the use of activated carbon for taste and odor control. Fluoride is also added to the water.
6.9 Current Zoning and Annexation Patterns
Zoning Map
CURRENT ZONING
Fayetteville has utilized a Euclidian zoning pattern, or a
pattern that primarily separates uses, for almost 85 years.
In general, commercial, residential and industrial uses are
separate. However, in July of 2005, City Council passed an
ordinance that created Planned Zoning Districts (PZDs),
which developers may use to combine uses within one
development. PZDs are typically Larger developments, and
developers submit an overall concept before submitting
phases of the development over a period of several years.
City Council must approve the overall concept.
The adoption of City Plan 2025 and the Downtown Master
Plan Led to the adoption of form -based zoning districts,
which emphasize the form of development rather than the
separation of uses. Four form -based zoning districts are
utilized within the Downtown and Walker Park neighborhood
area, each with separate building height, use, and build -
to Line requirements. The code was designed to ensure
that these areas retain livability and a human scale, while
allowing for an increase in density and economic value. The
City Council also adopted three form -based zoning districts
in 2010 that parallel three conventional commercial zoning
districts. Form -based zoning districts allow for a wider
range of uses and have architectural design standards. Once
a property is rezoned to one of the form -based districts,
development proposals that meet the architectural and site
design standards can be approved administratively.
ANNEXATION
The current annexation policy allows individual property owners or groups of property owners
1
to petition for annexation into the corporate Limits. State statutes allow the City to annex
unincorporated islands within the City limits and to annex land by voter referendum. A.G.A.
tnj
k
u ►i
§ 14-40-501 also allows the municipality with the greatest perimeter to annex unincorporated
islands surrounded by two or more municipalities.
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7.2 Pedestrian Mobility
7.3 Public Transportation
7.4 Rail
7.5 Aviation
7.1 Street Network
ACCESS INTO FAYETTEVILLE. Primary vehicular access
to Fayetteville is provided by state and federal highways
that link this community to others in the region.
Fayetteville is accessed by one Interstate, two U.S.
Highways and via several State Highways.
In 1999, Interstate 540 (1-540) was extended northward
to Fayetteville and Springdale- By 2001, 1-540 reached
Bentonville, connecting Northwest Arkansas to the Interstate
Highway System for the first time. 1-540 originally served as a
bypass to the west of Fayetteville, but recent trends Indicate
that development will continue west of the freeway. To the
east, State Highway 265 provides a similar function; however,
due to its uncontrolled access, the efficiency of this route is
not comparable to 1-540. Highway 716 (College Avenue) is an
alternate route for traffic to and through the Fayettevitte and
Springdale city centers.
Vehicular access from the east is provided by State Highway
45, entering the City approximately at its midpoint and also
from State Highway 16 entering the city to the south. Both
of these routes intersect and connect with State Highway 265
(Crossover Road) and Highway 71B. From the west, access
is provided by State Highway 16 at approximately the city
midpoint and
U. 5. Highway 62 to the south. Both of these routes intersect
and connect with 1-540, and U.S. Highway 62 also extends east
(as State Highway 180) to intersect with Highway 71 B.
CITY OF FAYETTEVILLE, ARKANSAS
Master Street
Plan
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represent the primary means of transportation within Fayetteville. In 1980, a total of 67,936
vehicles were registered with Washington County. By 1990, this figure had grown to 79,002
vehicles. In 2004, there were 98,025 vehicles registered in Washington County, an increase
of 25 percent; however the county population increased by 66 percent. In 1990 the ratio of
cars to people in Washington County was 1:1.4, which decreased to 1:1.9 in 2004. Despite the
decrease in the ratio of cars to people, the 25 percent increase in cars on city roads has had an
effect on congestion, noise and accidents. Further, the traffic contributes increased energy
consumption, pollution and creates expenses for the city in terms of street maintenance and
traffic law enforcement. Fayetteville, in conjunction with the University and the State, will
need to make decisions related to additional transportation facilities to provide adequately
for traffic circulation and to offer transportation choices that may reduce the vehicle miles
traveled.
As U.S. Highway 71 B (North College Avenue) is the only continuous north/south route
through the City, it necessarily serves as the major route for traffic circulation and
residential/business access. At the city center, Highway 71 B has an average daily traffic
(ADT) count of 27,000 with a projected ADT of up to 36,000 by 2023. 1.540 had ADT counts
between 44,000 and 4$,000 in 2005, but has a projected ADT of over 93,000 in 2024.
Other key north/south routes are State Highway 265 and Gregg Avenue. Neither Highway
265 nor Gregg Avenue are continuous for the length of the city, and they do not connect
to continuous east/west streets. State Highway 112 also provides north/south circulation
within Fayetteville, however, it functions primarily to provide access to the University from
the north and west.
Due to better functioning north/south routes for traffic circulation, there are fewer key
north/south traffic circulation routes than east/west routes. The more numerous east/
west routes have been influenced by the same ridge lines that divide Fayetteville into the
two (White/ILLinois River) watersheds. As the ridge traverses Fayetteville at its center (in
terms of development density), circulation routes become more numerous and less direct.
An additional factor influencing traffic circulation is the Arkansas and Missouri Railroad line,
which bisects the city in a north/south direction. Crossings of the rail line are expensive
and present the potential for dangerous conflicts. These two factors have resulted in a
circuitous street pattern in an east/west direction. East/west routes near Fayetteville's
center include Poplar Street, Sycamore Street, North Street (connects to Wedington Road),
Maple Street and Dickson Street_
Other key east/west routes are Joyce Boulevard, which is rapidly developing. Joyce
Boulevard currently connects State Highway 265, U. S. Highway 71B and Gregg Avenue.
State Highway 45 (Mission Boulevard), which connects to U. 5. Highway 71 B, is also a
key east/west route. As Highway 45 (Mission Boulevard and Lafayette Street) enters
the developed portions of the city, it becomes constrained by both topography and
development. Highway 16E (Huntsville Road) provides the most nearly continuous east/
west route which exists in Fayetteville. Like Highway 45 (Mission Boulevard), it experiences
PLAN
topographical and developmental constraints as it enters the developed city.
ACCESS TO THE UNIVERSITY. The University of Arkansas student population of 21,406
accounts for approximately 15 percent of the 2010 population of the City of Fayetteville.
Due to the age of the student population (all are of legal driving age) and the fact that
the University is the major employer within Fayetteville, the University is a major traffic
generator and greatly affects circulation patterns.
Existing access to the University is provided by 1.540 and then via State Highway 112 to
(Wedington Road) or State Highway 180 (Martin Luther King Jr. Boulevard). After exiting to
Wedington Road (east/west route), State Highway 112 (Garland Avenue - north/south route)
provides entrance to the University. The 2008 average daily traffic at the entrance to the
University on Garland was 15,000.
To the south, after exiting to Martin Luther King Jr. Boulevard (east/west route) from
1-540, State Highway 112 (Razorback Road - north/south route) provides an entrance to the
University. The 2008 average daily traffic count for this route was 15,000 vehicles.
Alternatively, traffic may exit 1-540 onto Cato Springs Road, which connects directly
to Razorback Road. ADT on this route was 7,100 in 2008. When compared to the route
described above, the Highway 180/Razorback Road route provides the most direct path.
Access to the University may also be gained from Highway 71 B (North College Avenue) via
Maple Street and Dickson Street. North College Avenue and Dickson Street were original to
the city and, as traffic patterns are difficult to change once established, this route continues
to be the traditional entrance to the campus and is heavily traveled. ADT counts on Maple
Street approaching the university were 5,500 in 2003 and have a projection of 8,000 in 2023.
SYSTEM CAPACITY. In order to assess level of service of City streets, traffic counts are
made and average daily traffic (ADT) volumes are calculated. In September 2006, City
of Fayetteville voters approved a bond issue for the purposes of improving the City's
transportation system. The $65 million bond issue, along with State and Federal
Funding of 524.6 million, is providing funding for numerous transportation improvement
projects, including intersection projects, new locations, major widening projects, street
enhancement projects, and bridge rehabilitation projects.
Notable projects include the widening of Crossover Road to a four -lane boulevard, the
widening of Garland Avenue north of the University, the addition of a flyover onto the
Fulbright Expressway and the extension of Rupple Road to Martin Luther King Blvd., which
will complete a significant regional north -south corridor.
P1,1r
Mid r
7.2 Pedestrian Mobility
TRAILS. The City utilizes two additional types of
transportation in addition to the transportation system
necessary for moving vehicular traffic and transporting
people and goods within the Fayetteville area. These
are sidewalks for pedestrians and a system of trails
for hiking and biking. In accordance with the Master
Street Plan, sidewalks are provided on both sides of all
functional classifications of streets except for streets
within the Hillside/Hilltop Overlay District. If called for
by the Plan, developers are required to provide sidewalks
in accordance with the Master Street Plan on any new
street, or along existing streets that do not already have
sidewalks. Many areas of the City do not have sidewalks or
have discontinuous sidewalks because of the hilly terrain
and historically inconsistent requirements for sidewalks.
Fayetteville currently places a high priority on developing
sidewalks, and the Capital Improvement Program has
designated funds annually to upgrade sidewalks within the
City.
In 2009, the Fayetteville Alternative Transportation
and Trails (FATT) Master Plan was updated to
incorporate newly completed trails and improve
the overall connectivity of the system. The updated
plan identifies corridors for the development of a
100 -mile interconnected network of multi -use trails
and 280 -miles of on -street bike facilities to be
constructed within the next 30 years.
Since the adoption of the FATT master plan in
2003, over 18 miles of multi -use trails have
been constructed including 7.6 mile continuous
backbone trail composed of Mud Creek, Scull Creek
and Frisco Trails. These traits together connect
the heart of the City from north to south and are
utilized by over 1,000 people per day on average.
Proposed Trails
City of Fayetteville
f�BTdR� ,
rHItLE3
1 Snit! Creek Trail Spur walker Perk 2030
7.3 Public Transportation
Fayetteville is served by two public transportation systems —Razorback Transit and Ozark
Regional Transit (ORT). Razorback Transit is a partially federally funded system operated by the
University of Arkansas in a proactive effort to reduce traffic congestion and parking problems
on the University cam pus. Its service is free to the public as well as students of the University.
Between 2000 and 2010, Razorback Transit gave approximately 1.3 million rides per year.
Razorback Transit operated sixteen bus routes serving the University, the Fayetteville Square,
shopping malls, and medical and other service areas. The service varies based on the university
calendar, which means the buses do not run during holiday seasons or college football games.
ORT, located in Springdale, Arkansas, serves the broader MSA and offers both limited demand
service and fixed routes. The system currently operates in conjunction with local human
service agencies, private operators and Local government and costs between $.60 and 51.25
ride. ORT plans a broad expansion based on a report released in 2010 that provides a vision for
public transit in Northwest Arkansas. The Northwest Arkansas Transit Development Plan offers
an ambitious scaling up of Ozark Transit to make service more frequent and efficient, adjusting
the system to better serve a rapidly urbanizing region.
Current
Near -term
Short-range
Long-range
Peak Buses
12
11
34
59
Annual Hours
29,116
29,116
122,655
234,032
Annual Miles
496,862
488,788
1,570,137
3,178,511
Annual O&M Costs
$2.6 million
S2.6 million
$10.7 million
$20.2 million
Ozark Regional
Transit- Current and
Projected Fixed -
Route Operating
Requirements
FLAIl
7.4 Rail
A NORTHWEST ARKANSAS LIGHT RAIL TRANSIT SYSTEM
Beta -Rubicon, Inc, completed a preliminary feasibility study for a light rail
transit (LRT) system in Northwest Arkansas in July 2005. The study examined the
possibility of a "green" light rail system that would operate between Drake Field
in Fayetteville and Bentonville_ The study concluded that a LRT system is a viable
option for the region but requires both public and private support.
The study concludes that the most cost-effective route would predominantly follow
the current Arkansas -Missouri railroad line, utilizing existing right-of-way. However,
the current estimate of costs ranges between $550 million to $1.24 billion. This
cost will only increase as the price of land increases in Northwest Arkansas, which
creates a sense of urgency in moving a LRT project forward.
The Northwest Arkansas Planning Commission has on mulitiple occasions applied
for federal funding for an Alternatives Analysis, which is the first step in pursuing
federal funding for a rail mass transit system. To date this funding has not been
awarded.
The University of Arkansas Community Design Center published Transit Oriented
Development: Visioning Rail Transit in NWA in 2007. "The study's goal is to mobilize
the financial and political support needed to enroll NWA in the Federal Transit
Administration's New Start program for public transit development" (UACDC). The
Fayetteville City Council passed a resolution in 2009 supporting this initiative.
CURRENT RAIL
Fayetteville is served by an active rail line, the Arkansas and Missouri Railroad, which
divides the city in a north/south direction and stretches from Monett, Missouri to Fort
Smith, Arkansas along 149 miles of track. Though primarily a freight line, the Railroad
also operates a tourist passenger train, making day trips originating in Springdale to
local areas of interest. The Railroad has recently expressed interest in expanding
freight services in the city and has been willing to discuss the potential for a commuter
or special event passenger rail service in the future.
Aeslgn Center Light Rail Transit tud#
2030
7.5 Aviation
Fayetteville Executive Airport, Drake Field is a FAR Part 139 Class IV General Aviation
airport located within 3 miles south of the heart of Fayetteville adjacent to Highway
71 with easy access to 1-540. The airport serves the needs of private and corporate
aviation along with unscheduled charter of commercial aircraft in support of the U of
A sports teams. There are 111 aircraft based at the airport. There are eight T Hangar
buildings with 81 individual units, the FBO hangar which can store up to 20 aircraft and
six corporate hangars utilized by various corporations and the University of Arkansas.
An aircraft maintenance hangar and an avionics shop are housed in separate hangars.
Drake Field is the premiere general aviation airport in Northwest
Arkansas where Million Air; Fayetteville, the Fixed Base Operator
provides personalized and professional customer, line and fueling services
for airport customers. A FAR Part 141 Flight School provides a full
compliment of pilot training services and another flight school provides
individualized flight training. The Arkansas Air Museum and the Ozark
Military Museum provide a wide variety of displays for the young and old.
The airport leases space to several non -aviation related businesses. A
catering business, an event florist, the US Postal Service and a Wildlife
Management Group lease space in the Terminal Building. FAA Facilities
Maintenance leases a building from the airport. The USDA Forest Service leases
a large parcel from the airport for a Fire Fighting Base. Space is available at the
airport for aircraft storage. The Airport can provide a ground lease for owner -built
hangars.
Since 2007 aircraft operations (takeoffs and landings), and aviation fuel sales have
decreased due primarily to a nationwide industry downturn caused by economic
conditions and an increase in the cost of aviation fuel. Industry forecasts indicate
slow but steady recovery beginning in 2011.
Staff is pursuing projects outlined in the 2005 Airport Master Plan Update and recently
completed the first major project to upgrade the Runway 16 Safety Area by realigning
Highway 71B. Projects for the future include the purchase of Runway 34 avigation
easements, pavement overlay of the Terminal Apron and security upgrades.
T
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8.1 Historic Resources
RELATIONSHIP TO COMMUNITY. Fayetteville offers rich and diversified historic resources.
Numerous historic neighborhoods, buildings and landscapes provide both architectural and
cultural reminders of the historical past that contributes to the character of the City.
The City of Fayetteville and its stakeholders have successfully integrated many of the City's
historically significant structures into functionally viable uses for present day residential
and commercial business activity. This has been accomplished through revitalization,
restoration, and renovation efforts, as well as a community -wide commitment to the
�tl preservation of Fayetteville's historical past. Downtown Fayetteville, centered around
0 the Square, is a striking example of the community's commitment to the integration of its
historical past with the social and economic dynamics of its present.
With the exception of the City Administration Building, historically city government has
taken a laissez-faire approach to preservation, leaving such efforts to private initiatives.
For example, the Old Post Office, Eason Building and Lewis Hardware Store - all
fundamental elements of the downtown square - were privately restored.
The City of Fayetteville took its first step toward a proactive stance on preservation in
March of 1979, when the Board of Directors created the Fayetteville Historic District
.p.� Commission and endowed it with all the authority allowed under State Act 484. Lacking
leadership and direction, the Commission languished for over a decade. In 1989 and
1990 the City hired its first professional planners, who began to work closely with the
Commission. The Commission was disbanded in 2003, but was reinstated in 2006 in a
renewed effort to establish a commercial historic district. Since then, Fayetteville has
increased the number of historic districts throughout the city and established its first Local
Ordinance District, White Hangar at Drake Field.
HISTORIC RESOURCES. Numerous districts, landscapes, and structures have qualified
for listing on the National Register of Historic Places. As the official list of the Nation's
historic places worthy of preservation, the National Register of Historic Places can
list historic properties that meet specific criteria, but the register does not accept
GI�Y
all significant historical structures if the criteria are not met. It's the community's
���
responsibility to preserve its past and protect its story.
Districts listed on the National Register of Historic Places. There are presently five
r' established historic districts listed on the National Register of Historic Places within the
City of Fayetteville. The largest district, Washington -Willow, ties mostly within the Masonic
Addition, the first addition to the original town. Washington -Willow consists of 105 primary
structures sited along two north -south streets and five traversing east -west streets. The
district encompasses approximately 37 acres. Nineteen of the buildings possess special
significance. Twenty-five do not contribute to the primary character of the district. ALL the
buildings are residential. Forty-six of the structures were built between 1890 and 1910.
This district is believed to contain the highest concentration of significant structures worthy
of preservation in Fayetteville.
Fay Janes Architecture
The Washington -Willow District is renowned for its attractive and prestigious character.
Architectural styles within the district range from Greek Revival to ranch style and include
various Victorian themes, Classical Revival, bungalow, modern workers cottages and 20th
Century period homes. The area has never really confronted hard times; thus, buildings have
been well maintained even during periods of growth and change. The district's cohesiveness
stems from visible boundaries, its residential character, well maintained homes, numerous
large mature trees lining the streets, and a large concentration of buildings possessing
architectural merit.
Although the archaeolog₹cal potential of this district has not been fully explored, there
has been some productive excavation (salvage archeology) behind the Headquarters
House revealing evidence of early Indian and white settlers. It is suspected that further
archaeological remains exist and that the area is a significant archaeological resource.
The second historic district is Mt. Nord. The district consists of one distinctive block in
Fayettevitle situated on a hilltop to the north of the City's historic downtown commercial
square. Five residential structures of wood frame and masonry construction built between
1900 and 1925 comprise the Mount Nord Historic District. Each structure contributes to
the integrity of the district by virtue of its architectural character, its natural and physical
setting and its visual association.
This district was once the City's most prestigious residential area and consequently
attracted some of Fayetteville's most prominent and successful citizens. The landscape,
atop one of Fayetteville's many rolling hills, reinforces the area's strong physical definition.
Although a less eminent residential neighborhood than when constructed, the district is
now a focal point for a larger residential area that emerged in the 1920's and 1930's. This
residential eminence is what attributes to the successful retention of the district's original
integrity.
The Wilson Park Historic District, Located just to the north of Fayetteville's historic
commercial downtown, extends roughly between College Avenue on the east, Wilson
Avenue on the West, Maple Street on the South and Louise Street on the north. Exclusively
residential in nature, the district contains a total of seventy buildings spread over roughly
twelve blocks. The entire district is characterized by hilly, tree -covered lots connected by
relatively narrow streets, all of which lend the Wilson Park Historic District an unspoiled,
rustic ambience.
The initial development of the district occurred in the early part of the century during a
boom period for Fayetteville. By 1910, the population had reached 5,000 and Fayetteville
Lumber and Cement, Hill City Lumber and Red Star Spoke Factory were doing record
business. The tons of produce and grain leaving Fayetteville yearly kept three train lines
running. Canning factories and cold storage companies were built to package the produce
for shipping. Many permanent homes were established during this period within the district.
The West Dickson Commercial Historic District was designated as a National Register
District in 2009. "The history of the Dickson Street area dates back to 1835, to the original
survey of the town of Fayetteville, and its commercial growth began in earnest after the
arrival of the St. Louis - San Francisco Railroad to Dickson Street in 1881. Fifty-seven
resources; 35 contributing resources and 21 noncontributing resources comprise the West
Dickson Street Commercial Historic District. One building, the Frisco Depot, is listed in
the National Register of Historic Places." (Arkansas Historic Preservation Program) Dickson
Street is considered one of the most popular entertainment districts in Arkansas with a
wide variety of music venues, restaurants and local shops. The University Historic District
was added to the National Register in 2009.
A portion of the University of Arkansas campus is the most recent historic district in
Fayetteville to be listed on the National Register of Historic Places- This district is bounded
by Garland Avenue, Maple Street, Arkansas Avenue, and District Street and contains 15
buildings and five landscape areas dating back to 1875. These buildings range from the
rilY iconic Old Main, constructed in the second empire style, to the international style Fine Arts
Center designed by well-known local architect Edward Durell Stone.
1 ��3�
The Lafayette Street and Maple street Overpasses. As a result of an increase in the number
of automobiles in Fayetteville, the Lafayette Street and Maple Street Overpasses were
constructed over the Frisco Railroad Lines in the late 1930s to replace two wooden pedestrian
-
bridges connecting the City with the University of Arkansas campus. The construction of
these Art Deco style overpasses was funded by the Works Progress Administration through
President Franklin D. Roosevelt's New Deal. These bridges were listed on the National Register
of Historic Places in 1995, indicating their historic significance worthy of preservation.
The Evergreen Cemetery. This site was originally a family farm located near Downtown
Fayetteville and was used as a private burial ground until 1970 (the University of Arkansas
Libraries Special Collections, Manuscript Collection 926). The Evergreen Cemetery is now
one of the largest historic cemeteries In Northwest Arkansas. Many notable Arkansans are
buried here, including Lafayette Gregg, architect Edward Durell Stone, Governor Archibald
Yell, and Senator J. William Fulbright.
Heritage Trail. In the late 1830s, the Trail of Tears passed through Fayetteville and, in
1858, the Butterfield Stage Coach route passed through Fayetteville. The Trail of Tears
is a designated National Historic Trail, and efforts are underway to give the Butterfield
.
Stagecoach route the same designation. Both these trails, as well as a Civil War trail are part
of the Northwest Arkansas Heritage Trail system.
8.2 Cultural Resources
ART RESOURCES, PLANS AND PROGRAMS. In 1992, the Walton Arts Center opened its doors
to the publ₹c, the product of a six -year collaboration among city government, the University
of Arkansas and the private sector. Located on the corner of West Avenue and Dickson
Street, The Walton Arts Center Campus includes the Walton Arts Center, the Nadine Baum
Studios and Just Off Center, which houses administrative offices. The Center has a yearly
budget of over $6 million and hosts over 350 events with over 140,000 attendees. In addition
to nighttime performances and weekend matinees, the center hosts daytime performances
for over 40,000 students each year.
The Walton Arts Center holds the Baum Walker Hall, which has 1200 seats, the Box Office,
Cltwo
galleries, an art studio, and the smaller Starr Theatre. The Brad berry Amphitheater
an outdoor venue adjacent to the center. Each year, the Walton Arts Center
,��provides
A
' X03
attracts world -class performances from Broadway, in dance and in music, and it is the
official home of the Northwest Arkansas Symphony.
The Nadine Baum Studios, located an the corner of West Avenue and Spring Street, houses
five interactive studios, one gallery and Studio Theatre. Throughout the year, children and
adult classes are offered after school, in the evening, and during special summer sessions.
The studio has also become the home of Theatre Squared, a regional theater company.
Other community offerings provide an array of cultural and performing arts resources,
including the Arkansas Music Pavilion (AMP), the only open-air pavilion in the region. This
theater seats 2,500 people and features pop, rock and country musicians and has been
added to the venues managed by the Walton Arts Center.
UNIVERSITY OF ARKANSAS. The university theater and music departments offer eight
fully mounted plays, five student -directed plays and numerous choral and instrumental
performances to the community. The university is also home to the 70,000 seat Reynolds
Razorback Stadium, the 20,000 seat Bud Walton Arena, world-renound track and field and
baseball programs, all of which provide a unique atmosphere to the city. In addition, the
university attracts world-renowned political and literary figures to the campus, benefiting
the entire Fayetteville community.
P e.." ■� t PARKS AND RECREATION. The City currently maintains 70 developed parks that include 10
l acres of ornamental gardens. The parks provide recreational facilities, sponsoring athletic
progams and maintaining 29 playgrounds. The Parks and Recreation Program also hosts a
concerts in the parks series during the summer, featuring local and regional performance
artists.
FARMER'S MARKET. With the downtown square gardens as a backdrop, open-air vendors
sell produce and handmade items to the community every Tuesday, Thursday and Saturday
morning from April 1 through mid -November. Plants, trees, herbs, vegetables, fruits,
perrenials, annuals, pottery, candles, watercolors and other items are regularly featured.
Farmer's Market vendors also sell their wares in the Mill District on Thursday evenings and
at the Ozark Botanical Gardens on Sunday mornings.
PUBLIC ART- The Walton Arts Center features outdoor sculptures by J. Seward Johnson,
and the Peace Prayer Fountain, a bronze sculpture designed by local artist Hank Kaminsky,
was introduced to the Town Center Plaza in 2O02. Wilson Park features "The Castle,"
a whimsical structure completed in 1981 that delights children and adults alike. Frank
Williams, a local artist, won the contest to create public art to cover an unsafe and
unattractive area of the park. The Blair Public Library is currently in the process of
gathering community input on how the library should incorporate art into its grounds and
facilities, and the city's trail system has seen the installation of multiple public art pieces,
of both temporary and permanant nature.
BLAIR PUBLIC LIBRARY. The first Fayetteville Public Library opened in 1917, occupying
two rooms of the Washington County Courthouse. On June 4, 1962, a new library facility
that eventually expanded to 31,500 square feet opened on Dickson Street near the
Washington -Willow Historic District.
As the City continued to grow, the need for a new library led to the construction of the
8lair Public Library located on the corner of School and Mountain Street in the downtown
area. The construction was funded by a 1% 18 -month sates tax, which 75% of the voters
approved. The 88,000 square -foot facility opened in September 2004 and was the first
building in Arkansas to be registered with the U.S_ Green Building Council's Leadership in
Energy and Environmental Design Certification (L.E.E,D.) program. Through a grant from
the International City Managers' Association in 2009, University engineering students and
library staff installed a 13.5 kilowatt solar panel system which is enough to power 2.5
Arkansas homes. The system reduces the electricity cost of the library, and citizens can
track the amount of power being harvested at a kiosk inside the building.
The Blair Library is a multi -use building that was constructed to take advantage of the
site's opportunities and location. It is complete with a cafe, terrace, community meeting
rooms and multiple computer labs for different age groups in addition to a collection of
272,807 items, including books, magazines, CDs, DVDs, Blu-rays, DVD players, e -books and
e -readers, laptops, downloadable and CD -format audio books and multimedia parenting
kits. In 201O, more than 1 million items were borrowed from the library, for the third
year in a row. The library has more than 64,000 cardholders, and in 2010, there were
553,802 library visitors. The library hosted 1,269 free public events In 2010, and 50,944
people of all ages attended those programs. With these statistics, in addition to extensive,
innovative programming for adults and children alike, the Blair Library won the 2005
Thompson GaletLibrary Journal Library of the Year Award, one of the industry's highest
honors.
■
/ Public Input 5e5sroil ar
Fayetteville Public Librcry
ram Public Input Session at
8ai* of Fayetteville
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City Plan 2030 Planning Process
The City Plan 2030 update began in early 2010 with the formation of a project team that
included staff from Planning, Geographic Information Systems, Parks and Recreation,
Engineering, Strategic Planning, Community Services and Fire. Jesse Fulcher, Associate Planner,
served as the project manager and led the cross -divisional team to identify City Plan 2025's
successes and areas for improvement and identify performance measures that could be
utilized in the future to measure progress.
RESEARCH AND ANALYSIS
The project team reviewed data over the past five years including the percentage of
residential and non-residential development that was approved within and outside the core
of the city, the number of dwelling units constructed within '1 -mile of a trail, park acreage
and sidewalk footage added to the city, acres rezoned from Residential Agriculture to
Residential Four Units Per Acre, and approval and denial rates of traditional neighborhood
development by the City Council.
A review of the data resulted in several findings.
Strengths:
• The City consistently added trail segments that put approximately 100 new or existing
dwelling units within a quarter mile of the trail network.
The City Council rezoned approximately 650 acres to a form -based zoning district as a
result of two neighborhood master plans
• Rezonings of rural land to low -density residential development declined significantly
after 2006
• While infill development proposals generated greater controversy In the community, they
were all approved within three readings by City Council.
• The City consistently added sidewalks and trails to create a continuous network for
pedestrians
Areas for Improvement:
A significant number of development projects where staff, and in some cases the
Planning Commission, recommended denial of a project based on its failure to comply M§72?ali�
with the tenets of City Plan 2025 were approved by City Council with minimal discussion.
The percentage of development in the core of the City (6%) remained relatively
unchanged after 2006. •The City annexed thousands of acres into the City between 2006 and 2010.
Performance Measures 2030
2004
2005
2006
2007
2008
2009
Single-FamilylTwo-Family
Construction
Total #'of units
689
718
683
652
504
338
1291
Total # of units within infill boundary
165
36
59
48
43
29
% of units within infill boundary
24%
5%
9%
4%
9%
.9%
Units within 114 mile of trail today
167
158
166
265
103
63
31
% of units within 114 mile of trail today
24%
22%
24%
41%
20%
19.%
11%•
Multi -Family
Construction
Total # of Units
734
297
382
506
267
800
406
Total # of units within infill boundary
333
230
269
382
79
344
34
% of units within infill boundary
45%
77%
70%
75%
30%
43%
89%.
Units within 114 mile of trail today
303
203
87
176
9
296
310
% of units within 114 mile of trail today
41%
68%
23%
35%
3%
37%..
7%
Nonresidential
Construction
Total square feet
347,486
216,609
422,487
748,132
1,087,
,890,032
1
Total square feet within infill boundary
28,338
39,818
82,816
41,994
500,533
268,324
?
% of square feet within mill boundary
8%
18%
20%.
5%
47%'•
3;096,
T
Square feet within 114 mile of trail today
76,174
89,732
195,951
482,139
395,224
618,747
7
% of square feet within 114 of trail t
22%
41%
46%
64%
37%.
70%.
_
Form -based remnings (Acres)
WA
NIA
345
1
303
12
.•&il-`-
R -A rozonings to low density (Acres)
578
269
529
5
E4
tl
0.
Trail construction (M91ea)
NIA
0.3'
3:4
2.7
36
28
1A1;
Sidewalk construction (Feet)
17,459
40,003
17.4.35
15;088
9933
11090.
5,519,
AnnexatIons (Acres)
• 1946
• 1023 I
2055 •
.348
I 924 •
'39
I0`•TI
The project team hosted a staff input session in March 2010 that included approximately 50
staff members from all divisions that participate or are affected by the development review
process. Karen Minkel, Strategic Planning and Internal Consulting Director, gave a presentation
on the goals of City Plan 2025 and then staff members worked in small groups to identify
inconsistencies between City Plan and other codes and ordinances and suggest changes for City
Plan 2030.
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Strategic Planning staff also solicited input from the Planning Commission and City
Council in September 2010, asking members to identify the success stories and areas
for improvement. The project team utilized this Initial input and analysis to develop
the areas of focus for the public input process. City staff spread the word about City
Plan 2030 by creating a public service announcement that aired on the government
channel and other local stations, placing ads in the local newspaper and Fayetteville
Flyer, conducting an interview for a local public radio station, distributing flyers at
First Thursday events, and ensuring that email invitations were sent multiple times to
the Chamber of Commerce membership, Fayetteville Council
of Neighborhoods, Fayetteville Forward groups and previous
participants in City Plan 2025 and neighborhood master plan -
charettes. f
PUBLIC INPUT
J ,. M1 �I
Two public input sessions were held in October 2010 and one
�' !
•
was hosted live on the internet in a webinar format, so that
' !
stakeholders could participate from an alternative location
if they couldn't be present. The first session was held at the
•
# if
Bank of Fayetteville on the Square on October 7, 2010, and
the second was held at the Fayetteville Public Library on
October 15, 2010, where the presentation component was also
broadcast as a webinar. At each session, participants gathered
/ • pgie
around base maps of the city and worked in small groups. A
member of the project team was placed at each table to serve as a facilitator and guide
the participants through a series of planning exercises.
Karen Minkel Led the participants through a "food for thought" presentation &:.3.I 1 S) j,
that reviewed the goals of City Plan 2025 and then posed three key
questions: 1 j What should an enduring green network look like?; 2) Where
should development be incentivized?; and 3) How would you design a new
development within your own existing neighborhood and how would you
deal with neighbors' concerns? Participants worked to answer these three
key questions and reach a consensus in approximately 40-50 minutes. _ _ I
A participant from each table then served as a spokesperson and shared the
group's conclusion with the large group. A total of 12 table groups with 8-10
stakeholders participated in the exercise.
Strategic Planning staff also conducted an online survey from October 15 through November 15
that asked the questions posed at the public input sessions. The site included the presentation
from the input sessions, and survey respondents were encouraged to view the presentation before
completing the survey. Sixty-seven stakeholders completed the online survey.
In addition to the public sessions and online survey, staff held technicat meetings with stakeholder
groups to address specific topics. These meetings took place during the months of October and
November and Included the Fayetteville Chamber of Commerce, Fayetteville Public School
Superintendent Vicki Thomas, the University of Arkansas Campus Planning staff and a session
focused on attainable housing that included representatives from the Northwest Arkansas Housing
Coalition, Partners for Better Housing, Fayetteville Housing Authority and Local developers and
architects.
Of the many ideas that emerged from the exercise and online survey, some of the most widely
shared "big ideas" were:
• an Enduring Green Network should link natural areas and prohibit motorized vehicles
• deve[opment should be incentivized along corridors and nodes, particularly College Avenue
• infill development creates concerns mainly about traffic increases and potential for rental
property
• mass transit must be promoted
UPDATING THE PLAN
After documenting and reviewing the input from staff, elected officials, members of the
public and technical groups, the project team worked to assemble a new framework that
keeps intact the original goals and identified concrete action steps that will advance the
goals over the next five years. The project team then applied City Plan 2030's principles
to the Future Land Use Map and Master Street Plan, updating them based on the feedback
received during the public input process. These drafts were reviewed during several work
sessions with the Planning Commission to solicit additional critiques and then presented
at a Community Presentation on February 24. City Plan 2O30 and the Future Land Use Map
were adopted by the City Council on July 5, 2011.
Fp 11Y
?DAN
3
ramework
Objectives
FRAMEWORK
The Framework chapter establishes a vision for what Fayetteville can achieve by 2030 and
is designed for use by elected and appointed officials, City staff, residents, businesses and
developers- This chapter contains six goals that were developed through an intensive public
participation and internal analysis process. Each goal contains policies that provide guidance for
decision -making and achieving the stated goal. Policies typically don't have a time frame, as
they provide direction only; however, action steps are specific measures that the City pursues to
implement these policies. While some action steps are ongoing, most have an identifiable time
frame for completion,
VISION STATEMENT
In 2030, Fayetteville will be a resource -efficient community, in which citizens and ~ +
stake holders can live, work, learn, and grow. Fayetteville will have adopted policies to achieve
sustainability, to provide economic growth, to preserve and protect our natural and cultural
resources, and to enhance the quality of life for all residents. Residents will have equitable
access to neighborhoods that are healthy, walkable, and distinct.
GOALS
The six goals in the Framework chapter reinforce the community's vision for Fayetteville in
2030, and individually, address major concerns raised by the public. Collectively though, these �_:..
goals advance the idea of a sustainable community, in both rural and urban areas- The City of _ -'
Fayetteville defines "sustainability" as meeting the needs of the present population without
compromising future generations' abilities to meet their own needs.
li
Our rural environment contains great natural resources, including forests, agricultural lands and
numerous streams and lakes. These amenities must be preserved and enhanced, as they are
unique qualities that set Fayetteville apart from other cities in the region. This generation and
the next will observe the loss of these amenities, declining water quality and elimination of the
most productive agricultural lands that support local food production, If inefficient, low -density oo,n,=o,n,
development patterns are continued and transportation issues are not addressed. This will have
an economic impact as well, since the quality of life offered by Fayetteville is an important
marketing factor for residents and employers.
The core of the city contains many of our historically significant buildings, neighborhoods and
landscapes. Each reflects the history of Fayetteville and the community's character and identity.Eff2piliHistoric preservation is not only a cultural benefit, but an alternative to greenfield development.Smart
urban design enhances Fayetteville's urban fabric by promoting the re use of existing
buildings and limiting suburban sprawl through the encouragement of mull development in core,.
D
areas of the City.
Goal 1: We will make appropriate infill and revitalization
our highest priorities.
Encouraging appropriate infill and revitalization as a top priority
will allow Fayetteville to maintain its unique character and mini-
mize the impacts of sprawl. There are numerous areas through-
out the City where opportunities for appropriate infill develop-
ment exist. By making infill a priority, the City should also consider
mechanisms to ensure quality development and promote appropri-
ate development that reflects the existing community character of
Fayetteville's neighborhoods. In order to realize appropriate infill
development and revitalization opportunities, it is necessary for
the City to inventory and map the locations of vacant or underuti-
lized land. The City can then promote the inventoried opportunities
to new investors.
Examples of residential and
commercial infill & revitalization
Objectives:
a. Allow as -of -right development in
designated locations
As -of -right development in infill locations can lower the
cost of development by removing uncertainty and speed-
ing the approval process. The best way to achieve as -of -
right development is to prepare specific area plans and
revise the land development regulations to allow for the
type of growth and development the community desires.
b. Recognize the benefits and cost savings of utility
and road infrastructure that exists in the core of
the city and develop a fee structure that benefits
infill over greenfield development
Impact fees must have a rational nexus to the actual
impact of development. The current fee structure is
the same for infill as far greenfield development placed
far from the urban care. Dispersed development re-
quires more infrastructure per unit resulting in higher
per unit costs, and additional maintenance costs.
Development in the city core has access to existing
infrastructure that is already avai[able and currently
maintained. There are
definitely impacts from
infill development, but
when such development
encourages walking and
alternate transit use that
reduces the burden on
the existing transporta-
tion system, a lower fee
or exemption may be
warranted.
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- ILLUSTRATIVE. MASTER PLAN ar
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c. Convert shopping centers & commerciai corridors to
mixed -use centers, adding residences, offices, & lodging
The infill of existing centers and corridors allows the economic re-
capture of Land value for the developer while producing develop-
ment that shortens trips for residents and uses existing infrastruc-
ture. This strategy for converting shopping centers into mixed -use
centers has been used by national developers and shopping center
owners. A variety of uses creates the ability to live, work, shop
and have daily needs and services met within walking distance.
It is important to encourage and provide more opportunities for
people to live and work in the City. Encouraging a balance of
people living and working in the same area has several benefits,
including: Less daily trips that rely on the regional road network;
increased support for Local businesses; and a greater variety of
housing options for Fayetteville residents.
Uptown 2030
Uptown 2006
"�.
rb I
i.
flr�l
Fiesta Square 2006
Mission 8 Crossover 2006
d. Promote densest development around logical future transit stops
Transit requires density. In a study undertaken for the Portland Metro Area Westside
Light Rail, a literature review demonstrated that mode capture was greatest within
walking distance of the station (30 percent) and fell off as distance increased with very
low capture outside of a mile radius unless park -and -ride facilities were provided. The
implication is that providing transit requires the greatest concentration of housing and
jobs to be within walking distance of transit stations. For this purpose, such devel-
opment should be within a quarter -mile of the transit facility_ If transit is to serve a
regional function, the densest development should be located in the vicinity of transit
stations to ensure an effective and well -used system.
e. Reinvest in parks, streets, ft civic buildings within the heart of the city
The tree -lined streets, parks, and historic civic
buildings found in Fayetteville's older neighbor-
hoods greatly contribute to the unique community
character and high quality of life that residents
treasure. Preservation of our tree -lined streets
and parks and adaptive reuse of our historic civic
buildings will maintain the community's cultural
identity.
Reinvestment in the City core
..s NI I :`?
■
[CIiY
PLANJ
Historic preservation is crucial in retaining a community's character, identity, and
evolution. Preservation and restoration can be an effective tool for economic
development and revitalization, achieving urban sustalnability through reducing waste
and emissions, and maintaining property values. Recent calculations indicate that it
takes 35 to 50 years for a new energy efficient building to save the amount of energy
lost in demolishing an existing building (National Trust far Historic Preservation).
Preservation and adaptive reuse of Fayetteville's historically significant structures
and landscapes should be encouraged and achieved by a variety of methods, such as
public education and outreach, establishing local historic districts, accepting fa�ade
easements, and amending the City's zoning and development regulations.
g. Encourage new development that supports and complements the
unique characteristics and economic values of employment clusters
in and around downtown, the U of A, the north end, the rail
corridor, Drake Field and the Industrial Park.
Fayette Junction Illustrative Plan showing
mixed use/transit oriented development
h. Determine feasibility of a tiered impact
fee system.
A tiered impact fee system requires new development
to pay its proportionate share of the costs to the
municipality associated with providing necessary
public services to the development based on its location. Phoenix, Arizona,
Bellevue, Washington, Kansas City, Missouri and Conway, Arkansas have all
implemented an impact fee system where the fee varies depending on where
the development is proposed.
retry
PLANJ
1 Goal 2: We will discourage suburban sprawl.
As Fayetteville's population continues to increase, the city must continue to work
r.
with the community and enact regulations to discourage suburban sprawl. For de-
cades, zoning practices have supported a separation of land uses; in doing so, devel-
has the landscape dependent
opment spread across natural and made people solely
on the automobile to get from here to there. The impacts of sprawl have caused
Rr' sp
increased traffic congestion, as well as health problems relating to obesity and the
lack of highly walkable places in communities. To counter suburban sprawl, the city
fib
should employ a Smart Growth strate for handling new develo ment. This up-
gY P P -
date
date to the Comprehensive Plan is a step in the right direction for combating sprawl.
Based on input received from the community throughout the planning process, it is
apparent that Fayetteville residents want to maintain a high quality of life and sup-
port increased growth in the center of the city and limit growth on the edges of the
city.
Objectives:
a. Pursue a transfer of development rights program, or other tools
that compensate land owners for land preservation
Transfer of development rights can be used to reimburse property owners
whose land is better used for open space, institutional use or low density
by allowing the sale of density rights to parcels where the higher density is
desired. This is important because it allows the City to zone density selectively
where it is desired while compensating property owners whose land would
otherwise have gone into suburban development in far-flung or inappropriate
locations.
b. Develop alternative development patterns that encourage efficient
use of land at the edge of the city, or in newly annexed areas
Development techniques such as conservation subdivisions allow the same
number of homes as a conventional subdivision, often with reduced
infrastructure costs, while also preserving open space, valuable farm land, and
natural resources.
c. Direct capital improvements into infrastructure that encourages and
supports infill and revitalization
Replacing and upgrading aged infrastructure in the core of the city provides
improved service and fire protection for residents and businesses. Additionally,
these improvements can provide a financial incentive far revitalization projects
instead of extending new services into greenfield areas.
d. Maximum City influence over development and preservation in
outlying unincorporated areas
4r�
r
-Soune: "rrservatiY Design
for SubdfvPsiw+s" b j
Randall G. Arendt
rRRRsrRlpj
i_b
NRR�y
ills
1830 The Orginrl Plat
298o'x Hill Districts
t9So's Over the Hill 2011 Emerag pra+L1ty
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Fayetteville s growth over time Images courtesy of University of Arkansas Community Design Center.
tga'y In811 Between the Hill
IC IrO
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Goal 3: We wilt make traditional town form the standard.
As cities grow, it is natural to add or fill-in existing neighborhoods and to build new neighborhoods.
Whether completing an existing neighborhood or creating a new one, it is important to keep the
entire neighborhood unit in mind - meaning, you don't just create a single use development, but
that you create a place that has more of the things that people need every day. A complete neigh-
borhood contains not just houses, but a mix of uses that are adaptable for change over time. The
houses that are included are not just one type; they are a range of housing types that occur on a
variety of lot sizes. A variety of uses within a neighborhood creates the ability to live, work, shop
and have daily needs and services within walking distance. As we look to the future of Fayetteville,
it is important to encourage and provide more opportunities for people to live and work in the same
area. Encouraging a balance of people living and working in the same area has several benefits,
including: less daily trips that rely on the regional road network; increased support for local busi-
nesses; and new and older homes can provide a greater variety of housing options for Fayetteville.
The Transect- See lftustration p. 10-16
The Transect is a system of ordering human habitats in a range from the most natural to the most
urban. The 5martCode is based upon six Transect Zones which describe the physical character of
place at any scale, according to the density and intensity of land use and urbanism. These are
administratively similar to the landuse zones in conventional codes, except that in addition to
the usual building use, density, height, and setback requirements, other elements of the intended
habitat are integrated, including those of the private lot and building and the enfronting public
streetscape. The elements are determined by their location on the transect scale.
M78N
Objectives:
a. Require new growth that results in neighborhoods, districts and
corridors that ore:
1. compact - via denser housing; meaningful open spaces 8
preserves; small blocks
2. complete - via varied housing; mixed uses; civic uses;
jobs -housing mix in the neighborhoods
3. connected- via street -oriented buildings; interconnected
streets; interconnected greenways & trails
Complete and Connected, Greenfield Development
Compact Greenfield Development
_Mcag r._'f r ter. j ' •..: �N
b. Prepare a transit -worthy community: densify in highly walkable ■ . - areas along logical future transit routes, and anticipate rail, street cars ■ Jv-
and other alternative transit modes I •_ _
r�� -
Ill tiUi i �t� t. _ __iJi
Vision for North 8 Leveret, 2030 r y i t
c. Increase the viability of businesses by leveraging the economic performance W�=---i
of appealing environments that are mixed -use, walkable, and integrated s M '""�
with green space = z
F�`�y. �C .SFr ..�`* + t• J� — - _.p{59r— "` _
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Mixed teflf. From the Fayette Junction Muster Plan
- 4 ' %•' fir_ �� r .-t
business districts should be expanded to include
, retail, open space, civic and entertainment usi
developments create active urban areas during
ie day, increase housing options, reduce auto
e, and create a local sense of place and a uniqu
Trienneet System illustrated: Elements that determine urbanism exist in a range that can onrrespond to the gradient oY the Transect.
Most of the elements listed here are addressed in the Smar[Cnde prescriptions.
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Goal 4: We will grow a livable — c j L£�
transportation network.
In proposing to add 37,000 residents while y Zr- - --•-- r �� L
maintaining the character of Fayetteville, L 1
transportation and congestion are of great concern
to residents and businesses. To plan for the future
of Fayetteville, the City must consider a multimodal F;, 1 .i.-
transportation network.
Efficient transit depends upon nodes or concen- a:
trations of population and employment that can s;
be served efficiently. At the same time, creating
nodes of development is greatly enhanced by the -
addition of transit. In studying over 60 transit- -
oriented development areas, it was found that
residents and businesses are willing to pay a pre
mium to locate adjacent to fixed guideway transit,
even if they don't use it.' Transit can thus become r �._
a tool in the arsenal of economic development to
provide incentives for employers and developers
to locate in an area. As part of a regional strategy,
the city that best makes use of the opportunities -
of transit by locating transit to capture regional
markets can solidify its position in providing en- - - _; T
tertainment, arts, restaurants, and employment
centers within proximity of multiple amenities that are less available in auto -oriented
development. The implication is that if Fayetteville plans for transit and installs the pre-
requisite development, Fayetteville will become the originating hub for transit when funding is
available. The strategic importance of this cannot be overstated. Transit allows the creation of
employment centers and entertainment and arts districts that can serve an entire region rather
than just the local market.
-Tim kcaU, nhpitwe- Rr a per squire foot basr.• m4l anddir rents Here appmdmataty!npercent fWhor lh- mmparahle spa a auHide the slafion area, n$le
reeldemd varied greatly hul appearod n ha.e at least a Tneen patent lnct a nvdue. Hllebor Wes1,ii Light Aal 5fudp. Leland Consutlrg G'L4 and Fi1A• 1994
lCItY
PLAN
Objectives:
a. Community design should precede and outrank traffic planning
To achieve urban places that encourage (and thrive with)
pedestrians as part of the mobility mix, the patterns of
proposed development must be specified first, during the
community planning stage.
Land use decisions
should be the first
priorities for cities,
with suitable trans-
portation planning to
follow. Then, trans-
portation plans for
balanced mobility
can be crafted with
all modes of travel
being considered. '
b. Make walkable, cyclist -friendly road designs with slow design speeds,
and block -and -street layouts the standard; walkability
is part of the street function
As new streets
are added or
existing streets
are improved,
walkability can
be maintained
through careful
application of
walkable street
sections.
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What factors contribute
to an excellent
pedestrian experience?
Observations & design
experience suggest the
following prioritized
features.
1. Small Block Size
2. Buildings Fronting the
Street
3. Mixed Land Use
4. Lower Traffic Speeds
5. On -street Parking
6. Interconnected Streets
7. Sidewalks
8. Lower Traffic Volumes
9. Street Trees
DAN
c. Plan & construct multiple corridors instead
of single oversized ones
An interconnected network of streets offers motor-
ists a variety of options to get from one destination
to the next. Generally, more streets per square
mile result in a more open network and drivers
can avoid the degree of peak hour congestion that
occurs when a limited number of large streets
become congested. Two two-lane roads are bet-
ter that one four -lane road. Traffic can be easily
dispersed within a road network, rather than all
motorists having to depend on one major thorough-
fare.
r910 Sanborn Map, Downtown Fayetteville
City Plan 2030
J
Master Street Plan OOPS
P.
jam' I.-
-
- - 4
d. Transform existing corridors into great streets: tree -
lined, moderate speed, multi -modal, good addresses
More than any other feature, streets define a community's character. "Great
streets" are walkable, accessible to all, interesting, comfortable, safe, and
memorable. While great streets accommodate vehicular and pedestrian tray-
el, they are also signature public spaces. Great streets showcase high quality
buildings; mixed -use streets provide good addresses for sustainable commerce
while residential streets are key to livability in neighborhoods. r. q.. ,
Fulbrfght Expressway, 2030
e. Develop context sensitive corridor plans for major thoroughfares.
Major thoroughfares are intended to carry heavy traffic volumes, often at high
speeds. However, thoroughfares connecting regions vary in context greatly from
those that exist within the city. Often these streets travel through established
neighborhoods, dense urban environments, or even rural communities. Each of these
should be designed to facilitate the necessary traffic volumes, but with respect to
the surrounding environment.
Yom.'-.rr ��✓�-j _� a- :«
f. Commit to evolving a rich menu of transit choices, including citywide
and regional mass transit
Public transit
s
g. Develop a partnership with the Arkansas & Missouri Railroad
The Arkansas & Missouri Railroad has an established 139 -mile rail corridor, providing
services to communities from Fort Smith to Missouri. Railroads provide opportunities to
transport raw materials and goods without using already congested roadways. And unlike
the highway and interstate systems, railroads don't depend on governments to maintain
or improve infrastructure. There is approximately seven miles of railroad within the
City of Fayetteville, providing opportunities for economic development now, and through
cooperation with the railroad, additional opportunities in the future.
h. Plan employment in locations with access to walkable amenities and transit
rather than in isolated locations
I. Expand and interconnect the sidewalk and trail system at the neighborhood,
citywide, and regional levels
Cy of F�yetteueIk, AR
Master Trail Plan
FayeaerAle Neema1e Transport t d Trills Masser Plan (FATT Pyn) 6
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—�1— r ukrsNue pa
it
R p Master Trail Plan
I Exlstinq Proposed
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2�AN
33�
Goal 5: We will assemble an enduring green network.
"The Enduring Green Network connects people and nature through a mapped system of
traits and green infrastructure. This network recognizes and assembles the ecological
assets in Fayetteville that need to be preserved while providing a lasting connected
corridor for wildlife. The strength, function and appreciation of the Enduring Green
Network will develop over time as our community experiences these natural areas and
distinct ecosystems.' (Description based on publk feedback during City Aloe 2030 public input sessions.)
The natural environment, and connections with the environment, is part of what makes
Fayetteville special. Residents treasure the quality of life associated with living in a
place that offers magnificent views and a variety of recreational opportunities. The
natural environment of Fayetteville needs to be properly preserved and enhanced. The
City of Fayetteville community needs to increase efforts to protect the natural Land-
scape, increase parks and trails, and preserve long views across open green spaces.
A green network helps maintain the community character and quality of life that makes
Fayetteville the great city that it is today, and contributes to the economic success and
stability of the City. Fayetteville must compete with other cities in the region for popu-
lation, jobs, and retail sales. It has a number of assets unavailable to the other cities in-
cluding the University of Arkansas, the Walton Arts Center, Dickson Street, and an intact
city core area that is improving and strengthening. One of Fayetteville's overwhelming
differences from other cities is the character and quality of the environmental setting.
As such, nurturing this setting is of economic benefit to the city, as a quality environ-
ment confers value and attracts residents who all get to share in the common
amenity. If the City chooses unregulated development that strips away the
natural setting or reserves pieces of it for only a select few, it will lose one of
its advantages in the regional economic competition. Since this environment is
one of the advantages that distinguish Fayetteville from other cities, it can be
an important factor in marketing the unique quality of life to future residents
and employers. -
Objectives: City of Fayetteville Parks
a. Vigilantly nurture a continuum of
greenspace, including: I
1. riparian buffer areas
2. canopy restoration and protection
3. small neighborhood parks, squares,
commons and greenbelts
4. major parks and recreation facilities
5. greenways and trails
6. large-scale preserves for preserving
hillsides, protecting natural habitats and
water quality, and scenic vistas
b. Strategically plan for and acquire /'-r-{ i� r
land that can be incorporated
into the Enduring Green Network r—
c. Promote conservation easements
and alternative development
patterns that encourage efficient
use of land N
Fayetteville s Enduring Green Network
Q arar,,.ne.we
CITY
PlANJ
The Enduring Green Network (EGN) map was created by highlighting existing natural resources, including
the 100 year floodplain, parks, and trails, as well as the region's ecological and geographical features
that the 2010 Fayetteville Natural Heritage Association Green Infrastructure study found to be important
to functioning natural systems. The EGN was mapped as a broad boundary for use in locating possible
properties within that could eventually become a continuous network o₹ greenspace and trails. As the
EGN is realized it will likely be a narrow corridor connecting larger open spaces. This map will be used
as one of many tools to inform planners on land use decisions, park planners during the parkland acquisi-
tion process, and a guide for planning future trail corridors, as well as a resource for policy makers to
prioritize land for preservation or conservation.
Goal 6: We will create opportunities for attainable housing.
Attainable housing typically refers to housing needed by those who make more
than the income limit established for federal subsidies but still struggle in the
current housing market. Rising land costs coupled with rapid growth in Fayetteville
has resulted in a gap between the supply of attainable housing and the demand.
Housing also forms neighborhood identity and contributes to a sense of place.
Creating opportunities for a variety of housing types, sizes and densities in all of
Fayetteville's neighborhoods will help to accommodate a diverse population that
significantly impacts the City's growing economy, preserve the City's sense of
place, and meet our community's evolving housing needs.
Walker Family Resident
Zan 1 n g
District
Dwelling T
Percentage of Residential
Zoned land 2010
RSF-4
Single- or Two-family
77.3%
RSF-7
Single- or Two-family
0.3%
RSF-8
Single-arTwo-family
1.18%
NC
Single-, Two-, or Three-family
1.17%
RT-12
Single-, Two-, or Three-family
1.96%
RMF-4
Single-, Two-, Three-, or Multi -family
045%
RMF-12
Single-, Two-, Three-, or Multi -family
0.58%
RMF-18
Single-, Two-, Three-, or Multi -family
0.15%
RMF-24
Single-, Two-, Three-, or Multi -family
147%
RMF-40
Single-, Two-, Three-, or Multi -family
2.1%
Residential ZcimgAoagas in Fay6ftevile 2010
1CITY
PLANI
Objectives:
a. Increase housing choices by encouraging a mixture of housing types and sizes and
disperse throughout the city.
Varied housing types promote mixed -income neighborhoods and vibrant communities where
attainable housing does not exist in isolation. These neighborhoods reflect traditional urban
neighborhoods where households of varying economic means arc integrated in the same
neighborhood, allowing residents to age in place.
b. Maintain the quality and quantity of existing attainable housing.
The City of Fayetteville contains a number of homes that due to the size and date of
construction are relatively affordable to own - compared to constructing a similar sized unit
with today's land and construction costs. However, older housing units are not usually energy
efficient, and without proper care, will begin to decrease in quality. Allowing these homes to
fall into disrepair can force families to leave, resulting in the loss of their primary investment.
Dilapidated homes can also hurt values for surrounding properties and even entire
neighborhoods.
c. Establish partnerships with non-profit and private entities to facilitate the
development of attainable workforce housing.
Planning tools address a component of an attainable housing solution. A comprehensive ap-
proach to increasing the attainable housing available requires multiple partnerships among the
public, non-profit and private sectors. However, attainable housing should not be grouped or
focused in any particular area of the city, and should always respect the scale of surrounding
developments.
d. Make housing relatively more affordable by influencing cost of living items such as
utilities and transportation.
Complete, compact and connected neighborhoods are pedestrian -friendly and provide everyday
CI
services within walking distance, allowing residents to reduce transportation costs, which
could positively affect their ability to obtain housing. Likewise, programs that support energy
P� N
efficient housing and home energy retrofits reduce monthly utility bills and overall cost -of -living
�a
expenses.
aj
Action Steps:
Action steps are specific measures that the City pursues to implement the above stated goals
and policies. While some action steps are ongoing, most have an identifiable time frame for
completion in the next five years.
Create to neighborhood i or plan every other year utilizinga
charrette process, and analyze water and sewer capacity to identify opportunities
or limitations for development. is 1 4 & 6)
The City should designate areas within the current city boundaries for developing neighborhood
and corridor plans. By working with the community to establish a clear vision for each sector of
the city, a plan and corresponding revision to the land development regulations could be adopted.
8y adopting a plan and code that the community supports, as -of -right development could be
supported. Complete neighborhood plans in the core of Fayetteville could also be used to provide
density bonuses for developers who designate a percentage of their development for attainable
housing or "green" buildings.
Evalualethe intent of the nonconforming section of the Unified D v
and rovide opportunities for preservation and creative reuse of existing s
that contribute to neighborhood character. (Goals f & 2)
Modify water and sewer growth models based on the Future Land Use Mae. (Goals I Et 21
Corntinue_to develop and implement form -based codes that establish clear design
standards and assure neighbors that new development will be desirable and
compatible. (Goals f. 3. 4 & 6)
Appropriate regulations that are supportive of community endorsed planning policies can
encourage development by providing clarity and certainty. Awning process that requires additional
hearings and variances increases the risk of time and money to developers but has not proven
effective in guaranteeing the desired results. By establishing clear standards that support the City's
vision and providing a visual guide to design criteria, investors can be certain that their project will
be approved if they follow the rules.
A Form -Based Code is a land development regulatory tool that places primary emphasis on the
physical form of the built environment with the end goat of producing a specific type of "place".
! IT
2pAN
3di
Conventional zoning primarily controls land use, through abstract regulatory statistics, which can
result in very different physical environments. The base principle of form -based coding is that
design is more important than use. Simple and clear graphic prescriptions for building height,
how a building is placed on its site, and building elements are used to manage development.
Land use is not ignored but regulated using broad parameters that can better respond to market
economics, while also prohibiting incompatible uses.
A Form -Based district would allow as -of -right development of property in congruence with
standards set forth in the code. The new code would streamline the process of getting projects
approved because of the investment in public process and consensus that the code incorporates.
Utilize the Historic District Commission. (Goals 1.2 & 3)
Utilize the Historic District Commission as a resource for public outreach, establishing and
expanding National Register historic districts, and incorporating historic preservation in the City's
design regulations for infill and new development in historic neighborhoods. Create incentives for
preserving and reusing existing historic structures.
Explore the possibility of establishing local historic districts for properties that do not qualify
for the National Register of Historic Places but still embody local historic significance. Lead by
example - establish local ordinance districts to preserve existing historic City -owned structures.
Adopt a tiered impact fee system. (Goals 1& 2)
A tiered impact fee system requires new development to pay its proportionate share of the
costs to the municipality associated with providing necessary public services to the development
based on its location. Phoenix, Arizona, Bellevue, Washington, Kansas City, Missouri and Conway,
Arkansas have all implemented an impact fee system where the fee varies depending on where the
development is proposed.
Form a coalition of cities and organizations in Arkansas that sjpport a Transfer of
Development Rights (TDR) program. and then identify elected officials within the
state lcqjsJgture to introduce TDR enabling le islatio 2 6)
A transfer of development rights (TDR) program uses market forces to promote conservation in high
value natural or open space areas while encouraging density or infill development in designated �
areas. TDR programs have been utilized around the country since 1980, and 22 states have
enacted legislation to support TDR programs, while 6 currently have proposed legislation. In a TDR
program, a community identifies an area within its boundaries that it would like to see protected ��
from development (the sending zone) and another area where the community desires more urban 1
style development (the receiving zone). Landowners in the sending zone are allocated a number
of development credits that can be sold to developers or the community itself. In return for
selling their development credits, the landowner in the sending zone agrees to place a permanent
conservation easement on his or her land. Meanwhile, the purchaser of the development credits
can apply them to develop at a higher density than otherwise allowed on property within the
receiving zone.
Develop a cOevelo� a conservation development ordi ance or other develooment form for rural
ies or those with environmentally sensitive features. 5
Conservation neighborhoods and other flexible site design techniques allow for the development
of housing, streets and utilities in a more economical and efficient manner, and consume less open
land, protect wildlife habitat, waterways, natural resources and agricultural lands.
Increase iz rcwirements within the planning aretmeet County zonin .Goat 2
The City's current development regulations do little to discourage development in the Planning
Area, currently allowing up to four units per acre, a quarter of the size currently permitted in
the County. However, the County's one acre minimum may be varied, allowing much denser
development in areas that typically lack the infrastructure necessary to support auto -dependent
suburban development. Additionally, these developments may result in additional utility
infrastructure maintenance, and eventually lead to the City annexing individual or community
septic systems.
Develop internal processes to alien funding. development and planning of city
infrastructure with the
The Capital Improvement Plan and Transportation Improvement Bond Program are important
planning and development tools that address major capital improvements of the City. However,
these programs, if not thoroughly analyzed, may have the unintended consequence of subsidizing
development in rural areas that are not in line with the policies of City Plan 2030.
City staff should put forward proposals for funding that reflect the policies and goals of City
Plan, directing investments into areas where growth is not only being encouraged, but where
redevelopment is expected and existing infrastructure is inadequate to support new growth.
Identify existing properties that are vacant or prime for redevelopment and initiate I 1 Y
rezoning discussions with property owners. (Goal 1. 2 & 3) �l
The city must promote infill, revitalization and traditional town form. Strip commercial 11�
development encouraged by conventional zoning has been the predominant development C 0
form for the last 50 years. Major thoroughfares such as College Avenue, Martin Luther King Jr.
Boulevard, and South School Ave. are prime examples of this form, but there is much opportunity
for redevelopment now and in the future. The first step is to inventory and map the locations of
vacant or underutilized property, and properties where buildings are approaching the end of their
lifespan. Individual property owners should then be contacted and provided information regarding
development opportunities. The City should also publicize these redevelopment opportunities and
offer incentives for rezoning to form -based districts.
Pursue investment and transformation of the Fayetteville Expresswwi &gnomic
Develooment Corridor.
The Fayetteville Expressway Economic Development Corridor is the most congested travel corridor
in the region, carrying over 166,000 vehicles per day. The Corridor is generally bound on the
north by Great House Springs Road/Main Street, on the west by Interstate 1-540, on the east by
North College Avenue, and the south by Millsap/Futrall Avenue. Public and private investment
within this area would increase land value, generating "great addresses" and allow the area to
accommodate multiple modes of travel.
Develop alley design standards and regulations that enable all developers to utilize `W `•
thehlas er_5tr_eet Plan cross-section while meeting Fire Denartment_and Solid Waste ";
___ rDivision requirements. (Goal 3 & 4)
Evaluate existing street design speed. operating speed and posted speed limits,_
to ensure that each is appropriate based on the roadway design and context of the
surrounding environment. (Goal 4)
$&port rezoning oroyosals that result in increased density around logical future
transit stops, rail corridors and major transportation corridors. (Goal 4)
5pnort development and redeye opulent opportunities along the existing rail line
and determine locations for expanding rail service to service industrial destinations
such as the Fayetteville Industrial Park. (Goal 41 i
Include providers in the design phase roiects and C Jr
determine if there is a current or future need for benches. shelters. or bus turn-offs. MAN
?old 0
Local transportation providers often have funds available for amenities that promote and improve
public transportation services. However, it is often more challenging and expensive to add these
facilities to existing streets. Therefore, consideration should be given to these facilities during the
design of new streets, or major street improvements.
Use the Enduring Green ork boundary mci as a tool when making decisions on
vark(ancLuccetance and acquisition: offske tree reservation: and when
the Master Trail Plan. (Goal 4 St 5)
Develop a system of metrics for the city_to evaluate and prioritize properties for
inclusion in the enduring green network. (Goat 5)
Grow the Community Revolving Loan Fund to a value that allows the energy efficiency
program to be expanded to serve the small business and residential sectors, and
putsjigjiewjunding that compliments the Community d v nt
program, and when necessary provide staff support to obtain and administer these
funds_ (Goal 6)
Develop educational materials for homeowners, describing benefits and opportunities
for improying_energy efficiency and reducing monthly utility costs. (Goal 6)
Utilizing public meetings, town hall events, the Local Government Channel, appointed committees,
and other outreach methods, City staff will educate residents on energy efficiency opportunities
from local, state, and national sources. Opportunities include Federal tax credits and state
rebates for energy efficiency and renewable energy, low income weatherization programs, energy
efficiency rebates through local utilities, and the City's Revolving Loan Fund.
Determine theieasibility of a Local Housing Trust Fund and Land Bank. (Goal 6)
Develop a cottage development ordinance. (Goat 1, 2 & 6)
Cottage developments encourage innovation and variety in housing while ensuring compatibility
with established neighborhoods, and provide opportunities for ownership of detached single-family
dwellings for a population diverse in age, income and household size.
rF 1OY
Aid
�AN
Utilize the Historic District Commission. (C,. 7,2aad3j
Adopt a tiered impact fee system. (Goats 7 and 2)
Form a coalition of cities and organizations in Arkansas that support a Transfer of
Development Rights (TDR) program, and then identify elected officials within the state
legislature to introduce TDR enabling legislation, iooat i, z a e
Evaluate existing street design speed, operating speed and posted speed limits, to
ensure that each is appropriate based an the roadway design and context of the
surrounding environment. (Co.i4)
4)
Create a complete neighborhood or street corridor plan every other year utilizing a
charrette process, and analyze water and sewer capacity to identify opportunities or
limitations for development, (Goal 1,1 a 6,
Support rezoning proposals that result in increased density around logical future
transit stops, rail corridors and major transportation corridors, moor 4i
Support development and redevelopment opportunities along the existing rail line and
determine locations for expanding rail service to service industrial destinations such as
the Fayetteville Industrial Park. fcovr4)
Pursue investment and transformation of the Fayetteville Economic Development
Corridor, (GI v, 2 h 4)
Include public transportation providers in the design phase of new street projects and
determine if there is a current or future need for benches, shelters, or bus turn-offs.
(Goat 4)
Economic Analysis
Annual tax yield per acre by land use
Sarasota Corl.y, Florida Study
$3,651 $8,211 $8,374 $1$�
County city big -box store fast-food
residential res+eential franchise
$91 472
mixes -use mixed -use mixed -use
low-rise mid -rise high-rise
11
CLAH
a31i Image courtesy of University ojArkaitms Community Design Center.
The Economics of the City Plan 2030
A review of the economic impact of growth pattern options shows that implementing the City
Plan 2030 strategies will have positive effects on businesses and public services.
The economic impacts of development growth may vary widely and are closely associated with
land use patterns. The strategic and long-range planning of infrastructure, land use, and the
intensity and density of development will positively influence the economic vitality of business
and public services.
GROWTH PATTERNS.
The original pattern on which the City was laid out was a compact plan, using gridded streets
with the town square at the center. This pattern continued up until the middle of the twentieth
century, as the City continued to grow. The development pattern in the years leading up to
World War 11 was typically more compact and well connected; for the purpose of this analysis
we called this area the Inner Core. In the post war years the City's dominant development
pattern was auto oriented, often disconnected with rigid land use separations. Areas adjacent
to the Inner Core, because of their close proximity, represent much of the development that
occurred from the 1940's to the 1980's. We called this area the Outer Core. The rest of the City
is designated as the Non -Core area.
POPULATION DENSITY AND DEVELOPMENT PATTERNS.
The Inner Core, Outer Core and Non -Core areas of the city were analyzed for population
density. Using the 2010 U.S. Census information the Inner Core has a population density of
4,212 people per square mile. This translates to 6.6 people per gross acre with a current
household size of 3.25 per gross acre. This is approximately the density of the Washington
Willow neighborhood. The Outer Core area has a population density of 2,336 people per square
mile, or 3.7 people per grass acre and 1.82 households per gross acre. The density of the Non -
Core areas of the city is much lower at 521 people per square mile, or around 0.8 persons per
gross acre which yields 0.4 households per gross acre.
The Inner Core is comprised of approximately 3.3 square miles. The Outer Core is 11.5 square
miles and the Non -Care are of the City is 74.3 square miles.
pa'.,,
FUTURE GROWTH PROJECTIONS.
The Northwest Arkansas Region Planning Commission (NWARPC)
estimates future population growth for the region using the
latest U. S. Census Bureau data. Utilizing 2010 Census data the
NWARPC estimates that Fayetteville will grow to a population
of 110,725 by the year 2030. This will be an increase of an
additional 37,145 people added to the existing 2010 population
of 73,580. Planning and anticipating the location, form and
function of Land use and growth patterns enables the City and
its existing residents to guide where this growth will occur. In
repeated public input sessions for both City Plan 2025 and the
City Plan 2030 update, residents have expressed their desire
to accommodate this growth within the existing core and limit
development sprawl on the edge. Infill, redevelopment and
vertical development can easily accommodate the estimated
future population within the core of the City.
DESIRED DEVELOPMENT PATTERNS TO ACCOMMODATE
FUTURE POPULATION GROWTH.
The real estate crash of 2008 has had serious implications for
the housing market and it will continue to impact future development patterns. Nationally,
foreclosure rates have been especially high in the suburban fringe areas. Current real estate
trends both locally and nationally show that people are rethinking how they prioritize home
buying decision factors. Factors such as commute times or transportation costs are being
weighed against typical suburban development features such as expansive private yard space or
three car garages.
Generational housing preferences are also beginning to impact where and how future growth
will occur. Both the Baby Boom and the Millennial generations are looking for mixed -use and
walkable urban neighborhoods over single -use conventional suburban housing. Due to their large
t1
cohort size, these two generations will generally guide and determine the location and consumer
�
housing preferences that will be built in the future. Fortunately, a lot of land within the core
of the City remains undeveloped or underdeveloped. With infrastructure such as roads, utilities
and expanding public open spaces in place, the inner and outer cores of the City have the most
potential for accommodating future growth in an efficient and livable manner if the underlying
zoning regulations are permitted to change accordingly.
This future potential development pattern is similar to that of Fayetteville's historic and
highly regarded neighborhoods such as the Wilson Park, Washington Willow or Walker Park
neighborhoods that were built with a residential net density of 6 to 10 units per acre. The
historic neighborhoods of Fayetteville share some common characteristics; highly connected
street systems with small blocks, a mix of residential housing types, sizes and densities, close
proximity to commercial and retail uses and accessibility to meaningful open space. These basic
characteristics are essential in order for residents to perform some of their daily functions
without the use of an automobile.
Strip development and high arterial traffic counts are not necessary to support retail and
commercial activity if it is located in or adjacent to walkable neighborhoods of sufficient
residential density. Closely clustered shops and services encourage walking by creating
interesting destinations to meet people, and allow sufficient aggregations of retail and services
to achieve economic utility for consumers. Auto trips per household decline as fewer car trips
are necessary for everyday needs.
Perhaps the most important aspect of good neighborhood design is a rich variety of housing
choices. The historic development pattern that exists downtown illustrates a robust diversity
of housing stock. Located within a single block may be single-family homes, condominiums,
multi -family apartments, duplexes, live -work units, accessory dwelling units and all other types
of residential uses. This variety allows people to remain in the same neighborhood as their
housing needs change over time. This concept of "age in place" is possible in neighborhoods
that have highly walkable street networks and that contain a large variety of housing choices at
residential densities supportive of retail uses and transit.
INEFFICIENCIES WITH CONVENTIONAL SUBURBAN DEVELOPMENT PATTERNS.
The trend towards efficient mixed use and walkable neighborhoods is encouraging because
suburban development patterns are not sustainable. In suburban development patterns, low -
density retail, employment and services are auto -oriented, resulting in more strip development
CI'
and auto -oriented centers. The continuation of a suburban development pattern results in
+ '11
increased congestion because all activity undertaken outside the home will require car trips.
�l n�
Workforce housing is less likety to be built because the cost of land development and services
qA�
per unit is higher in less dense development. Given the higher cost per unit, developers often
FoyetteWlfek growth over time.
Source: University of Arkorraas
Community Design Center
must seek to maximize land profit by building larger units that may be
beyond the means of local workers such as firefighters, teachers and police
personnel.
Dispersed development also often yields a poor balance between tax
revenue received versus cost of service provision. For instance, a more
traditional development pattern at 7 units per net acre with units priced
at $180,000 will have a total value of $1.26 million. At three units per net
acre, with housing valued at $300,000 per unit, total value would come
to $900,000. But the cost of services for seven units on the same net acre
is lower on a per unit basis than for the three units. When multiplied
over thousands of acres, this means that the cost of services in a lower
density growth pattern is higher for a given change in population because
many more acres are used: pipelines become longer, more road length
is required, police and fire response is more expensive or requires extra
facilities, etc. While revenue from sales tax would be the same in either
scenario, given the average incomes and growth of 37,000 people, the cost
to the City of providing roads and improvements for auto -oriented retail
and services is higher even though the return in taxes is constant.
Options for seniors are not typically as good in dispersed development patterns. According
to the National Association of Homebuilders, as people age they value proximity to retail
services and medical facilities so that the use of the car is not an automatic necessity. As
people Live longer, a growing portion of the population will be unable to sustain an auto -
oriented lifestyle.
ECONOMIC IMPACT ON FAYETTEVILLE SCHOOL DISTRICT.
One indicator of the economic effect on the school district is the balance of commercial
property and residential property. Currently, the school district generally receives more net
revenue from a commercial square foot than a residential square foot because commercial
properties do not add school children to the system. The cap on reappraisal for commercial
property is also 10 percent versus 5 percent for residential development. City Plan 2030
policy recommendations target commercial growth within the City boundaries by making
complete neighborhoods the standard, ensuring that commercial development accompanies
residential development.
1 2 Guiding Policies
12.1 Future Land Use Plan UofAPoultryScience
12.2 Master Street Plan p f tY I
12.3 Annexation f MAN
�id r.
12.1 FUTURE LAND USE PLAN
12.1.1 Introduction
The Future Land Use Map identifies and promotes a form -based development pattern that recognizes a sequence of built
environments, from natural or very rural to densely urban. Rather than separating land uses, form -based development
patterns emphasize mixed uses at the neighborhood, block and building level_ The Future Land Use map is a tool used by
the community to envision change over time regarding land use variety, intensity or density.
Staff has developed a set of land use designations based upon current development patterns and the vision o₹ future
development patterns as expressed in City Plan 2030. These area designations are intended to provide general guidance
for land use decisions that wilt shape development growth for the next twenty years.
- Natural Areas
• Rural Residential Areas
• Residential Neighborhood Areas
• City Neighborhood Areas
• Urban Center Areas
• Complete Neighborhood Plan Areas
• Civic and Private Open Space Areas/Parks
• Civic Institutional Areas
■ Non -Municipal Government Areas
• Industrial Areas
• Complete Neighborhood Plans
r
Each area is defined on the following pages and accompanied by examples and guiding policies. The Future Land Use
Map is formally reviewed and updated by the Planning Commission and City Council every five years to reflect policy
-
R�� N
decisions and changing circumstances.
/ 20
12.1.2 Future Land Use Map Designations
Natural Areas:
Natural Areas consist of lands approximating or reverting to a wilderness condition, including
those with limited development potential due to topography, hydrology, vegetation or value
as an environmental resource. These resources can include stream and wildlife corridors, as well as
natural hubs and cores, as identified in the FNHA study, many of which make up the backbone of the
enduring green network. A Natural Area designation would encourage a development pattern that
requires conservation and preservation, prevents degradation of these areas, and would utilize the
principles of low impact development for all construction. •
Guiding Policies:
a. Preserve a network of habitat and open space, protecting biodiversity and enhancing the City's
quality of life.
b. Preserve native vegetation and meet the habitat needs of multiple species. . .
c. Encourage recreational and educational opportunities in appropriate areas to enhance r'
appreciation for existing environmental resources.
d. Identify areas of environmental concern and protect and preserve environmental resources.
e. Conserve open space and protect areas of significant riparian benefit, tree canopy and other
environmental resources through cluster development provisions, density controls, protective raiin
easements and/or other development tools. �
f
Rural Residential Areas:
Rural Residential Areas recognize existing low -density, large lot residential development, but are
identified to encourage the conservation and preservation of woodlands, grasslands, or agricultural
Lands that are sparsely settled. They may or may not have adequate street and water infrastructure
or public services, such as police and fire, to support urban or suburban densities and development
patterns nor should these services be expanded to accommodate further growth unless they are in
tine with the following guiding principles:
Guiding Policies:
a. Allow and encourage historical agricultural and related uses to continue and to occur as
permanent land uses within planned developments.
b. If developed, encourage alternative development patterns, such as conservation or cluster
development types, to achieve compatibility with surrounding rural areas.
c. Foster a culture that supports local food production on a variety of scales.
d. Encourage, preserve and protect viable agribusinesses such as orchards, berry farms and small
scale produce -yielding businesses that provide goods for the local market.
Tr
PLAY
1Y
283a I
Residential Neighborhood Areas:
Residential Neighborhood Areas are primarily residential in nature and support a variety of
housing types of appropriate scale and context, including single family, multifamily and raw -
houses. Residential Neighborhood encourages highly connected, compact blocks with gridded
street patterns and reduced setbacks. It also encourages traditional neighborhood development
that incorporates low -intensity non-residential uses intended to serve the surrounding neighbor-
hood, such as retail and offices, on corners and along connecting corridors. This designation
recognizes existing conventional subdivision developments which may have large blocks with
conventional setbacks and development patterns that respond to features in the natural envi-
ronment.
Brookhaven Neighborhood
Lakewood Neighborhood I -,
- - - JET
Charleston Place Wilson Park Neighborhood MMA Y
Neighborhood Residential
Guiding Policies:
a. Encourage a block -and -street Layout that promotes walkable, cyclist -friendly
road designs with slow design speeds.
b. Utilize principles of traditional residential urban design to create compatible, livable and
accessible neighborhoods.
c. Eliminate design elements that prohibit complete, compact and connected neighborhoods.
d. Protect and restore Fayetteville's outstanding residential architecture of all periods and styles.
e. Encourage a development scale to maintain compatibility, use and proportionality between
a variety of residential and nonresidential land uses.
f. Site new residential areas accessible to roadways, alternative transportation modes,
community amenities, schools, infrastructure, and retail and commercial goods and services.
g. Minimize through traffic on minor residential streets, while providing connections between
neighborhoods to encourage openness and neighborliness. Corner Business
h. Continue to encourage context -sensitive streets, allowing for efficient access to commercial and
residential areas for vehicles, pedestrians and cyclists.
Monterey Apartments
f
BRIAN
L?1Of
City Neighborhood Areas:
City Neighborhood Areas are more densely developed than residential neighborhood areas and
provide a varying mix of nonresidential and residential uses. This designation supports the widest
spectrum of uses and encourages density in all housing types, from single family to multifamily. Non
residential uses range in size, variety and intensity from grocery stores and offices to churches, and
are typically located at corners and along connecting corridors. The street network should have a
high number of intersections creating a system of small blocks with a high level of connectivity be-
tween neighborhoods. Setbacks and landscaping are urban in form with street trees typically being
located within the sidewalk zone.
City Neighborhood Areas encourage complete, compact and connected neighborhoods and are in- 1
•.
tended to serve the residents of Fayetteville, rather than a regional population. White they encourage
dense development patterns, they do recognize existing conventional strip commercial developments
and their potential for future redevelopment in a more efficient urban layout.
Guiding Policies:
a. Protect adjoining properties from the potential adverse impacts associated with
non-residential uses adjacent to and within residential areas with proper mitigation measures
. _
that address scale, massing, traffic, noise, appearance, lighting, drainage, and effects on •
-
property values.
b. Provide non-residential uses that are accessible for the convenience of individuals living in
residential districts and where compatibility with existing desirable development patterns
����
occurs.
c. Reduce the length and number of vehicle trips generated by residential development by
enhancing the accessibility to these areas; encourage walkability as part of the street function.
'.
/ 2��'■
Neighborhood shopping should be within walking distance of residential use, or approximately
one -quarter mile.
d. Encourage developers to designate and plan for mixed -use corners at the time of approval to
properly plan for accessibility to these areas.
e. Encourage pedestrian -friendly, mixed -use buildings through the use of transparent glass for
commercial uses at street level and building entrances that address the street.
f. Encourage a block -and -street Layout that promotes walkable, cyclist -friendly road designs with
slow design speeds.
g. Encourage mixed -use development that is sensitive to surrounding residential uses and allows
for day and night utilization of available parking.
h. Utilize principles of traditional residential urban design to create compatible, livable and
accessible neighborhoods.
i. Encourage properties to redevelop in an urban form.
j. Protect and restore Fayetteville's outstanding residential architecture of all periods and styles.
k. Utilize the Master Street Plan and incorporate bike lanes, parkways and landscaped medians
to preserve the character of the City and enhance the utilization of alternative modes of
transportation.
1. Manage non-residential development within and adjoining residential neighborhoods to
minimize nuisances.
m. Minimize through traffic on minor residential streets, while providing connections betweeI-,
r
neighborhoods to encourage openness and neighborliness.
1
Sycamore Lofts
Summediill Townhouses ELHl Place Apartments
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Urban Center Areas:
Urban Center Areas contain the most intense and dense development patterns within the City, as
well as the tallest and greatest variety of buildings. They accommodate rowhouses, apartments, local
and regional retail, including large-scale stores, hotels, clean tech industry and entertainment uses.
These areas are typified by their location adjacent to major thoroughfares with high visibility, usu-
ally automobile -dependent customers and Large areas dedicated to parking. Although Urban Center
Areas recognize the conventional big -box and strip retail centers developed along major arterials,
it is expected that vacant properties will be developed into traditional mixed -use centers, allowing
people to live, work and shop in the same areas. Additionally, inflll of existing development centers
should be strongly encouraged, since there is greater return for properties already served by public
infrastructure.
Guiding Policies:
a. Encourage mixed -use development to allow for shared parking and day and night utilization of
available parking.
b. Encourage intensive mixed -use development within one -quarter mile of public transit routes.
c. Provide enough retail business and service space to enable Fayetteville to realize its full
potential as a regional market.
~ -
d. Encourage continuing improvements and expansion of regional shopping and entertainment
-
- -
attractions.
-
e. Require that large commercial sites be designed and landscaped in a manner that preserves the
-
aesthetic character of their surroundings.
f. Direct new regional development into designated regional commercial centers.
.-
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g. Approve new regional commercial development as Planned Zoning Districts (e.g. shopping
centers, business parks, medical parks, industrial parks and mixed use developments)
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or complete neighborhood plans in order to assure the overall integration of design and use
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h. Utilize principles of traditional residential urban design to create compatible, livable
and accessible neighborhoods.
i. Protect and restore Fayettevitle's outstanding residential architecture of all periods
and styles.
j. Utilize the Master Street Plan and incorporate bike lanes, parkways and landscaped
medians to preserve the character of the City and enhance the utilization of
alternative modes of transportation.
k. Utilize open space by providing pocket parks and community green space, creating
connectivity of natural areas across the community.
L. Encourage the integration of clean tech industrial uses with residential and
commercial uses.
Garland Center Washington Regional Medical Center
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ivic and Private Open Space/Park Areas
Civic and Private Open 5pacelParks Areas are sites that are permanently dedicated to open space or
parkland.
Guiding Policies:
a. Encourage parkland dedication and conservation easements for trails that support the Fayetteville
Alternative Trails and Transportation Plan, the 10 -Year Parks Master Plan and the Enduring Green
Network.
b. Provide an integrated network of open space areas throughout the City to serve local residents as well
as provide a regional asset and visitor attraction.
c. Plan for the long-term preservation and enhancement of open space (including undeveloped natural
areas, utility corridors, and key scenic corridors) within the Fayetteville green network.
d. Conserve open space within the Fayetteville green network through private acquisition and other
acceptable conservation methods.
e. Encourage the creation of connected trails and walkways between community activity areas and
neighborhoods and enhance with kiosks and rest stations.
f. Encourage community -based "green" infrastructure such as rain gardens, vegetated drainages and
bio-retention facilities.
g. Encourage pocket parks, especially in the urban center areas.
Civic Institutional Areas:
Civic Institutional Areas are dedicated for buildings generally operated by not -for-profit organizations
dedicated to culture, government, education or transit and municipal parking.
Guiding Policies:
Encourage the establishment of civic institutional areas in locations that would serve large
concentrations of Fayetteville citizens.
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Complete Neighborhood Plans:
Complete Neighborhood Plan Areas are areas that have a Master Development Plan created
through a public input process that has been approved by the City Council and includes the elements .'.
of a complete, compact and connected neighborhood, 1
Guiding Policies:
a. Refer to the applicable master plan for the guiding policies specific to the neighborhood because each complete neigh-
borhood plan has been adopted with specific goals, objectives and strategies for implementation. These master plans
should be referred to first as a land use guide.
Downtown Master Plan Res. 140.04
Walker Park Master Plan Res. 19-08
Fayette Junction Master Plan Res. 119-08
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PLAN
Industrial Areas:
Tyson Plant
Industrial areas are those areas with buildings that by their intrinsic function, disposition or
configuration, cannot conform to one of the other designated areas and/or its production process
requires the area to be separated from other uses.
Guiding Policies:
a. Noise, visual, air and water pollution shalt be minimized though performance standards.
b. New industry shall be recruited and encouraged to locate within the existing industrial park unless
rail access is necessary to the industry.
c. Industrial zones that are not consistent with the Future Land Use map should be rezoned to more Clem,Toct �o(ag Bfdlding
appropriate uses. -
d. Encourage the use of "green" technologies to minimize noise, air and water pollution.
T IT r
203
Non -Municipal Government Areas:
Non -Municipal Government Areas are those areas that do not fall within the City's jurisdiction and
are not subject to zoning or development regulations. These areas may include institutional campuses,
county or state offices, etc.
Guiding Policies:
a. Encourage the integration and coordination of non -municipal government areas with planning
and development in surrounding City -regulated areas,
b. Provide opportunities for integration of the areas into the City should the existing non -municipal
government ever change, adding street connections, pedestrian and utility connections.
Washington County Courthouse
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12.2 MASTER TRANSPORTATION PLAN
Amended September 17, 1996, Street Classitcations, Res. No. 97.96
Amended September 6, 2005, Downtown Master Plan Street Classifications, Res. No. 163-05
Amended September 4, 2007, Res. Na. 161.07
The Master Transportation Plan is the guiding policy that the community, City Staff, the Planning Commission and the
City Council utilize to proactively guide decisions regarding street classification, design, location, form and function.
The Master Transportation Plan prescribes and plans for the development of a multi -modal transportation system in the
form of streets, sidewalks, bike lanes, trails and transit. A muttimodal transportation system is vital to growing a livable
transportation network. Consistent planning ensures that streets will efficiently circulate traffic within the community
and connect Fayetteville to the rest of the region. Special emphasis should be placed on multi -modal transportation
infrastructure design, access management and traffic speed and volume considerations when planning streets. The Master
Transportation Plan is updated on a five year basis in conjunction with City Plan 2030 in order to be adaptable to change
over time.
The Master Transportation Plan contains the Master Trails Plan and the Master Street Plan.
Master Trails Plan
The Fayetteville Alternative Transportation and Trails Master Plan i;FATT Plan}, guides the development of trails in the
City's expanding trail network. The Master Trail Plan Map illustrates future trail alignments and trail corridors for the
purpose of acquiring easements and right-of-way. As development occurs adjacent to future trail alignments, careful
attention will be paid to acquiring easements and providing site design input during the development review process. The
trail cross -sections that follow the Master Street Plan cross sections will be utilized for the construction of City trails. Trail
surface materials may vary according to site considerations such as proximity to floodplains or floodways.
Master Street Plan
The Master Street Plan is comprised of a map illustrating the street classification and location, and a document of street
cross sections showing the dimensional requirements of the street. In conjunction, these two documents are used to guide
long range traffic planning through street function, design and location.
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speed collector in a neighborhood may have an -street parking white a higher traffic speed collector would have bike
lanes. The City's access management and street connectivity policies provide the tools to guide the access and dispersal of
traffic.
Low Impact Development: The City encourages the use of Low Impact Development (LID) stormwater management
strategies in street design and construction. Each of the street cross sections can be modified to incorporate LID best
practices for stormwater management. Streets that include landscape strips or bump -cuts are ideal for implementing
LID strategies such as swales or infiltration basins. Developers and engineers should work closely with the City's
Development Services Department to plan and design appropriate stormwater management strategies and structures.
Public Transportation: The construction of bus benches, shelters and pull -offs is a critical part of a successful
transportation system. However, the need for such facilities is ultimately determined by the transportation providers.
Therefore, the City should consult with transportation providers prior to the design of any new street, or major street
improvement project to determine if the need for new facilities exists.
Streets in University of Arkansas Campus: The City of Fayetteville and the University of Arkansas will partner together
in the planning, design and construction or reconstruction of streets located within the University of Arkansas campus
area. These streets are identified on the map and within this document. Streets identified on the Master Street Plan
Map and within the University of Arkansas boundary are intended to be reviewed concurrently with City and University
staff prior to design. These streets should be consistent with the policies of the Master Street Ptan, but may require
alternative cross -sections due to physical constraints unique to the University.
International Fire Code: The international Fire Code (IFC), which the State of Arkansas has adopted, requires a 20 -foot
minimum of unobstructed width on all roads, which is reflected in the proposed street cross -sections. If structures on
either side of the road exceed 30 feet or three stories, then the IFC requires a 26 -foot minimum of unobstructed width.
This document recognizes that street cross -sections may be modified to meet the IFC requirements.
The following street cross -sections are functionally classified in accordance with the U.S. Department of Transportation's
National Highway Functional Classification Study Manual. In addition, the street cross -sections provide sensitivity to
context by providing options for both suburban and urban developments and accommodating cyclists and low -impact
development neighborhoods. Additional utility easements will be required outside of the specified right-of-way on a
project specific basis, as determined by the utility companies.
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12.2.1 ALLEYS
Alleys are used in conjunction with streets to provide rear access to properties, garages and off-street parking. Driveways
connected to alleys should have sufficient depth to allow vehicles to park and not encroach into the alley right-of-way.
Solid Waste
Solid waste pick-up is allowed, subject to the following standards:
"No parking" signs are installed at the entrance(s) and mid -block locations.
Designated locations for carts and recycle bins are kept free of obstructions.
Bulk hauling and brush collection is placed at the public street.
Building walls and projections are located at least 10' from the edge of the alley pavement. To prevent encroachment
into the right-of-way, additional separation may be required if parking is provided between the building and alley.
On -street parking is provided.
Address numbers are installed on the front and rear of every structure.
Minimum radius requirements are provided.
Dead-end alleys are prohibited.
Fire Department
Alleys used in conjunction with single- and two-family units are not intended to serve as fire access roads when structures
also adjoin a private or public street that provides the required fire access. Fire access roads shall extend to within 150
feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an
approved route around the exterior of the building or facility.
When an alley serves as the sole access, or when more than one access is required due to building height, condition of
terrain, climatic conditions, the potential for impairment of a single road by vehicle congestion, or other factors that
could limit access, alleys may need to be designed in accordance with the Arkansas Fire Code to support apparatus access,
with approval from the fire code official.
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1a RESIDENTIAL REAR ALLEY: ONE-WAY
Design Service Volume: < 200 vpd
Travel Lanes:
One 10' lane
Parking:
Not allowed within alley R.O.W.
Paved Width:
12' from outer edge of
concrete strip
Right of Way:
20'
Sidewalks:
None
Greenspace:
Both sides of alley, min.
4' wide, unencumbered
Curb cuts:
Continuous access possible
No curb required
lb RESIDENTIAL REAR ALLEY: TWO-WAY
Design Service Volume: s 200 vpd
Travel Lanes:
iWo 7' lanes
Parking:
Not allowed within alley R.O.W.
Paved Width:
16' from outer edge of
concrete strip
Right of Way:
20'
Sidewalks:
None
Greenspace:
Both sides of alley, min.
2' wide, unencumbered
Curb cuts:
Continuous access possible
No curb required
4
' 4'
GREEN- GREEN -
SPACE SPACE
NO UTILITY
IN 9 1• LANE �
GREENSPACE CONCRETE 20' CONCRETE
R.O.W.
2' 2'
GREEN- GREEN -
SPACE SPACE
7. 7
I. LANE LANE
CONCRETE 20CONCRETE
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Ic COMMERCIAL REAR ALLEY: ONE- OR TWO-WAY
Design Service Volume: < 200 vpd
Travel Lanes:
Two 9' lanes
Parking:
Not allowed within alley R.D.W.
Paved Width:
20' from outer edge of
concrete strip
Right of Way:
24'
Sidewalks:
None
Greenspace:
Both sides of alley, min.
2' wide, unencumbered
Curb cuts:
Continuous access possible
No curb required
2' 2'
GREEN- GREEN -
SPACE SPACE
LANE LAN[4I
CONCRETE 24' CONCRETE
R.O.W.
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12.2.2 RESIDENTIAL STREETS
RESIDENTIAL STREETS provide for the lowest level of traffic
and service. They provide access to residential property and
are intended to be used only by local traffic. A high degree
of street connectivity is required for easy dispersal of traf-
fic. Residential Street block lengths shall not exceed 600 feet.
Residential streets have a low level of access management,
with curb cuts permitted every 50 feet.
YIN. i SVACE
2a RESIDENTIAL:
Design Service Volume:
Desired Operating Speed
Travel Lanes:
Parking:
Paved Width:
Right of Way:
Sidewalks:
Greenspace
t 300 vpd
15-20 mph
Two 9' lanes
Not Allowed
20' from face of curb
43'
Both sides of street, min.
5' wide, located in R.O.W.
at R.O.W. line
Both sides of street, min.
6' wide
ST 37 may substitute for the Residential Street cross-section
urban condition.
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2b RESIDENTIAL LOW -IMPACT DEVELOPMENT:
Design Service Volume:
c 300 vpd
Desired Operating Speed:
15-20 mph
Travel Lanes:
Two 9' lanes
Parking:
Not Allowed
Paved Width:
20'
Right of Way:
Varies
Sidewalks:
One, at Least 5' wide, adjoining 5' greenspace
Greenspace:
One side of street, min. 5' wide
Bio-Swale:
Both sides of street, width dependent upon site conditions and approved by City Engineer.
Tree plantings may be permitted by the Urban Forester
R.O.W. VARIES
20' ROAD
SLOPE k 7 SLOPE !:7 yS SLOPE 7>c $tiOP SLOPE 3:7 SLOPE 3:1
OR LESS OR LESS ire �� OR LESS Oft LESS
B14--SWALE
5• 5' SHALL BE
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1. LANE LANE 1• SPACE WALK BASED UPON SIT
CONCRETE CONCRETE CONDITIONS AND
APPROVED BY
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12.2.3 LOCAL STREETS
LOCAL STREETS provide for a moderate level of traffic flow and service. They provide access to abutting land uses
and provide connections to higher order street classifications. Local Urban streets are encouraged in City Neighbor-
hood and Urban Center areas as depicted on the Future Land Use Map. Local Urban Streets are also
appropriate for areas that may function as a main street for a neighborhood, offering mixed uses and a
pedestrian -friendly environment. LOCAL STREETS
have a low to medium level of access management,
with curb cuts permitted every 50 feet. IC'
3a LOCAL:
Design Service Volume: t 4,000 vpd
Desired Operating Speed: 20-25 mph
Travel Lanes:
One 10' lane,
One 9' lane
Parking:
One 7' lane
Paved Width:
27' from face of curb
Right of Way:
50'
Sidewalks:
Both sides of
street, min. 5' wide,
located in R.Q.W. at
R.O.W. line
Greenspace:
Both sides of street,
min. b' wide.
May be widened to
facilitate Low -Impact
Development
techniques,
subject to approval
by City Engineer.
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3b LOCAL URBAN:
Design Service Volume:
Desired Operating Speed:
Travel Lanes:
Parking:
Paved Width:
Right of Way:
Sidewalks:
Greenspace
< 4,000 vpd
2D-25 mph
Two 9' lanes
Two 8' lanes with bump -outs
20' from face of bump -out curb
36' entire width to face of curb
53'
Both sides of street, rein.
8' wide with grated tree wells
against curb
Both sides of street, tree wells
12.2.4 COLLECTOR STREETS
COLLECTOR STREETS provide traffic circulation within residential, commercial, and industrial areas. They collect
traffic from Local or residential streets in neighborhoods and facilitate traffic movement into the arterial system.
Connections between arterials should be direct in order to disperse traffic throughout the city. Collector streets vary
in width and function as they respond to the context of the adjacent land uses. A minimum right-of-way of 59 feet
shall be provided where a collector is depicted on the Master Street Plan with a 70 -foot right-of-way provided at
intersections with other collectors, minor arterials and principal arterials. The intersection right-of-way must extend
a minimum of 200 feet from the intersection. A 70 -foot right-of-way may be required if the volume or turning move-
ments of traffic generated or predicted warrants a continuous turning lane. All collectors have a moderate level, of
access management with curb cuts permitted every 100 feet.
The City recognizes that the design of collector streets may vary depending upon the context of the existing and
future land use in a particular area. The following three collector cross sections provide flexibility in context while
utilizing a standard right-of-way and pavement width. This permits multiple configurations of on -street parking and
bicycle facilities through different pavement markings and striping. The standard pavement width will enable the
street to easily transform as land use intensity or density changes over time.
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4a COLLECTOR (INTERSECTION):
Design Service Volume: < 4,000 vpd
<6000 vpd
with left
turn bays
Desired Operating Speed:
25.30 mph
Travel Lanes:
lWo 14' shared
motorist and
cyclist Lanes
Turn Lane:
11'turn bays
where warranted
Bicycle Lanes:
Shared with
motorist lane
Parking:
Now
Paved Width:
41'from face
of curb
Right of Way:
70'
Sidewalks:
Both sides of
street, min.
5' wide,
located In R.O.W.
at R.O.W. line.
Greenspace:
Both sides of
street, min.
9' wide
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4b COLLECTOR (5HARROW):
Design Service Volume: < 4,000 vpd,
6000 vpd with left
turn bays
Desired Operating Speed:
25-30 mph
Travel Lanes:
Two 14' shared
motorist and cyclist
lanes
Turn Lane:
11' turn bays where
warranted (See 4a)
Bicycle Lanes:
Shared with drive lane
Parking:
None
Paved Width:
30' from face of curb
Right of Way:
54'
Sidewalks:
Both sides of street,
min. 5' wide,
located in R.O.W. at
R.O.W. Line
Greenspace:
Both sides of street,
min. 9' wide
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4c COLLECTOR (WITH PARKING):
Design Service Volume: < 4,000 vpd,
<6000 vpd
Desired Operating Speed:
25-30 mph
Travel Lanes:
Two 11'
motorist lanes
Turn Lane:
None
Bicycle Lanes:
Shared with
motorist Lanes
Parking:
One 8Lane
Paved Width:
30' from face
of curb
Right of Way:
59'
Sidewalks:
Both sides of
street, min.
51 wide,
located in
R.O.W. at
R.O.W. line.
Greenspace:
Both sides of
street, min.
9' wide
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4d COLLECTOR (WITH BICYCLE LANES):
Design Service Volume: s 4,000 vpd,
<6000 vpd
Desired Operating Speed:
25-30 mph
Travel Lanes:
Two 10'
motorist lanes
Turn Lane:
None
Bicycle Lanes:
5' wide, both
sides of street
against curb
Parking:
None
Paved Width:
30' from face
of curb
Right of Way:
59'
Sidewalks:
Both sides of
street, min.
5' wide,
located in R.O.W.
at R.O.W. Line.
Greenspace:
Both sides of
street, min.
9' wide
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12.2.5 MINOR ARTERIAL STREETS
MINOR ARTERIAL STREETS provide mobility throughout the city, encouraging multiple modes of transportation with-
in the arterial network. Access should be limited to controlled intersections where possible. They have a moderate
level of access management.
5 MINOR ARTERIAL:
Design Service Volume: a 12,200 vpd r r
Desired Operating Speed: 30-40 mph
Travel Lanes: Four i1' lanesI f
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Bicycle Lanes:
sides of street
next to curb µ „ �� „
Parking: None S:ca a"� ""
Paved Width: 54' from face...
of curb
Right of Way: 77' J_
Sidewalks: Both sides of
street, mm. ft . V 5' wide, 1� L o fl
Located in
e in
R.O.W. at _-
R.O.W. line
Greenspace: Both sides of
street, min. 3W
6' wide iii
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12.2.6 PRINCIPAL ARTERIAL STREETS
PRINCIPAL ARTERIAL STREETS carry high volumes of through traffic. They are designed as boulevards for beauty and
safety. They have a high level of access management and access should be primarily by way of cross -streets rather
than individual curb cuts.
6 PRINCIPAL ARTERIAL BOULEVARD
(WITH BICYCLE LANES)
Design Service Volume:
a 17,600 vpd
Desired Operating Speed:
30-40 mph
Travel Lanes:
Four 11'lanes
Bicycle Lanes:
5' wide, both
sides of street
next to curb
Median:
10', 12' turn
lane at
intersections
Parking:
None
Paved Width:
27' from face
of curb
64' entire
width including
median
Right of Way:
87'
Sidewalks:
Both sides of
street, min.
5' wide, located
in R.O.W. at
R.O.W. line
Greenspace:
Both sides of
street,
min. 6' wide
PRINCIPALARTERIAL5 WITH ON -STREET PARKING are intended to be used in compact urban environments that are highly
walkable and where building entries front the street. This street section is not intended to be used where traffic speeds
exceed 30 MPH.
7 PRINCIPAL ARTERIAL BOULEVARD M 7t
(WITH PARKING):
Design Service Volume: <17,600 vpd -�
s. a.
Desired Operating Speed: 25-30 mph
Travel Lanes: Four 1 i' Lanes 1`f'
Bicycle Lanes: Shared with outer
auto travel Lanes ,. 0,. 1.44 K r
Median/Turn Lane: 10' median,
12' turn Lane `°'
Parking: 8' Lane, both
sides of street
Paved Width: 30' from face
of curb with
median
42' from face
of curb with
turn Lane
70' entire width
including median
Right of Way: 87'
Sidewalks: Both sides of
street, mi. a o
8' wide with
grated tree wells
against curb Th.
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Greenspace: None
12.2.7 HILLTOP -HILLSIDE OVERLAY DISTRICT STREETS
H.H.O.D. (HILLTOP -HILLSIDE OVERLAY DISTRICT) STREETS are designed with a narrow right-of-way in order to mini-
mize grading disturbance and tree removal, while still accommodating utility locations, vehicular and pedestrian
movements. Hillside Residential streets carry limited traffic through neighborhoods, white Hillside Local streets col-
lect traffic from the neighborhoods and disperse it to minor arterials. They have a low level of access management.
8a HILLSIDE RESIDENTIAL:
Design Service Volume:
a 500 vpd
Desired Operating Speed:
15-20 mph
Travel Lanes:
Two 9.5' lanes
Parking:
Not Allowed
Paved Width:
21' from face of curb
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Right of Way:
27'
vTER
CE'YAL 95' 9.5' a7
Sidewalks:
One, at least 5' wide,
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abutting curb
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Greenspace:
None
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Utility Easements:
Two, 15' at R.O.W.
8b HILLSIDE LOCAL:
Design Service Volume: < 4000 vpd
Desired Operating Speed: 20-25 mph
Travel Lanes: Two 9.5' lanes �UE______ s „•
Parking: One 7' lane G 1EMs
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Paved Width: 27' from face of curb
Right of Way: 33'
Sidewalks: One, at least 5' wide, a x+ E E suelxc n R o
FLA33' v N f [ 1'[LC"SARI F EXEC
abutting curb A.R_
Greenspace: None STOW PIPE
Utility Easements: Two, 15' at R.O.W. coEP,R VANLSj
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12.2.8 DOWNTOWN MASTER PLAN STREETS
DOWNTOWN MASTER PLAN STREETS are specific to the Downtown Master Plan area.
9a 5T 37 919
Design Service Volume:
Traffic Lanes:
Parking:
Paved Width:
Right of Way:
Sidewalks:
Greens pace:
300 vpd
Two 9' lanes
Not Allowed
20' from face of
curb
37'
Both sides of
street, min.
8' wide with
grated tree
wells against curb
Both sides of street,
tree welts
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Design Service Volume: a 300 vpd
Traffic Lanes: One 10' lane, �� {�
one 9' lane
Parking: One 8' lane �' �, 3
Paved Width: 28' from face of a r
curb S• s
Right of Way: 45' a aE4
Sidewalks: Both sides of
street, min. 8' 6'
wide with grated
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curb 4.a.
Greenspace: Both sides of
street, tree wells
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Design Service Volume: K 4,000 vpd
Traffic Lanes: One 10' lane
Parking: Two 8' tanes
Paved Width: 26' from face of
curb
Right of Way: 43' ,,- ,
CURB k C�F9 R
Sidewalks: Both sides of GiiICR Cyl �R
street, min. 8' ! 1!
wide with grated 6
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Greenspace: Both sides of �•uw.
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* This street cross section is permitted only for
portions of Locust Avenue and Meadow street
in the Downtown Master Plan Area.
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Design Service Volume: 517,600 vpd
Traffic Lanes: Four 11' lanes
Bicycle Lanes. None
Parking: None
Pared Width: d6' from face r�
of curb �Y5
Right of Way: 63'
Sidewalks: Both sides of s
street, min. 8' IRR
wide with grated
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12.2.9
TWO-WAY SQUARE
The TWO-WAY SQUARE is designed to be utilized in town -square type scenarios, central to development, adjacent to mixed
use with high volumes of pedestrian traffic. On street
parking and high Levels of pedestrian use keep vehicular speeds low.
10 TWO-WAY SQUARE
Design Service VoLume:
< 4,000 vpd
J
Traffic Lanes:
Two 12' lanes
'`
Bicycle Lanes:
Shared with motorist
, -
lane
,ti
Parking:
Two 19' Lanes,
angled 45° , with
back in or pull in
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Paved Width:
62' from face of curb
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Right of Way:
79'
—
Sidewalks:
Both sides of
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PAVED TRANSPORTATION TRAILS provide safe, alternative means of transportation for a variety of non -motorized uses. The
Fayetteville Alternative Transportation and Trails Master Plan identifies trail corridors that connect neighborhoods, busi-
nesses, schools and parks. The goal of the Master Plan is to create an interconnected system of trails throughout Fayetteville
to provide a network of alternative transportation routes for people of all ages to safely travel around the City.
AU transportation trails are constructed 12 feet in width in order to accommodate the high volume and variety of users in-
cluding walkers, joggers, strollers, bicycles, wheelchairs, and any other non -motorized use.
ASPHALT TRAIL is used in areas where the trail is located above of the flood
prone areas and away from vehicle traffic. Trail pavement should match the
adjacent pavement surface when connecting to existing trail.
CONCRETE TRAIL is used when the trail is located in a flood prone area along
a creek. Concrete holds up much better than asphalt when subjected to
flood waters. Concrete is also used at road crossings including the ramps
and other areas where increased durability is necessary. Trail pavement
should match the adjacent pavement surface when connecting to existing
trail.
Desired Operating Speed: 15 mph
Travel Lanes:
Two bLanes
Paved Width:
12'
Right of Way:
30' minimum
Greenspace:
Both sides of trait
12' riOWAY 4.
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Master Transportation Plan Guiding Policies
Circulation: Guiding Policies
In order to guide the formulation of a Master Transportation Plan and direct the Planning Commission regarding land use
decisions which affect transportation issues, the following policies are suggested:
12.2.10.a Promote the coordinated and efficient use of all available and future transportation modes. (Goal 4)
12.2.10.b Meet the diverse transportation needs of the people of the City, including rural and urban populations and
the unique mobility needs of the elderly and disability communities.
12.2.10.c Ensure the repair and necessary improvements of roads and bridges throughout the City to provide a safe,
efficient and adequate transportation network.
12.2.10.d Minimize the harmful effects of transportation on public health and on air and water quality, land and other
natural resources.
12.2.10.e Promote reliance on energy -efficient forms of transportation.
12.2.10.f Incorporate a public participation process in which the public has timely notice and opportunity to identify
and comment on transportation concerns.
12.2.10.g Monitor and improve transportation facilities to conveniently serve the intra-city and regional travel
needs of Fayetteville residents, business and visitors.
12.2.10.h Monitor the incidence of traffic accidents and implement physical and operational measures to improve
public safety.
12.2.10.1 Support mass transit which offers convenient and reliable alternatives to the automobile. (Goal 4e)
12.2.10.j Establish facilities which accommodate safe and convenient travel for pedestrians and bicyclists. (Goal 4e)
12.2.10.k Promote mixed -use and traditional neighborhood development to reduce roadway demand and change
travel patterns. (Goal 3b, Goal 4)
12.2.10.1 Encourage consideration of the impacts on the transportation network In land use decisions made by the
Planning Commission.
12.2.10.m Periodically update the Master Street Plan in order to evaluate the context sensitivity and the
appropriateness of right-of-way dedication requirements.
12.2.10.n Encourage the construction of sheltered bus stops and bicycle parking facilities at transit stops, shopping
centers and employment centers.
12.2.10.0 Support multi -modal transportation options such as trails, sidewalks, bike lanes and mass transit. (Goal 4)
12.2.10.p Promote the continued expansion of the City's trail network through proactive planning and the acquisition of
trail easements. (Goal 4)
12.2.10.q Promote increased bicycle usage by providing integrated bicycle facilities on new and redesigned roadways,
where appropriate. (Goal 4)
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ALAN
12.3 ANNEXATION
12.3.1 Purpose
Annexation is the inclusion of previously unincorporated lands within the City limits. Annexation has benefits to the residents
of the annexed area as well as to the City. The residents gain access to urban services, such as enhanced police and fire pro-
tection, and have a voice in city government. The City gains the ability to control development and extend boundaries in a
logical manner.
The purpose of this planning element is to take a more active approach toward annexations by identifying potential annexa-
tion areas and establishing annexation policies. The annexation policies will guide evaluation of future annexation proposals.
The policies are designed to ensure that public services, infrastructure, and utility extension is properly addressed in order to
manage growth. The potential annexation areas can become part of the City when annexation policies are met.
12.3.2 History and Trends
The original town was incorporated in
1870 with approximately 1200 acres. Since
incorporation, the City has made 189
annexations, totaling 34,654.67 acres.
Annexation activity was relatively slow
until the 1940s, when over 2,500 acres
were annexed with 10 annexations. Dur-
ing the 1950s, almost the same number of
annexations took place, however, the total
Land area annexed was significantly smaller
than in the 1940s. By the 1960s, annexa-
tion activity increased dramatically, with
42 annexations bringing over 18,000 acres
into the City limits. Annexation numbers
dropped in 1970 and stayed steady until
the 1990s, when the number of annexations
tripled from the 19805. In 2000, the City
contained 45 square miles, and in 2005,
the City contained 50 square miles.
TABLE 12.3.1
ANNEXATION HISTORY
Fayetteville C1870. 2006)
Time Period
Number of
Annexations
Total Acres
1870
Original Town
1,202.48
1910
1
160,57
1932
1
83.60
1940-1949
10
2,572.05
1952-1958
9
1,194.66
1960-1969
42
18,250.55
1970-1978
12
1,347.14
1980-1988
9
1,591.87
1990-1999
27
2,106,70
2000-2005
51
3,559
2006.2010
18
3,719.09
Total
162
35,857.15
Source. Crty of Fayeft ,GfS, Dec. 2010
TABLE 12.3.2
SEVEN LARGEST ANNEXATIONS
Fayetteville (1870.2006)
Ordinance
Number
Acres
Year
889
1,765
1946
1258
1,489.24
1961
1274
2,138.81
1961
1479
1,267,89
1966
1556
11,376-66
1967
2857
1,286.45
1982
4888
2,017
2006
Source: City ofFayeflev16e. GS. Dec 2010
-
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Approximately 60 percent of the total annexations can be attributed to
seven single annexations. Each of these annexations included more than
1,000 acres. Four of those six annexation occurred during the 1960s. The
most significant annexation was in 1967 that added over 11,000 acres
to the City limits. Until, 1960, the number of persons per acre remained
relatively high, but decreased between 1940 and 1960. The significant
drop in persons per acre from 3.9 in 1960 to 1.3 in 1970 is reflective of
the significant land area annexed during this time. The trend of decreas-
ing persons per acre reversed in 1980 and increased over the next two
and half decades. By 2000, the persons per acre was 2.2, however, this
trend has again reversed, due to several large annexations, resulting in
approximately 33% increase in land area since 2000.
12, 3.3 State Statutes on Annexation
Arkansas Statutes
Title 14, Chapter 40 of the state statute discusses annexation.
Annexations can be initiated by a municipality or by property owners.
TABLE 12.3.3
POPULATION VS. LAND AREA
Fayetteville (1940-2000)
Year
Population
Land Area
Persons
PerAcre
Persons
Percent
Change
Acres
Percent
Change
1940
8,212
1,446.65
-
5.6
1950
17,017
107.2%
4,018,70
177,79%
4.2
1960
20,274
19.1%
5,213.36
29.73%
3.9
1970
30,729
61.7%
23,463.91
350.1%
1.3
1980
36.608
19.1%
24,811.05
5.74%
1.5
1990
42,247
15.6%
26,402.92
6.42%
1.6
2000
58,047
37.9%
26,756.46
7.98%
2.2
2006
67,020
15.5%
32,103.47
200%
21
2010
73,580
10.0%
35,454.00
10.0%
2.1
Source City
of Fayettevr8o, 918, June 2006
A municipality can annex contiguous lands, lands surrounded by the
municipality, unincorporated area that is completely bounded by two or more municipalities if the municipality has the
greater distance of city limits adjoining the area, and land contiguous and in adjacent counties. To annex any contiguous
Lands, the governing body must adopt an ordinance, passed by two-thirds of the governing body and hold an election of the
people. Those lands must meet one of the following criteria:
• Platted and held for sale or use as municipal lots;
• Whether platted or not, if the lands are held to be sold as suburban property;
• When the lands furnish the abode for a densely settled community or represent the actual growth of the
municipality beyond its legal boundary;
• When the lands are needed for any proper municipal purposes such as for the extension of needed police regulation; or
• When they are valuable by reason of their adaptability for prospective municipal uses.
Contiguous lands must not be annexed if they meet either of the following criteria:
• Have a fair market value at the time of adoption of the ordinance of lands used only for agricultural or
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PLAN
•
horticultural purposes and the highest and best use of the land is for agricultural or horticultural purposes; or
• Are Lands upon which a new community is ₹o be constructed with funds guaranteed in whole or in part by the
federal government under Title IV of the Housing and Urban Development Act of 1968 or under Title VII of the
Housing and Urban Development Act of 1970.
To annex land surrounded by a municipality, the governing body can propose an ordinance to annex the property. Again, the
lands must meet the criteria listed above. A public hearing must be held within 60 days of the proposed ordinance. A majority
of the governing body must approve the annexation for it to become effective.
Property owners in areas contiguous and adjacent to a municipality may request annexation. They can apply with a petition
of the majority of land owners in the area, if the majority of the total number of owners own more than one-half of the acre-
age affected.
12.3.4 Potential Annexation Areas
The potential annexation areas should be identified by the City using the following criteria.
• Areas that are already urban in character.
• Areas than can be developed at urban densities.
• Immediate areas are those that are peninsulas or islands, where municipal services have already been extended.
• Vacant lands that are subject to development pressure.
• Areas where urban services are already provided.
- Areas where urban services are needed.
12.3.5 Annexation Guiding Policies
Boundaries
1Z.3.5.a Annex existing islands and peninsulas and do not annex areas that would create an island or peninsula.
17.3.5•b Proposed annexation area must be adjacent, or contiguous, to city limits.
12.3.5.c Areas should either include or exclude entire subdivisions or neighborhoods, not divide.
12.3.5.d Boundaries for annexed areas should follow natural corridors.
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Environmentally Sensitive Areas
12.3.5. f Annex environmentally sensitive areas that could be impacted by development and utilize appropriate
development regulations to protect those areas.
Emergency and Public Services
12.3.5.g Public services must be able to be provided efficiently in newly annexed areas.
12.3.5.h Annexed areas should receive the same level of service of areas already in the city limits.
123.5.i The ability to provide public services should be evaluated in terms of equipment, training of personnel,
number of units and response time.
Infrastructure and Utilities
12.3.5.j Areas currently served by utilities and other public services should be annexed.
12.3.5.k Proposed annexation areas should not require the upgrading of utilities to meet the demands of
development unless there is a threat to public safety.
12.3.5.1 Phased annexation should be initiated by the City within active annexation areas based an planned
service extensions or availability of services.
Intergovernmental Relations
12.3.5.m Promote long-range planning with adjacent jurisdictions.
12.3.5.n Establish agreements to address regional concerns, such as water, stormwater and sewer.
Administration of Annexations
12.3.5.o Develop a land use plan for annexation initiated by the City.
12.3.5.p Designate zoning districts for the property during the annexation process.
12.3.5.q An annexation study should be completed an all annexation proposals.
12.3.5.r Development proposals require a separate review from the annexation proposals.
12.3.5.s Residents should be fully informed of annexation activities.
12.3.5.t Encourage larger annexations to create acceptable boundaries.
12.3.5.0 Conduct a fiscal impact assessments on large annexations.
PlANi
Combined Results: 133 Respondents
1) In what part of Fayetteville do you live?
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2) on a scale of I to 6 where 1 is most important and 6 is least important, please
rate the importance of each of the following factors when you moved to your
current residence.
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3) On a scale of 1 to 6 where I is most important and 6 is least important, please
rate the importance of each of the following factors in determining where you will
live when you move next.
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4) Do you utilize an alternative means of transportation (e.g. trail, sidewalk, bus)
to access daily needs (e.g. grocery, haircut, entertainment)?
Question:
You are a developer who has just purchased five acres of
undeveloped property in an existing neighborhood where you also
happen to live (You live at House #1 on the map).
Tips and Guidelines:
1) Try not to focus on the architecture too much. Most neighborhoods
display a variety or architectural styles, which continue to evolve over
time.
2) Street "A" is a two-lane residential street with only local traffic.
Street "B" is only two lanes, but is highly traveled. (Think Mission, Old
Wire, Salem or Huntsville)
3) The new development must contain at least one nonresidential use
and at least two different housing types.
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what nonresidential uses would you inude?
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University of Arkansas, Fayetteville Campus -Old Main. The University Hall building was
built from 1872-74 and modeled after the main building of the University of Illinois. The
building itself is a demonstration of architectural ingenuity and perseverance. At the time of
construction, there was no railroad within 150 miles of Fayetteville; thus, bricks were made on
the campus. Iron and glass were transported via the Arkansas River and hauled over mountains
by teams of ox. Lumber and additional building stone came from within the surrounding area.
After an extensive renovation, Old Main was rededicated in September 1991. Old Main was
listed in the National Register in 1970.
Graduates of the University have their names imprinted in
concrete along "Senior Walk" beginning from the door of
Old Main and extending across the campus. This tradition
began in 1876 and continues today.
Sorority was founded on the campus in 1895. In 1930, the f•
Foundation erected the Chi Omega Theater as a memorial to
funding. A bronze plaque on the foundation of the theater's
tribute to the University.
Carnall Hall is located at the northeast corner of campus at Arkansas Avenue and Maple Street. Constructed In
1895 by Charles L. Thompson, as the first women's dorm, the building was named after Professor Ella Carnall. The
structure is built of brick with a native stone foundation. Thompson is the architect who built the Washington County
Courthouse.
Headquarters House - 118 E. Dickson. Over 100 years ago, Jonas M. Tebbetts,
a Fayetteville lawyer built what is often referred to as the "most beautiful
antebellum house in Arkansas." The house served as the headquarters of the union
commander during the Battle of Fayetteville an April 18, 1863. Across the street
(corner of College Avenue and Dickson Street) is a bronze marker giving the date of
the battle and names of the opposing commanders, Confederate W.L. Cab ell and
Union Colonel M. Larue Harrison. The site
presently houses the Washington County
Historical Society. The Headquarters House has
been on the National Register since 1971.
Ridge House - Northeast corner of Center and Locust. Constructed in 1854,
the Ridge House is Fayetteville's oldest home site on record. The original log
structure was built by John Ridge, a Cherokee leader instrumental in bringing the
Cherokee to the southwest. Original logs are encased in the two-story clapboard
structure. The Ridge House is presently maintained by the Washington County
Historical Society and has been listed on National Register since 1972.
Walker -Stone House - West Mountain and 207 West Center Street. The
Walker -Stone house is two separate brick structures constructed by Judge David
Walker, Supreme Court Judge and Chairman of Arkansas Secession Convention.
The first home was built on East Mountain and provides a commanding view of
Fayetteville. The second home (Center Street) once housed the internationally
acclaimed architect, Edward Durrell Stone. The later building has been restored
far professional use by the law firm of Kincaid, Horne & Trumbo. The Walker -Stone
House obtained National Register status in 1970.
Gregg House - Southwest corner of Lafayette and Gregg.
This house was constructed in 1871 by Arkansas Supreme Court Justice Lafayette
Gregg and still functions as a private residence_ Justice Lafayette Gregg was
responsible for preparation of the legislative bill that located the University of
Arkansas in Fayetteville and supervision of Old Main's construction. In 1974 the
Gregg house was approved for National Register status.
Walker Kneer Williams House - Kneer Road. Located on the south slope of Mt.
Listed on the National Register as of 1975. The structure is a T-shaped brick Ge
constructed between 1870-1880 of brick, stone, and wood. Other than the enc
addition of a back stair, the structure is original and in excellent condition. Bu
was Locally produced from the same clay deposits as the Gregg home.
Washington County Courthouse - Located on North College Avenue
(State Highway 471) at the east end of Center Street, this building has been
the subject of numerous restoration efforts. It has recently been identified
as a historic landmark. (Exact date of construction unknown). The County
courthouse has been on the National Register since 1972.
Washington County Jail -Located on
North College (U.5. 71) at the east end of
Mountain Street (Exact date of construction
unknown). The County jail has been on the
National Register since 1978.
structure with Victorian trim
of the south gallery and the
V. Z. Mares, the red brick
Old Post Office - The Old Post Office is located in the center of
Fayetteville Square. This building is listed on the National Register and has
been restored to serve as restaurant and private club. Nomination of the
old Post Office for listing on the Register was approved in 1974.
Frisco Depot - 550 W. Dickson. Erected in 1887 after the first station burned.
The original building was remodeled and enlarged in 1925. The depot was
transformed with a Spanish influence. It is the only vintage depot standing
on the former Frisco line between Missouri and Van Buren. The last regular
passenger train passed through Fayetteville on September 18, 1965.
Wade Heverwagen House - 338 Washington Avenue. Built in 1873 with an
addition in the 188 D's wooden 2 -story Y -plan house in an early Virginia style.
Still occupied and in good shape.
Hemingway House and Barn -Two story wood frame house covered in clapboards and shingles, rests on short stone
piers. Built in 1907 for attorney Wilson Elwin Hemingway. Charles L. Thompson designed the house and barn. It is
now the residence of the original owners' granddaughter. It was designed as a summer dwelling of Dutch Colonial
influence which is in contrast to Thompson's usual strong classical influence within the Colonial Revival styles.
Wilson, Pittman, Campbell -Gregory House - 405 East Dickson. The original two-story brick structure was built
in 1866 with an addition in 1913. Built by J. H. Wilson but purchased before completion by James Pittman, a
Confederate Colonel during the Civil War. The exterior has had a few cosmetic alterations but the interior of the
house is remarkably unaltered.
Magnolia Filling Station - 429 W. LaFayette. Built by Earl Byrd in 1925 it is the only known surviving structure
of the Magnolia Company. It is an outstanding example of the drive-in type structure.
Troy Gordon House - 9 East Township Road. Constructed in 1851 in the Greek Revival style. The structure has been
recycled and is now used for office space. This is one of the few antebellum houses remaining in the state.
Jackson House - Built in 1872. Bricks made on property.
Routh -Bailey House - Old Wire Road. Constructed in 1848 entirely by staves.
The 20 slaves were owned by Benjamin Routh. They dug and burned clay and
limestone on the farm to make bricks and mortar to build the brick structure.
Guisinger Building - Built in 1886 by William Crenshaw, an early Fayetteville
hardware merchant. The brick building is typical of late 19th century
commercial style buildings. The building was refurbished retaining all the
architectural flavor of the interior including the pressed tin ceilings. It
currently houses a law firm.
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Villa Rosa - 617 W. LaFayette. The Villa Rosa is a two-story frame residence with a beige brick facing built in the
Italian Renaissance style in 1932. Named for Rosa Marinoni, a former Arkansas poet laureate and an important figure in
the state's cultural history. Rosa designed the home herself, after her father's summer home, Villa Rosa, in Bologna.
Johnson Barn - Cato Springs Road north of Round Top Mountain. A 1933 two-story, balloon frame, gambrel roof
agricultural building. It is supported by a fieldstone foundation, sheathed in wood weatherboard siding, and
constructed with solid walnut columns on the first floor and long, unspliced truss members that frame the gambrel
roof. Designed with a side drive plan by Ben F. Johnson, III, a Harvard University landscape architect graduate, after
an extensive study of Northwest Arkansas barn types. He took the best design features and incorporated them into
an idea[ barn structure.
National Cemetery - The National Cemetery is the burial site of over 1,600 U.S. soldiers who
fought in both World War I, World War II and Korea, Vietnam and the Persian Gulf. The cemetery
is maintained by the U.S. Government and is located at the south end of Government Avenue.
Arkansas College - On College Avenue where the First Christian Church now stands
was the site of the Arkansas College, the first chartered college to grant Bachelor
degrees (1860-1862). In 1928 when Fayetteville celebrated its centennial birthday,
this site became an historical marker and is recognized by the placement of a
bronze plaque on the front of the church. The plaque commemorates the old
Arkansas College which was destroyed by fire during the Civil War.
Fayetteville Female Seminary - The Female Seminary, built in 1839 was located on
Mountain Street, one block west of Fayetteville Square. It was begun as a school
for Indian girls from the Cherokee Nation and became widely renowned as being the
best school for girls in the southwest. The seminary was destroyed by fire during
the Civil War and is commemorated now by a bronze plaque on a stone pillar an
West Mountain Street.
Confederate Cemetery - Located at the east end of Rock Street,
this cemetery is the burial grounds for Confederate Soldiers from
Texas, Missouri, Louisiana and Arkansas.
Eason Building - The Bank of Fayetteville and the
First National Bank merged in 1915 and were originally
housed in the Eason Building.
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St. Paul's Episcopal Church - The cornerstone for the St. Paul Episcopal Church was
laid in this location in 1872. This church was built by W.Z. Mayes who also built Old Main.
Rieff House I Moores Funeral Home - Built in 1857 it is
very similar in design to the Walker/Stone House which
also uses Federalist Style Architecture.
This section provides a general overview of the City services and facilities provided to residents of Fayetteville, the surrounding
communities of Elkins, West Fork, Farmington, Greenland, Johnson, and other areas. These departments and organizations affect
and are affected by planning department actions.
Fire Department
Inventory and Condition of Existing Resources
The fire department apparatus consists of engines companies, ladder/rescue companies, aircraft rescue Ft firefighting unit,
Hazardous Materials response unit, command vehicles, fire stations, computers and communications equipment. Engines
companies are the basic unit of a fire department that carry personnel, protective equipment, hose, nozzles and fire fighting
appliances. A ladder/rescue unit carries personnel, protective equipment, hose, nozzles, fire fighting appliances, various
lengths of ground ladders, specialized extrication equipment for rescuing victims from entrapment and an aerial ladder
mounted an the chassis. Hazardous materials spills and responses are handled with the H az-Mat unit. The Aircraft rescue & fire
fighting unit is designed for rescue and to extinguish aircraft fires. The Haz-Mat unit and the Aircraft rescue and fire fighting
unit are cross -staffed and available on an as need basis. The command vehicles are driven by administrative officers who
supplement the command and control activities an the emergency scene.
TABLE 0.1
FIRE DEPARTMENT RESOURCES
Fayetteville (2Qp5)
Employees
Apparatus
Reserve Apparatus
I Fire Chief
6 Engines
3 Engines
109 CMI Service Certified Personnel
3 LadderlErgines
1 ErginiaLadder
i Civilian Secretary
1 Rescue Truck
I Civilian PrograrnerlAnelyst
I Haz-Mallracfcal Rescue
I Civilian Inspector
I Aircraft Rescue (A.R.F.F.)
I Het -Time Financial Analyst
i Brush unit
10 Staff Vehicles
Source: FayeffevfUe Fire Oeparfineat. February
2011.
Fire Stations: Fayetteville has seven (7) fire stations. Fire Station #4 and #6 moved to new facilities in 1999 and Fire Station #7
was opened and staffed in 2005. TWo stations are 47 years old and in are in need of significant improvements or replacement.
They are becoming expensive to maintain. Fire station #5 was relocated in 2007 and station #3 was opened in 2008 at 1050$
Happy Hollow Rd. The airport station houses a non -staffed ARFF truck.
Station t (Headquarters) 303 West Center
Station 2 708 North Garland
Station 3 1050 S Happy Hollow Rd
Station 4 3385 Plainview
Station 5 2979 North Crossover
Station 6 900 Hollywood
V
Station 7 836 North Rupple Road
Airport (non -staffed) 385 Lancaster
Fire Marshal 833 North Crossover Road
Office Equipment: The department has 25 computers connected to the City network. In addition, there are printers provided
at each work station, an office facsimile, two copiers and other assorted office equipment associated with providing emergency
response service.
Communications Equipment: The department is a participant on the City's 800 megahertz city wide radio system.
This involves 35 mobile and 82 portable radios with ten base stations. We have added 15 mobile data terminals for the
n
department's fleet of emergency response vehicles.
()
Training Facilities: The department has class room space at the central fire station and at Airport station. The department
is in facility for fire
need of a training that will allow suppression training, hot drills and practical skills. The department
is investigating alternative funding sources and the possibility of incorporating a drill area on the grounds of a new or
❑�
replacement fire station,
Future Service: The department the City to development future
will actively work with with regard planning and and
considerations for annexation and the potential effect that it would have on the department's delivery of services. The,
: J -
department has entered automatic aid agreements with S outlying departments
Police Department
Inventory and Condition of Existing Resources Emergency Equipment: Additional Resources:
Number of Employees:
Non -uniform - 50 ERT Truck- 1 Segway- 1
Uniform - 1M
Total- 168 K9 Vehicles- 2 Trailers- 3, (2 - flatbed, and
Fleet: Motorcycles- 3 1 enclosed with water tank,
Police Cars - 32 Bicycles- 25 generator, pump)
Sport Utility Vehicles- 5 pickups- 3 ATV sidekick - 1
Wagons/Vans - 3 patrol Cars- 26 Portable Generator - 1
Motorcycles 2
Crime Scene Unit- 1 Portable Radios assigned to
Capital Facilities: 4
Police Station - 1 each officer
The Fayetteville Police Department is divided into four programs: Patrol, Central Dispatch, Support Services, and Drug
Investigations, and serves a population o₹ approximately 74,000 citizens throughout the city of approximately 55.4 square miles.
Ci r `-
There are 176 employees of the Fayetteville Police Department; 116 officers and 41 civilian positions. The City of Fayetteville
1 ar
Police Department is under the direct supervision of the Chief of Police who reports to the Mayor. City Administration is
currently in the planning stages for locating a site and construction of a state of the art police facility. A space needs assessment
recommended this facility be at least 62,634 sq_ft_to meet future growth needs to the year 2025.
2031
Parks and Recreation
TABLE CA
PARKS AND RECREATION FAC1L111ES
Fayetteville (2010)
Facility Type
Number
Playgrounds
29
Tennis Courts
8
BIGals
25
Handball I Racquetball Courts
2
Softbal I Baseball Fields
18
TABLE C.5
PARK LAND TO POPULATION COMPARISON WITH NATIONAL AVERAGE
Fayetteville (2006)
Northwest
Norllreaet
Sorahwest
Scutieast
Total
Population (estimated -2001)
14,574
13,115
22,161
13,350
63,200
ExistngAcces
(excludes Water Acreage)
1658
611,7
69.3
1861.1
2,707.9
NRPA Recommended Acres
146
131
222
133
632
Need)) /xcess +
+19.8
+480.7
(152.7}
+1.728.1
2.075.9
Swece: Faye#eeIP P&ksairRecaatron2008
Solid Waste Division
Solid Waste Division
Inventory and Condition of Existing Resources
Number of Employees:
Operations and Administration (Program 5000) 6.25
Commercial Collections (Program 5010) 11.7
Residential Collections (Program 5020) 10.05
Commercial Drop Box Collections (Program 5030) 2.7
Transfer Station (Program 5040) 1.0
Recycling Collection (Program 5060) 17.7
Composting (Program 5070) 7.6
Total Number of Employees
57
Fleet:
Operations and Administration (Program 5000)
Ford Explorer i
Commercial Collections (Program 5010)
Front Loaders 1i
Mad Vac leaf Sweeper 1
Polaris ATV
Silverado h ton T
Residential Collections (Program 5020)
51de Loaders 8
Ford F-250 � ton
Bulk Truck w/ boom
Cargo Van
Commercial Drop Box Collections (Program 5030)
Roll Off trucks
Transfer Station (Program 5040)
Front Loader
Backhoe
Recycling Collection (Program 5060)
Recycling Trucks
Skid
Steer Loader 1
Fork Lift
I
Ford F-250 34 ton
1
Composting (Program 5070)
Total Number of Fleet Vehicles
Services Provided (2011):
Residential Automated Waste Collection
Residential Curbside Recycling Collection
Residential Bulky Waste Collection
Compost bagger 1
Compost Turner 1
Wood Grinder
Compost Screener
Front Loader
Rear Loaders
Dump Truck
(f
3
1
12
1
1
2
54
� � D
LfljjJ
Temporary 6 yd Dumpster Service
Commercial Waste Collection
Commercial Drop Box Service
Commercial Curbside Recycling Collection
Commercial Dumpster Recycling Collection
Yard Waste Collection
Composting Operations
Community Recycling Drop Off Facility
Curb the Clutter litter abatement program
Educational Programs (Tours, speaking engagements)
Number of Customers Serviced:
Residential Cart Customers
19,692
Commercial Carts
723
Business
866
Administrative Offices
83
Industrial Accounts
18
Restaurants
186
Others
65
Multi -Metered Apartments
223
Individually Metered Apartments
7,823
Commercial Drop Box Accounts
54
Commercial Cardboard Accounts
118
Total Number of Customers Served 3O,7O6
Future Service
The Solid Waste and Recycling Division will continue to look for operational efficiencies that will provide positive benefits
to the Solid Waste and Recycling Enterprise Fund. The Division's primary goal is to provide efficient, convenient and cost
effective services for customers. In the future, continuation and development of incentive based programs to encourage
recycling and waste reduction will take priority in terms of Solid Waste and Recycling handling within the City.
Expansion of a second recycling drop off facility at the corner of Persimmon and Broyles Ave_ will provide expanded
opportunities for recycling. The Broyles Ave. recycling drop off is intended as our premier drop off and recycling education
facility, integrating all aspects o₹ the proximity too the Woolsey Wet Prairie into a comprehensive sustainability and
recycling education site. We intend to incorporate Low Impact Development techniques into the drop off center design as
much as possible.
Commercial recycling expansions to large quantity generators of materials will be a priority for expansion of recycling
services. Programs will be modeled similar to the Pay As You Throw residential program to incentivize recycling to the
customers.
5
Improvements to the composting site include a concrete pad for the compost rows and installing a water system to bring
water to the compost rows thereby improving the quality and processing time needed to make certified compost.
Another development is the expansion of a larger and more comprehensive commercial recycling program including apartment
recycling. With one in four residents in Fayetteville living in apartments, the opportunity to recycle in large complexes exists if
collecting and processing of the recyclables can be done efficiently.
The final development will be improving existing facilities and operational systems to maximize efficiencies and handle growth.
Improvements to the composting site include a concrete pad for the compost rows and installing a water system to bring water
to the compost rows thereby improving the quality and processing time needed to make certified compost. A new baler and
1
possible expansion to the recycling center is needed to handle the growth In recycled tonnage collected through the program.
Wastewater Collection and Treatment
Inventory and Condition of Exisitina Resources
Number of Employees; 28
Q n
Collection System. The original wastewater collection system was built in 1889. The system is a network of gravity
wastewater pipelines (sewer lines) and pressurized farce mains with pumps or lift stations. The
��{{
tC'
system consists of 488 miles of gravity sewer lines ranging between 6 and 36 inches; 40 lift
stations; and 32 miles of pressure force mains. Sections of the collection system are overloaded
in wet weather.
Wastewater
Treatment Plant. The city owns and operates one treatment plant, Paul R Noland Wastewater Treatment Plant,
p
located on Fox Hunter Road. The treatment plant serves Fayetteville, Elkins, Farmington,
Greenland and parts of Johnson. The facility was designed to accommodate 12.6 million gallons
per day (mgd) on an average day basis, and treats flows to one of the most stringent standards
in Arkansas. The system uses surface water disposal of wastewater effluent in the White River
and parts of Mud Creek. Sludge disposal is via landfill. In 2006, the facility reached 100
P
percent, by flow volume, of its capacity. The plant is operating at greater than design
efficiency, which is what is allowing the City to continue to add new connections and still meet
its legal discharge permit requirements.
The City is constructing a second wastewater treatment facility on Broyles Avenue in western
Fayetteville. This facility is scheduled to become operational in May, 2008. When this 10 mgd (average
day) facility comes on line, the Noland WWTP will have, by permit, a capacity of 11.4 mgd, giving the
City a total treatment plant capacity of 21.4 mgd. Each plant will discharge only to one basin: the
` r
Noland WWTP tot eh White River, and the West Side WWTP to Goose Creek, a tributary to the Illinois
River. The West Side WWTP uses a biological treatment process similar to the Noland WWTP; sludge
will continue to be disposed of in landfills. Once both treatment plants are in service, the Noland
?O3O
plant wilt serves part of Fayetteville, Elkins, and Greenland. The West Side WWTP will serve part of
Fayetteville, Farmington, and parts of Johnson.
Future Services
Collection System. The existing collection system is undergoing and will continue to require continual maintenance.
Thirty miles of new interceptor pipes up to 48 inches in diameter are being installed in
conjunction with the renovation of the Noland WWTP and construction of the new West Side
WWTR Approximately two million dollars of work is being performed annually for collection
system pipe and manhole rehabilitation.
Treatment Facility. In 1997, CH2M Hill prepared a Wastewater Facilities Plan that identified the existing conditions
and future needs of the treatment plant. The plan was updated in 2001. This is the plan on
$175 Wastewater Improvement
which the million System Project is based, which includes the
$20 million renovation of the Noland WWTP, the $70 million construction of the new West Side
❑
WWTP, and the $85 million in collection system, lift station and other improvements.
Water Supply
The City has developed Water System Master Planning Study in June 1989, October 1996, and there is a draft study developed
in June, 2004.
Beaver Water District
Fayetteville purchases all of it's water from the Beaver Water District. The district maintains the Joe Al. Steele Water
Treatment Plant and the Hardy W. Croxton Water Treatment Plant, both located east of Lowell. An expansion is
underway. The Beaver Water District pump station has two large pumps, one medium pump, and one small pump that
can deliver up to 30.6 million gallons of treated water to Fayetteville; there is capability to add one additional large
pump when the demand warrants it
Water Distribution System
The city is served by eleven hydraulic pressure planes that includes seven ground storage tanks, two stand pipes, four
elevated tanks, and one surge tank. Total storage capacity is 29 million gallons. There are also eight major pumping
stations with nineteen pumps, and two minor pump stations. All major pump stations have alternate power except one
which is a backup to another pump station. The City's transmission lines can deliver a total of 46 million gallons per day
from the Beaver Water District.
Future Services
CI7y
The average daily use in 2006 was 14.34 million gallons. The maximum daily use we have experienced was 26.24 million
of ■ r.
gallons on 17 August, 2003. The projected average day use by 2025 is 15.11. ��-Z
203i1
TABLE IL7
WATER USE PROJECTIONS
Fayeftevife 12014.2025)
Year
Average Day
(MG)
Maximum Day
(MG)
2006 {actual}
1434
24.00
2010
17.84
35.68
2015
19.88
39.76
2025
25.11
50.22
Source: Przryedions are based m staff updeles to the
McGoodwin. Wilfram and tales 2004 Water Master Plan.
MGnudion gallons
TABLE 6.8
WATER STORAGE PROJECTIONS
Fayetteville (7995.2015)
Year
Operation
(MG(
Fire
1MG)
Emergency
(MG)
Total
(MG)
2006
24.0
0.6
2.9
27.5
2010
35.7
Q6
3.6
39.9
2015
39.8
0.6
4.0
44.4
2025
50.2
0.6
5.0
55.8
Source: Ciyof Fayeftevrle WafetSyStem Master Planning Study, McGoodwin,
VYlfiams and Yates Inc.. October 1996.
Note: MG=mdtion gallons
Storage requirements are determined by the needs of operational (two times maximum day), fire flow (600,000 gallons), and
emergency storage (2O% of average day). Total storage requirements by 2O25 are projected to be 55.8 million gallons.
These parameters are identified in the City o₹ Fayetteville Water System Master Planning Study, McGoodwin, Williams and
Yates Inc., June, 2004. The numbers are based on 2OO6 usage.
ftint
►CITY
PLAN�
School District
Inventory and Condition of Existing Resources
Fayetteville Public School District has 14 schools consisting of 9 elementary schools (grades K-5), 2 middle schools (6th &
7'" grades), 2 junior high schools (8th & 9th grades), and 1 high school (10th, 11th, and 12th grades). Total enrollment in
October 2010 was 8,838, a six percent increase from 2005 enrollment figures.
Total enrollment for Fayetteville schools is expected to continue increasing, but at a slower rate than during the last several
years. A population and enrollment forecast study conducted for Fayetteville Public Schools indicates that from 2015 to 2020
the district's elementary and middle school enrollment is expected to decline approximately 9.0% and 0.5% respectively.
Growth at the junior highs and high school Is expected to increase over this same time period, but at a slower rate than
previous years, approximately 4.3% and 2.4% respectively.
Table C. 10
Fayetteville Public Schools
Elementary
Middle
Junior
High
Total
No. of Schools
8(1)
2
2
1
14
Enrollment (2010)
3,922
1,113
1,313
1,812
8,838
Asbell
Butterfield
Happy Hallow
School Names
Holcomb
McNair
Ramay
Fayetteville
Leverett
Halt
Woodland
Root
Vandergriff
Washington
Owl Creek (K-7) (Enrollment: 618)
Source: Fayetteville Public School District, Fayetteville School District Website, Fayetteville
Public Schools Population and Enrollment Forecasts, 2010-2019, prepared by McKibben
Demographic Research (February 2011)
C1O
PLAN
_did
Traffic Control & Maintenance Program
Inventory and Condition of Existing Resources
Employees: 6
Fleet: 3
In 1995, the Traffic Division relocated to the Operation Center on Happy Hollow Road. Since that time the Traffic Division was
included in the reorganization of the Street Divison which became the Transportation Division. It is now the Traffic Control
and Maintenance Program In the Transportation Division. The Traffic Control &. Maintenance office and shop are currently
adequate but the computers need to be replaced. As of Fall 2005, 77 traffic signals are 09% in compliance with the Manual on
Uniform Traffic Control Devices. Approximately 900-1000 traffic signs are in need of replacement annually to ensure a 10-15
year life span. The Program is also responsible for maintenance of 35 miles of street stripping.
Future Service
Projected needs for the next 25 years:
• 75.100 additional new traffic signal installations
• A centralized traffic signal computer system capable of making traffic grid coordination
decisions to move traffic efficiently, safely, and reduce fossil fuel consumption
• 10,000 new sign installations
• A new traffic control operation center will be needed in 5-10 years
• A dedicated fiber-optic or wireless LAN communication system for a centralized
traffic signal computer system
• 30.40 miles of street striping will be added
Demand for traffic control devices will double by 2025. The City will need another Traffic Supervisor, two additional sign crews
(four people) and two more traffic signal technicians. The Traffic Control it Maintenance Shop will need to be expanded to
accommodate a centralized traffic signal computer system control center and necessary equipment or be replaced with a
new Operation Center.
Related equipment needs are:
-Additional bucket truck
•Two sign/maintenance trucks
•Traffic Supervisor/Technician vehicles
•Other misc, traffic signlsignal installation and maintenance equipment
" Based on 2000 Information
pliy
PLAN
American Institute of Architects
http: / /www.aia.org
This AIA site includes access to job listings, continuing education, media updates, and a search engine for contacts.
American Planning Association
The perk www.planning.org
The American Running Association is a nonprofit public interest and research organization representing 37,000 prac-
ticing planners, officials, and citizens involved with urban and rural planning issues.
American Society of Landscape Architects r,
www.asla.org
The American Society of Landscape Architects is a professional organization that promotes the profession through
advocacy, education and communication.
Builder Online ~--'
www.builderonline.com ci
Builder magazine and Builder Online are professional resources for the home building industry. Read about home
building news, trends and projects around the country.
Center for Transit -Oriented Development
http: / I www.www.reconnectingamerica.org/html/TOD/index. htm
Seeks to use transit investments to spur a new wave of development that improves housing affordability and choice,
revitalizes downtowns and neighborhoods, and provides value capture and recapture for individuals, communities,
and transportation agencies.
Congress for the New Urbanism
www.cnu.org
CNU advocates the restructuring of public policy and development practices to support the restoration of existing
urban centers and towns within coherent metropolitan regions.
Dover Kohl and Partners ►",
www.doverkohL.com
Design is the key to livable communities. The Dover, Kohl and Partners team is focused on revitalizing traditionalff,2918A,
IAN
towns, growning neighborhoods, and fixing sprawl - by design.
Mayors' Institute on City Design
http: I lwww. arts. a ndow. govt partner /Mayors2. htm l
Details of this NEA-sponsored workshop, the main goal of which is to 'help mayors develop an appreciation for the
importance of their role as designers of their own cities.'
National Trust for Historic Preservation
http: l /www.nationaltrustorg
Non-profit organization dedicated to providing leadership, education, and advocacy to save America's diverse historic
places and revitalize communities.
New Urban News
www.new4irbannews.com
New Urban News is a professional newsletter for planners, developers, architects, builders, public officials and others
who are interested in the creation of human -scale communities.
Planetizen
www.planetizen.com
Planetizen is a public -interest information exchange provided by Urban Insight for the urban planning, design and
development community.
Resource for Urban Design Information
http://wwwjudi.net
RUDI Is the one -stop portal to all key information sources for everyone involved in urban design. Highlights of RUDI
include news, events, case studies, examples of best practices, design guides, book reviews and a bookshop.
Smart Growth Online
www.smartgrowth.org
A service of the smart growth network this website offers resources, news, and links to smart growth issues around
the country.
Urban Land Institute
http:llwww.uli.org
The mission of the Urban Land Institute is to provide responsible leadership in the use of land in order to enhance the
total environment.
r'ry
PLAN
_03a
DEFINITIONS OF TERMS
(Source: SmortCode and Manual, including 5martCode version 8.0 It 9.2, Article 7)
New Urban Publications inc.; www.newurbannews.com; a Planners Dictionary; University of Wisconsin -
Stevens Point College of Natural Resources www.owsa.edu/cnr; Randall Arendt www.greenerprospects.com
Brownfield: An area previously used primarily as an industrial site.
As of right development: Development that complies with the provisions of the zoning regulations and may be
approved administrative) .
Charrette: The word charrette can refer to any collaborative session in which a group of designers drafts a solution
to a design problem. While the structure of a charrette varies depending on the design problem and the individuals
in the group, charrettes often take place in multiple sessions in which the group divides into sub -groups. Each sub-
group then presents its work to the full group as material for future dialogue. Such charrettes serve as a way of
quickly generating a design solution while integrating the aptitudes and interests of a diverse group of people. R
Conservation Subdivision: A subdivision with a significant percentage of buildable lands (generally around 40% or a =
more) permanently protected to create interconnected networks of conservation lands. Conservation subdivisions
are specifically designed around each site's most significant natural and cultural resources, with their open space
networks being the first element to be "green -lined" in the design process. These conservation lands may provide
open space and recreation for the neighborhood and may also serve as local building blocks in a community -wide
open space network. Conservation subdivisions are generally density neutral, meaning that the overall number of
dwellings built is not different from that done under the current zoning and subdivision regulations.
Context: Surroundings made up of the particular combination of elements that create specific habitat.
Corridor: A lineal geographic system incorporating transportation and/or greenway trajectories. A transportation
corridor may be a lineal urban Transect Zone.
Cottage Development: A cluster of detached single family homes, restricted in size and of high architectural
quality, oriented around common open space.
Density (residential): The number of dwelling units within a standard measure of land area, CITY
Enduring Green Network: A linear park, trail corridor, or open space conservation area that provides passive • RAN
recreational opportunities, alternative transportation options and/or the conservation of open space or natural 2030 J
areas. l
Form -Based Code: A form -based code is a land development regulatory tool that places primary emphasis on the
physical form of the built environment with the end goal of producing a specific type of "place".
515 (Geographic Information System): A computerized program in widespread municipal use that organizes data
on maps.
Greenfield: An area that consists of open or wooded land or farmland that has not been previously developed.
Greyfield: Previously developed properties that are not contaminated. They are usually, but not exclusively,
former commercial properties that may be underutilized, derelict or vacant.
Human Scale: The proportional relationship of the physical environment to human dimensions, acceptable to
public perception and comprehension In terms of the size, height, bulk, and/or massing of buildings or other
features of the built environment.
Impact Fee: A charge on new development to pay for the construction or expansion of off -site capital
improvements that are necessitated by and benefit the new development.
Infill: Development occurring on vacant or partially developed land in established areas of the city that has
Infrastructure and public services in the immediate vicinity, and is surrounded by areas that are substantially
developed.
Intensity (nonresidential): The number of square feet of development per acre by land use type with respect to
non-residential land uses.
Mixed Use: Multiple functions within the same building or multiple buildings, most commonly comprised of
residential and nonresidential uses.
Pedestrian Shed: An area, approximately circular, that is centered an a Common Destination. A Standard
Pedestrian Shed is 1/4 mile radius or 1320 feet, about the distance of a five-minute walk at a leisurely pace.
A pedestrian shed is often used as a unit of neighborhood measurement for planning analysis such as; land use,
development density or intensity, accessibility to open space or parks, walkability, etc. It has been shown that
provided with a pedestrian environment, most people will walk this distance rather than drive.
Sprawl: Low -density land -use patterns that are automobile -dependent, energy and land consumptive, and
require a very high ratio of road surface to development served. Characteristics of sprawl include: a scattered
development pattern that leaves large tracts of undeveloped land between developments; commercial, strip
centers along major streets, and large expanses of single -use development. (adapted from Michigan State Planning
Officials, Patterns on the Land, Trend Future Project, final report, September 1995)
Streetscape: The urban element that establishes the major part of the public realm. The streetscape is composed
of thoroughfares (travel lanes for vehicles and bicycles, parking lanes for cars, and sidewalks or paths for
pedestrians) as well as the risible private frontages (building facades and elevations, porches, yards, fences,
awnings, etc.), and the amenities of the public frontages (street
trees and plantings, benches, streetlights, etc.).
Transfer of Development Rights (TDR): A method of relocating existing zoning rights from areas to be preserved as
open space ("sending areas") to areas to he more densely urbanized ("receiving areas").
Traditional Neighborhood Development (TND): Developments that provide: a variety of housing types and
prices; prominently sited village squares or greens; civic, community or educational buildings; and retail/offices!
workplaces to provide a balanced mix of activities. These types of neighborhoods have interconnected streets,
alleys and sidewalks in a grid or modified grid pattern with buildings oriented to the street and a high level of
pedestrian activity.
Transit -Oriented Development (TOD): Moderate and high -density housing concentrated in mixed -use developments
located along transit routes.... The location, design, and mix of uses in a TOD emphasize pedestrian -oriented
environments and encourage the use of public transportation. (Community Green Line Planning Project, "Putting
Neighborhoods on the Right Track," Chicago)
Transect A cross-section of the environment showing a range of different habitats. The rural -urban Transect of the
human environment used in the SmartCode template is divided into six Transect Zones. These zones describe the
physical form and character of a place, according to the Density and intensity of its land use and Urbanism.
Transect Zone (T -Zone): One of several areas on a Zoning Map regulated by the SmartCode. Transect Zones are
administratively similar to the land use zones in conventional codes, except that in addition to the usual building
use, Density, height, and Setback requirements, other elements of the intended habitat are integrated, including
those of the private Lot and building and Public Frontage.
Village: A Village is usually a TND Community Type standing isolated in the countryside, but with a stronger center
than a hamlet due to its proximity to a transportation corridor. See: TND.
Walkable Neighborhood / Walkability. Development pattern that is identifiable for its short block lengths and
complete street attributes such as sidewalks, bicycle facilities, on -street parking, and slow vehicular speeds.
Pedestrian sheds that include commercial, civic, school, open space and residential uses within or adjacent to
walkable neighborhoods provide the most efficient use of land and environmental resources.
Lii L'
City of Fayetteville Staff Review Form
City Council Agenda Items
and
Contracts, Leases or Agreements
6121/2011
City Council Meeting Date
Agenda Items Only
Jesse Fuicher Development Services Development Services
Submitted By Division Department
Action Required:
,pproval of a resolution adopting the proposed Future Land Use Map and City Plan 2030 document as the
;omprehensive land use plan.
Cost of this request
Account Number
$
Category I Project Budget
Funds Used to Date
Program Category! Project Name
Program ! Project Category Name
Project Number Remaining Balance Fund Name
Budgeted Item 1I Budget Adjustment Attached
Department rector f 1.DaLe
City Attorney Date
Previous Ordinance or Resolution #
Original Contract Date:
Original Contract Number.
0.LL6,.
Finance and Internal Services Director Date Received in City
Clerk's Office 06 -0 1 P04 0& RCV
L
Date
Received in
Mayor's Office
�� Datb l
Revised January 15, 2009
UedaI�.e iclzrlH Cry /111 CC,
e Irevllle THE CITY OF FAYETTEVILLE, ARKANSAS
OEPARTMENTCORRESPONDENCE
ARKANSAS
CITY COUNCIL AGENDA MEMO
To: Mayor Jordan, City Council
Thru: Don Marr, Chief of Staff
From: Jeremy Pate, Development Services Directors
Date: May 31, 2011
Subject: Approval of a resolution adopting City Plan 2030 and the proposed Future Land Use Map as the
comprehensive land use plan.
RECOMMENDATION
Staff and Planning Commission recommend approval of a resolution adopting City Plan 2030 and the proposed
Future Land Use Map as the comprehensive land use plan for the City of Fayetteville and its Planning Area.
BACKGROUND
On December 19, 2005, the City Council passed Resolution No. 147-95, which determined that major revisions
to the General Plan should be scheduled every five years. The last major revisions were in 2006. The City Plan
2030 update began in early 2010 with the formation of a project team that included staff from Planning,
Geographic Information Systems, Parks and Recreation, Engineering, Strategic Planning, Community Services
and the Fire Department.
A staff input session was held in March 2010 that included approximately 50 staff members from all divisions
that participate or are affected by the development review process. Staff also solicited input from the Planning
Commission and City Council in September 2010. These initial meetings were utilized to develop areas of focus
for the public input process.
Two public input sessions were held in October 2010 and one was hosted live on the internet in a webinar
format, so that stakeholders could participate from an alternative location if they couldn't be present. An online
survey was also conducted from October 15 through November 15 that asked the questions posed at the public
input sessions. In addition to the public sessions and survey, staff held technical meetings with stakeholder
groups to address specific topics. These meetings took place during the months of October and November and
included the Fayetteville Chamber of Commerce, Fayetteville Public School Superintendent Vicki Thomas, the
University of Arkansas Campus Planning staff and a session focused on attainable housing that included
representatives from the Northwest Arkansas Housing Coalition, Partners for Better Housing, Fayetteville
Housing Authority and local developers and architects. Utilizing the input gathered from all of these sessions,
THE CITY OF FAYETTEVILLE, ARKANSAS
staff has assembled a revised City Plan 2030 document, including a Future Land Use Map that together
represents the City's Comprehensive Land Use Plan.
DISCUSSION
The project team has worked to assemble a new framework that keeps intact the original goals of City Plan
2025 and identified concrete action steps that will advance the goals over the next five years.
BUDGET IMPACT
None,
RESOLUTION NO.
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 203 0 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 21St day of June, 2011.
APPROVED:
By:
LIONELD JORDAN, Mayor
ATTEST:
SONDRA E. SMITH, City Clerk/Treasurer
City Plan 203D.� ExHIBiT "A"
Future Land Use Plan 1
Gity orFayelevike. AR W'
Adopted:
ResoWGon No. ----. -.._
or
an
• Footprints (2010) Flood Plain (100 Year)
City Limit Hillside -Hilltop Overlay District
Lake • Stream
o1i
1 ` Ue Pub
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www. accessfayetteville.org/government/planning/City_Plan_2030
City of Fayetteville Officials
Mayor
Lionetd Jordan
City Council
Rhonda Adams
Robert Ferrell
Adella Gray
Mark Kinion
Sarah Lewis
Matthew Petty
Justin Tennant
Brenda Thiet
Planning Commission
Sarah Bunch
Matthew Cabe
William Chesser
Hugh Earnest
Craig Honchetl
Tracy Hoskins
Jeremy Kennedy
Audy Lack
Porter Winston
Adopted Resolution xxx-xx Date, 2011
www. accessl'ayette v i I le. orglgar e r n mentlpl a n ning/C i ty_P la n_Z 0 30
C. 4
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Fayetteville Square
1-1 www. acc essfa yetteyi l le.org/governmen tip la nni n g/C ity_P la n_2030
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.
1-2
Goal 6
We will create opportunities for attainable
housing.
www. access fayettevi I le. org/gove rn rnentlp la nni ng/Ci ty_? Ia n_20 30
Pity
ZpAN
�a
C. a
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 live in America and
has been recognized by national organizations for our 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
C. 4
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 evolved 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.
�CIiy
PLAN
?O3
C,4
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 §14-56-492 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
plan 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.
!pIOY
PLAN
?Wd
C. 4
City Plan 2030
Page 14 of 184
Location 2.1
1 till Planning Area 2.2
City Growth 2.3
Regional Growth 2.4
C.4
City Plan 2030
Page 15 of 184
2.1 Location
Arkansas
' f F
Fayetteville, the third most populated city in the state, is an attractive and prospering
city of 73,580 people (Source: US 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 Rarer 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.
OK
1YIy
MSA MP a n
. •.,.tip.... ...
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inyL .n
R 1 [hJ ° 1 Rsgional
i l�jt a •1 PlanniN Areas
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
5pringdale and Johnson to the north, Farmington and Greenland to the south.
Fayvtrevllle, Early 1900s
SOUM: A Shared Ha ory: Fawltevi le. Arkansas
wrd the University ofArkonsas,
University ofArkanses Libraries
LvI
C.4
City Plan 2030
Page 16 o1184
The rate 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 more 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 FayetteviIle's first settlers and laid claim to a large tract
of land at the comer 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 Mason 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
FFyrttrvitte, Early 1900s
Source: A Skamd Huiory: Fayerteylk, Arkansas
and the University afArkaisas,
University ofArlansas Libraries
c.4
City Nan 2030
Pape 17 of 184
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 Fayettevitle'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 II. 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.
[[�� ' D ■
}
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.
.a3
Fayerrev4lle, Early f9bOs
Source: A Shared Nisivey. Fajrlirvile, Arkansas
and rho Umve,s;ry ufArkansas,
UniversityofArkansas Lib arias
C. 4
City Plan 2030
PageI 8 of 1 S4
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 doubled 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 impact on attracting residents, students and professionals to the city. The effect on
the local economy derived from the University's presence has a supporting and stabilizing
effect on the community -at -Large. The University has also attracted specialized community
activities that enable Fayetteville to remain the cultural center of the region. The most
notable of these is the 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 rote in the community's success.
C. 4
City Plan 2030
Page 19 at 184
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 smaller 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 FayetteviIle'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 (MSA) 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 alt 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
YOU
previously looked at labor force and other production resources of individual cities as
limited, the now combined resources are attracting national attention-
;
C.
DEMOGRAPHICS
C. 4
3.1 Population Trends Historic Population
HISTORIC TREND. Viewed on a decennial wc.v�o
basis, Fayetteville's 70 -year population growth
has been sporadic, affected in part by major 450.0)0
annexations In the 1960s and significant growth
in Northwest Arkansas between 1980 and 2000. 19'°
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
IS°.°1Q
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. Iso un
CURRENT POPULATION. The 2010 Census
found that Fayetteville's population is 73,580,
an increase of approximately 27 percent from 50.°50
2000. Approximately 28 percent of the 2010
population can be attributed to the presence of
the University of Arkansas, which had a 2010 fall ,o Is`D 196° 15Th
enrollment of over 21,000 students.
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.
196 197° 2°°0 2°,°
source: Ao*nm Comrmm,Yy Survey 2009
Clip
PLAf1WO3oNI
C. 4
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
Fayetteville, NWArkansas, Arkansas (2000 & 2009
Fayetteville
MSA
Arkansas
Population Percent
Population
Percent
Population
Percent
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
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
51.2
Source U.S. Census
TABLE 3.2
ETHNIC ORIGIN
Fayetteville (2000 & 2010)
Ethnic Ori In
2010
2000
2010
2000
White
61,661
50,212
86
86.5
African -American
4,379
2,963
6
5.1
American Indian, Eskimo orAleut
785
730
1
1.3
Asian or Pa iik Islands
2,439
1,574
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
CITY
C, 4
TABLE 3.3
ETHNIC ORIGIN
NW Arkansas and Arkansas (1990 & 2000)
Percent of Total Population
Ethnic Origin
MSA
Arkansas
2010
2000
2010
2000
White
81.1
89.4
78.5
80.0
African -American
2.0
1.3
15.7
15.7
American Indian, Eskimo or Aleut
1.4
1.4
.8
.7
Asian or PaciII Islands
3.7
1.6
1.5
,9
Other Ethnic Group
8.8
4.2
3.5
1.5
Two or More
27
1.9
2
1,3
Hispanic Origin (of any group}'
15.5
8.4
6.5
3.2
' Hisppania may consist of one or more of the above groups.
Sarrree: U.S. Census
REGIONAL TRENDS.
WhiLe Arkansas diversified to 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.
p Icy
zaAH
i
C. 4
3.4 Age
FAYETTEVILLE AGE CHARACTERISTICS. Fayetteville has a relatively young population. The
largest percentage of the population, at approximately 35 percent, continues to be between
the ages of 20 and 34 years. This percentage is due in large part to the presence of the
University of Arkansas and the undergraduate and graduate student population.
Like the nation, Fayetteville is experiencing an increase in the older population. Between
1990 and 2000, persons between the ages of 45 and 54 years increased by 81 percent. This
age bracket increased again in 2009 from 6,066 to 8,228, an increase of 26 percent. The
graph also shows a significant increase among persons ages 55 to 59. Fayetteville is often
recognized by national publications as one of the best places to retire, which may also
contribute to the population increases in these age brackets.
CHILDREN. Children represent a relatively small percent of the population. The
percentage of children between the ages of 0 and 14 has remained fairly constant
between 1990
and 2009.
Further, a report
generated for
the Fayetteville
Public School
District does not
anticipate the
number of school -
age children
increasing
significantly
over the next 10
years (McKibben
Demographic
Research, 2010).
rp rrr
AQ��
C. 4
REGIONAL TRENDS. The presence of the University
of Arkansas becomes more evident when comparing
Fayetteville age data with the larger MSA and Arkansas.
The 2009 percent of population for ages 20 to 24 and 25
to 34 is significantly higher than that of the region or the asa
state. Persons age 20 to 34 years represent 13 percent of
the population in Fayetteville, 7 percent in the MSA and 7
percent in Arkansas.
Fayetteville's children represent a smaller percent of the i5
than the region. In Fa etteville, children under F•rc.may. or
population g y Aapu}an•n
age nine represent 13 percent of the population, while those ,a
children represent 16 percent of the population in the MSA.
Fayetteville also has a smaller share of persons over age 65
than the state or region. Persons over age 65 represent 7
percent of the population, while those persons represent
11 and 14 percent of the MSA population and Arkansas, m"
0 MSA
respectively.
MEDIAN AGE. Median age in an indicator of the vitality of
a population, representing the "middle," not the average,
age of the population. Half of the population is older than
the median age and half is younger than the median age.
Fayetteville's median age is 28.4, significantly younger than the MSA
and Arkansas, which have median ages of 33 and 36.9, respectively.
3.5 Households
The U.S. Census defines a household as all of the people who occupy a
housing unit. Households are categorized as family and non -family. Family
households include a householder and one or more people living in the
same household who are related to the householder by birth, marriage or
adoption. A non -family household is a householder living alone or with non-
relatives only.
Regional Age Comparisons
5a 54 ; . 75M 85*
Source Amerrcan Cammu*Swvey 2009
P`+ ■
�QA�I
3a�
C. 4
Household characteristics are diverse in comparison to the rest
of the region. As of 2009, Fayetteville had a total of 30,531
households. The number of households has increased approximately
28 percent since 2000, when the number of households was 23,798.
Approximately half are family households and half are non -family
households. The percent of non -family households has remained
fairly constant between 2004 and 2009 at 43 percent. This is
inconsistent with the regional and state household numbers, where
70 percent of the households are families and 30 percent are non -
families.
MARRIED COUPLES. Married couples represent the largest share
of households, with 37 percent of total households. Almost three -
fourths of the family households are married couples. The percent
of households that are married couples remained constant between
2000 and 2009. The share of married couples in Fayetteville
is considerably Lower than the region, where 55 percent of all
households are married couple households.
FEMALE -HEADED HOUSEHOLDS. Female -headed households with
—��
no husband present comprise 11 percent of all households, a slight
increase from 10 percent in 2000. This is slightly higher than the
region where female -headed households represent 10 percent of
total households, but is less than 13 percent of state households
with female headed households.
NON -FAMILY HOUSEHOLDS. The total number of non -family
Y 50`
households was 14,758. The number of persons living alone
= �*
comprise 35 percent of the total households, which is also fairly
constant from 2000. Other non -family households also remained
fairly constant between 1990 and 2000. The non -family share of
households in Fayetteville is 43 percent, significantly higher than
the MSAs 31 percent. In the region, persons living alone account for
less than one-fourth of the households.
hW%amid Type -
0 2000
o,oa4
Sowce: American Community S&a ey 2009
V104juhpld Type co-pp/jeGh
YSA T V
ana.de. Y1an.d Fama4 Fari_d,. /��
'iferni`ee5 •'^�° eni.ir Wos�ee., �e�ny Heua. ■L■
n prc5en.H la.q D ti �w� f
Source: American III
C. 4
HOUSEHOLD AND FAMILY SIZE. Compared to the region
and the state in 2000, Fayetteville has the smallest average
household size, 2.2, and smallest average family size, 2.88.
Household and family size averages have remained steady
since 1990, with only slight shifts for each average.
GROUP QUARTERS.
Awaiting data from Census. It will be inserted when
available.
TABLE 3.09
HOUSEHOLD AND FAMILY SIZE
!yelteviIIe (2010 & 2000)
Fayetteville
MSA
Arkansas
2000
2009
2000
2009
2000
2009
Average Household
2.21
2.2
n/a
2.69
2.49
2.48
Size
Average Family
2.91
2.88
n/a
3.23
2.99
3.02
Size
Source: U.S. Census, Social end Ecw+wnic Characteristics, Ferf4andHausshofdand Farroly
Co rpocsaion: 1990.' TableDR1. ProfrlegofGeneralDefrrogrephicCharaaerisfics 2000.2010
TABLE 3.10
GROUP: QUARTERS.
(2010
2010
20011
Plrrcdnt
Change
Gaup 4uarh1M
CO.
38:8
Inset uWn�l'med
1:420
198.9
'.o&nsutioned
3;830
144
SorrGe: u& cer�s,.
C. 4
Eaucanono) Attanmint RQM
3.6 Educational Attainment
Educational attainment is relatively high in Fayetteville compared to
all of Washington County and the State. Of the population in 2009,
persons 25 years and over, 91 percent have a high school diploma
compared to 82 percent and 81 percent for the MSA and State,
respectively. Forty-four percent of the population have a college
degree or higher.
In comparison, 25 percent of all persons 25 years and aver in the MSA
have a bachelor's or higher degree. For the entire State, the same
degreed group comprises 19 percent.
3.7 Population Projections
The Northwest Arkansas Regional Planning Commission uses building
permit data to develop future population estimates for the City of
Fayetteville and it's planning area. The average number of dwelling
units permitted between 1980 and 1994 was 575.1 per year. This
average was used to project future population to the year 2020.
Fayetteville is projected to grow by approximately 37,000 people, for
a total population of 110,725 by the year 2030.
F"N C. Hi h4efiwl
' T. EF ) 9ffrrl 12.hr .4)r
ryig, W5N HgR ^aeRetl
P,�cp,� {1rNIw�IJr
3006
k�'%! KVK I
Sowc&: Aq ncan Coffmnw y sta
2099
TABLE 3.11
FUTURE POPULATION
Fayetteville and Planning Area(1990-2030)
Year
City of Fayetteville
Including Planning
Area ro cted
Actual
Pr jetted
1990
42,247
42,247
50,620
1995
nla
49,264
59,269
2000
58,047
56,429
67,900
2005
n/a
63,595
77,196
2010
73,580
70,760
87,228
2015
nla
77,925
96,060 Cu
104,893 jTl
2020
nla
85,090
2025 nla 96,083
2030 110,725 17 l
Se++ree. NortrnvesrAftArkansas RegoIleiPfarning
3-9 www. accefayettevi!Ie.org/governmant/pEannlnglOty,Plan_2030
C. 4
City Plan 2030
Page 28 of 164
sF'
HOUSING
4
Housing Occupancy and Tenure
4.1
= l:
Housing Types
4.2
Residential Building Activity
4.3
Age of Housing
4.4
Q
Gross Rent
4.5
Q�
Housing Concerns
1 1
4.6
C. 4
City Plan 2030
Page 30 of 184
TABLE 4.1
HOUSING OCCUPANCY AND TENURE
Units
Occupancy
2010
2000
Total Occupied Housing Units
30,531
23,795
Owner -occupied
12,852
10,047
Rente -occupied
17,679
13,751
Told Vacant Housing Units
3,783
1,669
Total Housing Units
34,314
25,467
Source American Commungy Survey
TABLE 4.2
RESIDENTIAL HOUSING TYPE (FA'i
Number of Units
Units
Percent
Added
Change
2000
2009
(01.10)
(00-10)
13,731
16,815
3,084
22%
Duplex and
Multi -Family 12,479 16,678 4,199
Total 26,210 33,493 7,283
Source. American community Survey
Percent
4.1 Housing Occupancy And Tenure
OCCUPANCY. Historically consistent, the number of renter -occupied housing
units is higher than owner -occupied housing units, reflective of the large student
range population. According to the 2OO9 ACS Data, the total number of occupied
28% housing units increased by approximately 28 percent from 2OOO, adding 6,733
28% units. Both renter and owner -occupied housing increased by a little less than 30
29% percent.
127% VACANCY. While the vacancy rate in Fayetteville was significant by lower than
35% the national average in 2OOO at 6.6 percent, in 2OO9 the vacancy rate is at 11
percent compared to a national vacancy rate of 12 percent. This increase in the
vacancy rate can be attributed to overbuilding that occurred between 2005 and
2OO8.
4.2 Housing Types
EV[LLE}
Table 4.2 provides information on residential housing by type. To
Percent of Total Unite calculate the number of units in 2OOO, annual building permit data
between 1990 and 2000 was added to data from the 1990 Census. Duplex
and Multifamily are not separated because in 1990 duplexes were included
2000 2008 in the category 2 to 4 units, thus combining duplexes with multifamily
52% 50% counts. From 199O to 2O1O, the percent of single family housing of total
housing continues to decrease by two percent each decade, reflecting a
national trend.
34% 48% 50%
28% 100% 100% UNIVERSITY HOUSING. The University of Arkansas provides on -campus
and off -campus student housing facilities. On -campus facilities include
fifteen residence halls: one men's; three women's, and eleven coed. The
residence halls house 4,675 students and 2OO students are living in on -
campus apartments, for a total of 4,870 on -campus housing units.
C. 4
City Plan 2030
Page 31 of 104
Niw R►Nder,al and Ccmm+r clal
Con,pucllon In Fay►tt►vly►2006-1010
dee-
sea
doo
Unks
sub 109
200
SIX
o ururrdar
❑ IF l4 F.�alty
asb4.fa Ib.racb.J
Single F►mrp eMaeh►d
0 F.Mlly
.rinl
7010
S0smn: Fayelteiile &u1ding Sarey liorr
TABLE4.3
HOUSING: YEAR CONSTRUCTED
Time Period
Unite Built
Percent of Total
2005.2009
2,102
6%
2000-2004
4,723
14%
19x1899
8,984
26%
19801989
5,653
17%
1970-1979
4,737
14%
1980-1969
2,838
8%
1950-1959
2,242
7%
Gl� 1940-1949
1,240
4%
��� a id 14 34,314 100%
L �a3 Source: NorthweslArkansas Regional Planning Commission
4.3 Residential Building Activity
The residential building activity reflects the national housing
trend, which shows record single-family units added between
2005 and 2007 and then declining through 2010. Multi -family
development shows less fluctuation, although it also shows a
precipitous decline in 2010.
4.4 Age of Housing
Almost 90 percent of the existing housing stock was built during the last half
of the twentieth century and almost 50 percent was built during the last two
decades. The largest number of homes were built between 1990 and 2000 with
8,984 units. Approximately 3,000 units were built prior to 1950 indicating a
number of units that could face deterioration without adequate maintenance.
C. 4
City Plan 2030
Page 32 of 184
Gross Rent L 4.5 Gross Rent
In 2009, the monthly median rent in Fayetteville was $639
compared to $664 for the MSA and $600 for the entire State.
The City's median rent increased by approximately 30 percent
since 2000 whereas median rent increased 25 percent for
the State. In 2009, 7,419, or 44 percent, of the total 16,990
renter -occupied units in Fayetteville had rents in the $500-749
range.
9 4.6 Housing Concerns
One measure of housing affordability is a comparison of
changes in median house value and median household income
over time. The percent change in Fayetteville's median house
value is greater than the change in median household income,
indicating that the values in homes are outpacing increases
in household income, which significantly impact the ability of
home ownership for many potential home buyers.
Source American Communily Survey 2009
TABLE 4.4
HOUSING COST CHANGE
I 2009 2000 Difference I Percentage
I Change
Median House Value 169.700 100,300 69.400 69%
Median household 40.655 31,345 9.310 30%
Income
C. 4
Clly Plan 20.30
Page 33 of 134
EMPLOYMENT AND INCOME
5.1 Fa
5.2
5.3
5.4
ana tmpioyment oy inaustry i, CI
f___
Fayetteville Occupations Y
Civilian Labor Force a a ► pl���
Income 203
C.4
Cily Plan 203CI
Page 34 of 184
5.1 Fayetteville Establishments and Employment
According to ACS data, Fayetteville's largest sector of employment
(29%) is the education and health services sector, which employs
11,355 people. This employment is driven primarily by the University
of Arkansas and a significant difference exists between Fayetteville
and the MSA (19%) and the state (22%). The next group of sectors each
employ between 10 percent and 12 percent of the labor market: 1)
Professional, scientific, management (10%); 2) Arts, entertainment,
recreation, accommodation and food services (11%); 3) Manufacturing
(11%); and 4) Retail trade (12%).
5.2 Fayetteville Occupations
In 2009, the total employment in Fayetteville was 38,939. The largest
employer continues to be the University of Arkansas, which is followed
by Washington Regional, the Northwest Arkansas Mall,WaLMart Company,
Fayetteville Public Schools and the Veteran's Hospital. Some of
Fayetteville's major employers experienced reductions in employees
during the past several years, including Tyson foods, Superior Industries
and Pinnacle Foods.
TABLE 5.2
LARGEST EMPLOYERS (Number of Employees)
University of Arkansas Faculty & Stall
5.309
City of Fayeltevile
!S4
Washington Regional Medical System
2.101).
Pinnacle Foods
565
Northwesl Arkansas Mall
1,700
Tyson -All Divisions
515
WalMart Company
1,600
Arkansas Western Gas
354
Fayetteville Pablic Schools
1.300
Lowe's Home Centers. Inc.
255
Veteran's Hospilal
1,050
Proctor & Gamble
252
Superior Industries
782
Dillard's Department Store
148
TOTAL
Universrly ofArkansas at Feyetleurie student popolarian 2011: 21,405
Industry Sectors
av% —
2s
20%
Percent 15%
Labor Farce
14%
CFK�II.HN�
5$
aNI5A
vx
.
w _ _
I arivenNe
e c; e s
qr eo id a
LLda
of a�
(CO. Arnerrcan Communrfy $urM 2009
16,694 1P ��^ �� ---
Y
vas PIAIV
C. 4
Chy Plan 20.30
5.3 Civilian Labor Force
The growth of the Fayetteville -Springdale -Rogers MSA is significant when compared to
the state and the nation. In 2000, the MSA civilian labor force was 148,175, an increase
of 35.9 percent from 1990. Similarly, the labor force in Washington County increased
by 29.4 percent and by 41.6 percent in Benton County. These growth rates are much
higher than the 9.9 percent growth in Arkansas and 11.9 percent growth for the nation.
The growth in the civilian labor force in Fayetteville and the MSA continues to
outpace Arkansas. From 2000 to 2009, the labor force grew by 20.5% in Fayetteville
and 51 % in the MSA whereas Arkansas only grew by 8%. While the unemployment
rate still remains low compared to the nation, the recent recession has caused the
unemployment rate for Fayetteville and the MSA to increase from 2% to 3% and 4%,
respectively.
5.4 Income
Fayetteville's median household Income is $40,655, which is
greater than the Arkansas median household income of $38,542
but less than the MSA median household income of 545,757. This
difference likely stems from the student population associated
with the university. Students typically earn less income than the
average adult.
M484
Civ@an Labor Force
,w.
N'• in
.YMM�eN
cam...+
Sauce: Maeicen Co.'newnity Survey 2009
NOIOhadEr,mf 09j
sM.00Oi. 115na01. u5.IXGi. s!ism �. .5AMR,, :]'.[dd,. i1OO0t i. $150.08,, ufcnru.�
vm.RO, 1u... 1as.y 5.aa3s 11.1.9 $115! ?rsn .uvv. 1 Sit �v.�.
- - --- -- - -- - — .s
C. 4
City Plan 2030
Page 26o114
184
LAND USE 6
Geological History
6.1
Soi Is
6.2
Slope and Hillsides
6.3
Watershed System
6.4
Surface Drainage
6.5
Flooding
6.6
Groundwater
6.7
Water Quality
6.8
Current Zoning and Annexation Patterns
6.9
C. 4
C ty Plan 2030
Page 37 oT 164
6.1 Geological History
The City of Fayetteville is located on the northwestern edge of the Boston Mountains
along the southeastern rim of the Springfield Plateau. Elevations within Fayetteville range
between 1,100 to 1,500 feet above sea level.
The eastern and southern portions of the area are hilly uplands characterized by domelike
formations. The portions to the west and north are more level and consist of deep soils.
Most of Fayetteville is underlain by black shale and Boone Limestone of Mississippian and
Morrowien age. The rock Is dense and somewhat resistant to weathering. Where exposed
to the surface, this rock has created some prominent natural features.
There has been little folding where some sub -surface areas have been pushed up and
folded over adjoining areas. There has been faulting wherein sub -surface areas have
separated, creating a fault line or crack along where one area can move independent
of another. Two such faults have been found within the general Fayetteville area. The
Fayetteville fault dissects the middle of the city from southwest to northeast. The White
River fault runs west -east along the area between Fayetteville and Springdale. No seismic
activity has been experienced in either of these faults in recorded history.
6.2 Soils
Fayetteville is located on the divide between the White River watershed and the Illinois
River watershed. The soils of the White River watershed in the south and east of the City
were mostly derived from the Boston Mountains plateau; the soils of the Illinois River
watershed were mostly derived from the Springfield plateau. The valleys in both of these
eroded plateaus are floodplains consisting of terraced soils. The soil associations of the
Boston Mountains formed under hardwoods and are underlain mainly by acid sandstone,
siltstone and shale, or by alluvium derived from these rocks. The soils of the Springfield
plateau also formed under hardwoods. They are underlain by silty deposits or cherty
limestone, or by alluvium derived from these sources.
C- 4
Crtyr Plan 2030
Page 38 01 184
Soils Map
City of Fayetteville
� r
•• T� �~� �� 1 11 1
W MA!✓y p�
E Z1p R• Ro.
— — — —
HW}' 172 - C
• 2 �q S'1
-E TOOVwSHIP ST
N$LJO
_ _ " _-..._.._
!1 11T1q
NPR' + W .WFCIN(, CJ1f3R
Im ¢
I
_.#
r I
$ ¢
• �Rlftrr69LV0
w
F, h =
.I. y,RTlti
ciN9 fW W 15tNgT E 15TH
� I
3S..
fgyr •_
SV .-.i -
xt'�R0 •; '
q•P•
Major Street
4 ...
� {
'jr
_
Lake
Park
1
•J City of Fayetteville
C. 4
City Plan 204
Page 39 01164
.-
f gar TOWNSHIP ST !
lT+%U •
:'II.
+�• � rF. r
1Sfl3t
. ■. � yea ■■s-a�yi.l
1r,■a/ X11.
: R .a.rY4ti' ■ 4
I 1 Soil Suitability
1 for Development
C. 4
City Plan 2030
_
•-
Page40of184
Soil characteristics are an important determinant of land use. Steep slopes and floodplain5 are
less suitable for more urban forms of development and may require special treatment. Ideally,
these areas should be reserved for open space, passive recreation, conservation and agriculture_
_
Where more intensive development of these areas Is permitted, performance standards should
_
be utilized in mitigating impacts to the environment. Soils with high water tables and poor
_ ''
percolative ability greatly increase the cost of community sewerage systems. Edaphic conditions
can also lead to increased stormwater infiltration and stress the capacity of wastewater facilities.
i
Soils also dictate engineering requirements for industrial use and trafficways. Many of the soils in
_
—�,�,:,
and around the urbanized area are stony and rocky, have high shrink -swell potential, or have low
-.. 1_
load -bearing or traffic -supporting capacity.
Most of the land in the Fayetteville Planning Area has some restrictions for urban development.
_r '= _ _ ■ _
` "' 1
The Soil Suitability for Development map groups soil series by degree of suitability for urban
�` J �..t
development. The Map can be summarized by a description of the four major areas where soil
' .:.' lam. ' 4
limitations are most restrictive:
•Southwest quadrant of the Planning Area: Almost the entire quadrant is
' =' ` I —ti'
covered by the most restrictive sails. Moderately restrictive soils occupy
" -'' i
the area between Wedington Road and U.S. Highway 62 west of Interstate 540.
•southeast extreme of the Planning Area: Included are pockets of the most
restrictive sails around the country club and along the West Fork of the White River.
•Eastern edge of the existing city limits: A large mass of the most restrictive soils
is located between Mission Boulevard and Crossover Road. This area is partially
developed with residences.
-
•Northeast edge of the older city: Pockets of the most and moderately restrictive
- ' - . ',_-
soils are located between Mission Blvd. and Crossover Road. The area is partially
_ i"L!=�:
developed with residences.
Generally, the western and extreme northeastern portions of the planning area contain soils
with the least restrictions. These soils are sufficiently permeable to be suitable for septic tank
{ I;
dralnfields. Perched watertable occurrences are more frequent in the extreme west. Some
is
watertable restrictions are found in the extreme east as well.
Soil capability and its companion topographic features have influenced the pattern of land use in
� .
Fayetteville. Through streets and rail lines follow the stream valleys while roads that cross steep
grades tend to be short and discontinuous. The pattern established by early settlers of building
Y �r" `
houses on the hills and farming the creek bottoms still prevails, with residential areas on the hills
1
and commercial development along the highways.
G. 4
City Plan 2030
Page 41 of 184
Urban development is best suited in areas to the west and northeast where soil limitations are
the least restrictive. These are also the areas where current development and future market
activities are most active.
6.3 Slope and Hillsides
Slope, or gradient, is a critical factor in determining a soil's suitability for supporting
r
development. The development of severe slopes involving soils not capable of providing
—•
�.
foundation support may result in extensive cutting and filling in an effort to stabilize them.
�_ J : •,
When compounded by the removal of existing vegetation, excavation and fill of soil can result
r.,
in severe erosion and run-off, slumping and shearing.
In Fayetteville, areas of more severe slope are also characterized by suits less suitable for
v..,., _ -
development. Shallower depth to bedrock conditions compound problems in these areas. There
- ,:' I
are several identified beds of cherty limestone, acid sandstone, siltstone and shale that have
i f -
shown some faulting and folding at steeper locations.
Of the 56,730 acres within the City and its Planning Area, approximately 16 percent, or 8,900
Partiod of Nrllside Hilltop District
acres, have slopes of 15 percent or greater. With notable exceptions, such as Mount 5equoyah,
these slopes previously remained largely undeveloped; however, more recent trends indicate
that development on hillsides is increasing, which has led to the passage of an ordinance that
provides additional protections on slopes that are 15 percent or greater and hilltops.
The Hillsides and Hilltops map identifies major areas where severe slopes are predominant:
Southwest quadrant of the Planning Area paralleling both sides of the route for U.S. 71.
Almost the entire quadrant is restricted. Some of the highest elevations in the Planning
Area are found here.
Southeast extreme of the Planning Area. The area is blocked by a solid line of severe
slopes. Pockets are found around the Country Club.
Northeast quadrant of the Planning Area paralleling and to the east of Old Wire Road.
The steeper slopes are generally confined to a narrow line that terminates on the
ti
southern end with Mount sequoyah.
C, 4
CITY Plan 2030
Page 42 of 184
r=,tip
a'Ti
■ fi ' . t ■
_1
1
_
—
r
,'
V
1 Ifl
.r r'
i S f' 1,r, ;.s
J
C. 4
City Plan 2090
Page 43 o1184
6.4 Watershed System
The urban area is dissected by two major drainage basins. The White River provides drainage
for the area to the south and southeast and is periodically subjected to storm flow from the
Boston Mountains. The White River flows into Beaver Lake, the drinking water source for the
region. The second principal drainage course is the Illinois River. This drainage basin covers
approximately 30 percent of the western and northern portions of the urban area and flows into
Oklahoma.
The natural drainage system consists of many smaller streams in a dendritic pattern along
the upper reaches of the watersheds. All of these streams eventually flow into the White or
Illinois Rivers- The sheet run-off that is more characteristic of areas to the north and west is
intermittent depending on the seasonal variations in intensity and duration of rainfall.
6.5 Surface Drainage
Surface water resulting from storms is a major problem in the built-up area of Fayetteville.
Steep slopes in the northeast, east and southwest are associated with rapid run-off from
storms, causing surface water build-up in low lying areas where permeability is notably poor
and the city's storm drainage system is limited. The lack of control and rapid rate of run-off,
combined with the intense urban development creates flooding hazards during major storms.
6.6 Flooding
At the request of the Federal Emergency Management Agency (FEMA), the U.S.
Army Corps of Engineers conducted a study of the flood hazards posed by the White River and
its tributaries. The findings of this study resulted in a determination of the boundaries, depths
and elevations of the White River 100 year floodplain limits. As determined by the Corps of
Engineers, these limits define the areas which would be flooded in the event of an intermediate
regional flood (100 year) and standard project flood (200 year to 500 year).
An intermediate regional flood is defined as the largest flood that would probably occur on
the order of once every 100 years. The peak discharge used for determining the 100 year
V floodplain limit is 48,000 cfs (cubic feet/second). The standard flood is defined by the Corps of
Engineers as a major flood that can be expected to occur from the most severe combination
1► 11 1■ $� of meteorologic and hydrologic conditions reasonably characteristic of the geographic region.
` i 11a `S Although the standard project flood is not assigned a recurrence interval, it is generally
C. 4
City Plan 2030
Page 44 of 184
considered to approximate a 200 year to 500
year frequency flood.
The floodway map indicates two major
areas of flooding. The floodway along the
southern city limits of West Fork of White
River is fairly confined and frequently floods
until it becomes more widespread near the
Industrial Park. In northern Fayetteville, Scull
Creek, with a moderate amount of adjacent
dvelopment, and Mud Creek also see flooding
problems because the floodway is fairly
confined until the confluence of the two
streams near the Northwest Arkansas Mall.
6.7 Groundwater
The groundwater level in Fayetteville is
approximately 80-200 feet below the ground
surface, with some areas as deep as 300 feet
below surface level. Groundwater supply is
generally dependable and of good quality;
however, water is moderately hard and high
in iron in some places. There are €ew, if
any, ground wells within the city limits but
numerous such wells in the Planning Area.
6.8 Water Quality
Water quality is generally high, although
urbanization has led to increased levels of sedimentation and turbidity in Beaver Lake, the
City's source of drinking water. From relatively high water quality at the upper end of the
White River and Illinois River watersheds, the quality decreases progressively downstream.
Major sources of pollutants include agricultural run-off, construction and urbanization.
pl� a s Treatment procedures include the use of lime and aluminum sulfate. The use of these
chemicals is followed by a process of coagulation, sedimentation, filtration, chlorination and
��D the use of activated carbon for taste and ad or control. Fluoride is also added to the water.
C. 4
Cify Plan 2030
Pape 43 of 184
6.9 Current Zoning and Annexation Patterns
Zoning Map
CURRENT ZONING
Fayetteville has utilized a Euclidian zoning pattern, or a
pattern that primarily separates uses, for almost 85 years.
In general, commercial, residential and industrial uses are
separate. However, in July of 2005, City Council passed an
ordinance that created Planned Zoning Districts (PZDs),
which developers may use to combine uses within one
development. PZDs are typically larger developments, and
developers submit an overall concept before submitting
phases of the development over a period of several years.
City Council must approve the overall concept.
The adoption of City Plan 2025 and the Downtown Master
Plan led to the adoption of form -based zoning districts,
which emphasize the form of development rather than the
separation of uses. Four form -based zoning districts are
utilized within the Downtown and Walker Park neighborhood
area, each with separate building height, use, and build -
to line requirements. The code was designed to ensure
that these areas retain livability and a human scale, while
allowing for an increase in density and economic value. The
City Council also adopted three form -based zoning districts
in 2010 that parallel three conventional commercial zoning
districts. Form -based zoning districts allow for a wider
range of uses and have architectural design standards. Once
a property is rezoned to one of the form -based districts,
development proposals that meet the architectural and site
design standards can be approved administratively.
ANNEXATION
The current annexation policy allows individual property owners or groups of property owners
to petition for annexation into the corporate limits. State statutes aLow the City to annex
unincorporated islands within the City limits and to annex land by voter referendum. A.C.A.
§ 14-40-501 also allows the municipality with the greatest perimeter to annex unincorporated
islands surrounded by two or more municipalities.
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1.1 Street Network
7.2 Pedestrian Mobility
7.3 Public Transportation
7.4 Rail
7.5 Aviation
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7.1 Street Network
ACCESS INTO FAYETTEVILLE. Primary vehicular access
to Fayetteville is provided by state and federal highways
that link this community to others in the region.
Fayetteville is accessed by one Interstate, two U.S.
Highways and via several State Highways.
In 1999, Interstate 540 (1-540) was extended northward
to Fayetteville and Springdale. By 2001, 1.540 reached
Bentonville, connecting Northwest Arkansas to the Interstate
Highway System for the first time. 1-540 originally served as a
bypass to the west of Fayetteville, but recent trends indicate
that development will continue west of the freeway. To the
east, State Highway 265 provides a similar function; however,
due to its uncontrolled access, the efficiency of this route is
not comparable to 1-540. Highway 71B (College Avenue) is an
alternate route for traffic to and through the Fayetteville and
Springdale city centers.
Vehicular access from the east is provided by State Highway
45, entering the City approximately at its midpoint and also
from State Highway 16 entering the city to the south. Both
of these routes intersect and connect with State Highway 265
(Crossover Road) and Highway 71 B. From the west, access
is provided by State Highway 16 at approximately the city
midpoint and
U. S. Highway 62 to the south. Both of these routes intersect
and connect with 1.540, and U.S. Highway 62 also extends east
(as State Highway 180) to intersect with Highway 71 B.
CITY OF FAYETTEVILLE, ARKANSAS
Master Street Plan---,
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I KAI-1-IL LIKULAI ION. Privately owned motor venicles
represent the primary means of transportation within Fayetteville. In 1980, a total of 67,936
vehicles were registered with Washington County. By 1990, this figure had grown to 79,002
vehicles. In 2004, there were 98,025 vehicles registered in Washington County, an increase
of 25 percent; however the county population increased by 66 percent. In 1990 the ratio of
cars to people in Washington County was 1:1.4, which decreased to 1:1.9 in 2004. Despite the
decrease in the ratio of cars to people, the 25 percent increase in cars on city roads has had an
PLAN
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Page 48 of 184
effect on congestion, noise and accidents. Further, the traffic contributes increased energy
consumption, pollution and creates expenses for the city in terms of street maintenance and
traffic law enforcement. Fayetteville, in conjunction with the University and the State, will
need to make decisions related to additional transportation facilities to provide adequately
for traffic circulation and to offer transportation choices that may reduce the vehicle mites
traveled.
As U.S. Highway 71 B (North College Avenue) is the only continuous north/south route
through the City, it necessarily serves as the major route for traffic circulation and
residential/business access. At the city center, Highway 71B has an average daily traffic
(ADT) count of 27,000 with a projected ADT of up to 36,000 by 2023. 1-540 had ADT counts
between 44,000 and 48,000 in 2005, but has a projected ADT of over 93,000 in 2024.
Other key north/south routes are State Highway 265 and Gregg Avenue. Neither Highway
265 nor Gregg Avenue are continuous for the length of the city, and they do not connect
to continuous east/west streets. State Highway 112 also provides north/south circulation
within Fayetteville; however, it functions primarily to provide access to the University from
the north and west.
Due to better functioning north/south routes for traffic circulation, there are fewer key
north/south traffic circulation routes than east/west routes. The more numerous east/
west routes have been influenced by the same ridge lines that divide Fayetteville into the
two (White/Illinois River) watersheds. As the ridge traverses Fayetteville at its center (in
terms of development density), circulation routes become more numerous and less direct.
An additional factor influencing traffic circulation is the Arkansas and Missouri Railroad Line,
which bisects the city in a north/south direction. Crossings of the rail line are expensive
and present the potential for dangerous conflicts. These two factors have resulted in a
circuitous street pattern in an east/west direction. East/west routes near Fayetteville's
center include Poplar Street, Sycamore Street, North Street (connects to Wedington Road),
Maple Street and Dickson Street.
Other key east/west routes are Joyce Boulevard, which is rapidly developing. Joyce
Boulevard currently connects State Highway 265, U. S. Highway 71B and Gregg Avenue.
State Highway 45 (Mission Boulevard), which connects to U. S. Highway 71 B, is also a
key east/west route. As Highway 45 (Mission Boulevard and Lafayette Street) enters
the developed portions of the city, it becomes constrained by both topography and
development. Highway 16E (Huntsville Road) provides the most nearly continuous east/
west route which exists in FayettevitLe. Like Highway 45 (Mission Boulevard), it experiences
F
topographical and developmental constraints as it enters the developed city.
ACCESS TO THE UNIVERSITY. The University of Arkansas student population of 21,406
accounts for approximately 15 percent of the 2010 population of the City of Fayetteville.
Due to the age of the student population (all are of legal driving age) and the fact that
the University is the major employer within Fayetteville, the University is a major traffic
generator and greatly affects circulation patterns.
Existing access to the University is provided by 1.540 and then via State Highway 112 to
(Wedington Road) or State Highway 180 (Martin Luther King Jr. Boulevard). After exiting to
Wedington Road (east/west route), State Highway 112 (Garland Avenue - north/south route)
provides entrance to the University. The 2008 average daily traffic at the entrance to the
University on Garland was 15,000.
To the south, after exiting to Martin Luther King Jr. Boulevard (east/west route) from
1-540, State Highway 112 (Razorback Road - north/south route) provides an entrance to the
University. The 2008 average daily traffic count for this route was 15,000 vehicles.
Alternatively, traffic may exit 1-54O onto Cato Springs Road, which connects directly
to Razorback Road. ADT on this route was 7,100 in 2008. When compared to the route
described above, the Highway 1801 Razorback Road route provides the most direct path.
Access to the University may also be gained from Highway 716 (North College Avenue) via
Maple Street and Dickson Street. North College Avenue and Dickson Street were original to
the city and, as traffic patterns are difficult to change once established, this route continues
to be the traditional entrance to the campus and is heavily traveled. ADT counts on Maple
Street approaching the university were 5,500 in 2003 and have a projection of 8,000 in 2023.
SYSTEM CAPACITY. In order to assess level of service of City streets, traffic counts are
made and average daily traffic (ADT) volumes are calculated. In September 2006, City
of Fayetteville voters approved a bond issue for the purposes of improving the City's
transportation system. The $65 million bond Issue, along with State and Federal
Funding of $24.6 million, is providing funding for numerous transportation improvement
projects, including intersection projects, new Locations, major widening projects, street
enhancement projects, and bridge rehabilitation projects.
Notable projects include the widening of Crossover Road to a four -lane boulevard, the
widening of Garland Avenue north of the University, the addition of a flyover onto the
Fulbright Expressway and the extension of Rupple Road to Martin Luther King Blvd., which
will complete a significant regional north -south corridor.
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city Plan 2030
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PLAN I
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City Plan 2030
7.2 Pedestrian Mobility
TRAILS. The City utilizes two additional types of
transportation in addition to the transportation system
necessary far moving vehicular traffic and transporting
people and goods within the Fayetteville area. These
are sidewalks for pedestrians and a system of trails
for hiking and biking. In accordance with the Master
Street Plan, sidewalks are provided an both sides of all
functional classifications of streets except for streets
within the Hillside/Hilltop Overlay District. If called far
by the Plan, developers are required to provide sidewalks
in accordance with the Master Street Plan on any new
street, or along existing streets that do not already have
sidewalks. Many areas of the City do not have sidewalks or
have discontinuous sidewalks because of the hilly terrain
and historically inconsistent requirements for sidewalks.
Fayetteville currently places a high priority on developing
sidewalks, and the Capital Improvement Program has
designated funds annually to upgrade sidewalks within the
city.
In 2009, the Fayetteville Alternative Transportation
and Traits (FATT) Master Plan was updated to
incorporate newly completed trails and improve
the overall connectivity of the system. The updated
plan identifies corridors for the development of a
100 -mile interconnected network of multi -use trails
and 280 -miles of on -street bike facilities to be
constructed within the next 30 years.
Since the adoption of the FAIT master plan in
2003, over 18 miles of multi -use traits have
been constructed including 7.6 mile continuous
backbone trail composed of Mud Creek, Scull Creek
and Frisco Trails. These traits together connect
the heart of the City from north to south and are
utilized by aver 1,000 people per day on average.
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Proposed Trails
City of Fayetteville
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7.3 Public Transportation
Fayetteville is served by two public transportation systems —Razorback Transit and Ozark
Regional Transit (ORT). Razorback Transit is a partially federally funded system operated by the
University of Arkansas in a proactive effort to reduce traffic congestion and parking problems
on the University campus. Its service is free to the public as well as students of the University.
Between 2.000 and 2010, Razorback Transit gave approximately 1.3 million rides per year.
Razorback Transit operated sixteen bus routes serving the University, the Fayetteville Square,
shopping malls, and medical and other service areas. The service varies based on the university
calendar, which means the buses do not run during holiday seasons or college football games.
ORT, Located in Springdale, Arkansas, serves the broader MSA and offers both limited demand
service and fixed routes. The system currently operates in conjunction with local human
service agencies, private operators and local government and costs between $.60 and $1.25
ride. ORT plans a broad expansion based on a report released in 2010 that provides a vision for
public transit in Northwest Arkansas. The Northwest Arkansas Transit Development Plan offers
an ambitious scaling up of Ozark Transit to make service more frequent and efficient, adjusting
the system to better serve a rapidly urbanizing region.
Current
I Near -term
I
ran ePeak
Buses
12
11
Ozark Regional
ransit- Current anAnnual
Projected Fixed -
Hours
29,116
29,116
LShort-raryge
32
Annual Miles
495 862
488 788
Route Operating,511 Requirements
Annual OEM Costs
$2,6 million
$2.6 million
million
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2030
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7.4 Rail
A NORTHWEST ARKANSAS LIGHT RAIL TRANSIT SYSTEM
Beta -Rubicon, Inc, completed a preliminary feasibility study for a light rail
transit (LRT) system In Northwest Arkansas in July 2005. The study examined the
possibility of a "green" Light rail system that would operate between Drake Field
in Fayetteville and Bentonville. The study concluded that a LRT system is a viable
option for the region but requires both public and private support.
The study concludes that the most cost-effective route would predominantly follow
the current Arkansas -Missouri railroad line, utilizing existing right-of-way. However,
the current estimate of costs ranges between $550 million to $1.24 billion. This
cost will only increase as the price of land increases in Northwest Arkansas, which
creates a sense of urgency in moving a LRT project forward.
The Northwest Arkansas Planning Commission has on mulitiple occasions applied
for federal funding for an Alternatives Analysis, which is the first step in pursuing
federal funding for a rail mass transit system. To date this funding has not been
awarded.
The University of Arkansas Community Design Center published Transit Oriented
Development: Visioning Rail Transit in NWA in 2007. "The study's goal is to mobilize
the financial and political support needed to enroll NWA in the Federal Transit
Administration's New Start program for public transit development" (UACDC). The
Fayetteville City Council passed a resolution in 2009 supporting this initiative.
CURRENT RAIL
Fayetteville is served by an active rail line, the Arkansas and Missouri Railroad, which
divides the city in a north/south direction and stretches from Monett, Missouri to Fort
Smith, Arkansas along 149 miles of track. Though primarily a freight tine, the Railroad
also operates a tourist passenger train, making day trips originating in Springdale to
local areas of interest. The Railroad has recently expressed interest in expanding
freight services in the city and has been willing to discuss the potential for a commuter
or special event passenger rail service in the future.
2007 tlniversi ty of Arkansas Community
Design Center Light Roll Transit Study
Ow"07ATFT
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7.5 Aviation
Fayetteville Executive Airport, Drake Field is a FAR Part 139 Class IV Genera
airport located within 3 miles south of the heart of Fayetteville adjacent to
71 with easy access to 1-540. The airport serves the needs of private and cc
aviation along with unscheduled charter of commercial aircraft in support o
A sports teams. There are 111 aircraft based at the airport. There are eigh
buiLdings with 81 individual units, the FBO hangar which can store up to 20
six corporate hangars utilized by various corporations and the University of
An aircraft maintenance hangar and an avionics shop are housed in separate
Drake Field is the premiere general aviation airport in Northwest
Arkansas where Million Air, Fayetteville, the Fixed Base Operator
provides personalized and professional customer, line and fueling services
for airport customers. A FAR Part 141 Flight School provides a full
compliment of pilot training services and another flight school provides
individualized flight training. The Arkansas Air Museum and the Ozark
Military Museum provide a wide variety of displays for the young and old.
The airport leases space to several non -aviation related businesses. A
catering business, an event florist, the US Postal Service and a Wildlife
Management Group Lease space in the Terminal Building. FAA Facilities
Maintenance leases a building from the airport. The USDA Forest Service le.
a large parcel from the airport for a Fire Fighting Base. Space is available a
airport for aircraft storage. The Airport can provide a ground lease for owne
hangars.
Since 2007 aircraft operations (takeoffs and landings, and aviation fuel sale
decreased due primarily to a nationwide industry downturn caused by econc
conditions and an increase in the cost of aviation fuel, industry forecasts ina
slow but steady recovery beginning in 2011.
Staff is pursuing projects outlined in the 2005 Airport Master Plan Update and recently CI T V
completed the first major project to upgrade the Runway 16 Safety Area by realigning PLAN
Highway 71 B. Projects for the future include the purchase of Runway 34 avigation o
easements, pavement overlay of the Terminal Apron and security upgrades. ?Old
www.arcessfayetteville.orVpvernmentlplannlnVCity_P1an 2030
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8.1 Historic Resources
RELATIONSHIP TO COMMUNITY. Fayetteville offers rich and diversified historic resources.
Numerous historic neighborhoods, buildings and landscapes provide both architectural and
cultural reminders of the historical past that contributes to the character of the City.
The City of Fayetteville and its stakeholders have successfully integrated many of the City's
•historically
significant structures into functionally viable uses for present day residential
11111
and commercial business activity. This has been accomplished through revitalization,
restoration, and renovation efforts, as well as a community -wide commitment to the
.=
preservation of Fayetteville's historical past. Downtown Fayetteville, centered around
the Square, Is a striking example of the community's commitment to the integration of its
historical past with the social and economic dynamics of its present.
With the exception of the City Administration Building, historically city government has
taken a laissez-faire approach to preservation, leaving such efforts to private initiatives.
For example, the Old Post Office, Eason Building and Lewis Hardware Store - all
•"
fundamental elements of the downtown square - were privately restored.
T u
The City of Fayetteville took its first step toward a proactive stance on preservation in
March of 1979, when the Board of Directors created the Fayetteville Historic District
.,
Commission and endowed it with all the authority allowed under State Act 484. Lacking
leadership and direction, the Commission languished for over a decade. In 1989 and
1990 the City hired its first professional planners, who began to work closely with the
Commission. The Commission was disbanded in 2003, but was reinstated in 2005 in a
renewed effort to establish a commercial historic district. Since then, Fayetteville has
increased the number of historic districts throughout the city and established its first Local
Ordinance District, White Hangar at Drake Field.
HISTORIC RESOURCES. Numerous districts, landscapes, and structures have qualified
for listing on the National Register of Historic Places. As the official list of the Nation's
historic places worthy of preservation, the National Register of Historic Places can
T
List historic properties that meet specific criteria, but the register does not accept
ti
all significant historical structures if the criteria are not met. It's the community's
1
responsibility to preserve its past and protect its story.
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Districts listed on the National Register of Historic Places. There are presently five
established historic districts listed on the National Register of Historic Places within the
City of Fayetteville. The largest district, Washington Willow, lies mostly within the Masonic
Addition, the first addition to the original town. Washington -Willow consists of 105 primary
structures sited along two north -south streets and five traversing east -west streets. The
district encompasses approximately 37 acres. Nineteen of the buildings possess special
significance. Twenty-five do not contribute to the primary character of the district. All the
buildings are residential. Forty-six of the structures were built between 1890 and 1910.
This district is believed to contain the highest concentration of significant structures worthy
of preservation in Fayetteville.
' - Foy JonesArrhiterture
The Washington -Willow District is renowned for its attractive and prestigious character.
Architectural styles within the district range from Greek Revival to ranch style and include
various Victorian themes, Classical Revival, bungalow, modern workers cottages and 20th
Century period homes. The area has never really confronted hard times; thus, buildings have
been well maintained even during periods of growth and change. The district's cohesiveness
stems from visible boundaries, its residential character, well maintained homes, numerous
.
large mature trees lining the streets, and a large concentration of buildings possessing
Fri
architectural merit.
�
Although the archaeological potential of this district has not been fully explored, there
has been some productive excavation (salvage archeology) behind the Headquarters
House revealing evidence of early Indian and white settlers. It is suspected that further
archaeological remains exist and that the area is a significant archaeological resource.
The second historic district is Mt. Nord. The district consists of one distinctive block in
Fayetteville situated on a hilltop to the north of the City's historic downtown commercial
square. Five residential structures of wood frame and masonry construction built between
1900 and 1925 comprise the Mount Nord Historic District. Each structure contributes to
the integrity of the district by virtue of its architectural character, its natural and physical
setting and its visual association.
This district was once the City's most prestigious residential area and consequently
CAT
attracted some of Fayetteville's most prominent and successful citizens. The landscape,
atop one of Fayetteville's many rolling hills, reinforces the area's strong physical definition.
A
Although a less eminent residential neighborhood than when constructed, the district is
' LV�Q
now a focal point for a larger residential area that emerged in the 1920's and 1930's. This
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residential eminence is what attributes to the successful retention of the district's original
integrity.
The Wilson Park Historic District, located just to the north of Fayetteville's historic
commercial downtown, extends roughly between College Avenue on the east, Wilson
Avenue on the West, Maple Street on the South and Louise Street on the north. Exclusively
residential in nature, the district contains a total of seventy buildings spread over roughly
twelve blocks. The entire district is characterized by hilly, tree -covered lots connected by
relatively narrow streets, all of which lend the Wilson Park Historic District an unspoiled,
rustic ambience.
The initial development of the district occurred in the early part of the century during a
boom period for Fayetteville. By 1910, the population had reached 5,000 and Fayetteville
Lumber and Cement, Hill City Lumber and Red Star Spoke Factory were doing record
__________________ business. The tons of produce and grain leaving Fayetteville yearly kept three train lines
running. Canning factories and cold storage companies were built to package the produce
for shipping. Many permanent homes were established during this period within the district.
The West Dickson Commercial Historic District was designated as a National Register
District in 2009. "The history of the Dickson Street area dates back to 1835, to the original
survey of the town of Fayetteville, and its commercial growth began in earnest after the
arrival of the St. Louis - San Francisco Railroad to Dickson Street in 1881. Fifty-seven
resources; 35 contributing resources and 21 noncontributing resources comprise the West
T
Dickson Street Commercial Historic District. One building, the Frisco Depot, is listed in
the National Register of Historic Places." (Arkansas Historic Preservation Program) Dickson
Street is considered one of the most popular entertainment districts in Arkansas with a
wide variety of music venues, restaurants and local shops. The University Historic District
was added to the National Register in 2009.
A portion of the University of Arkansas campus is the most recent historic district in
Fayetteville to be listed on the National Register of Historic Places. This district is bounded
by Garland Avenue, Maple Street, Arkansas Avenue, and District Street and contains 15
buildings and five landscape areas dating back to 1875. These buildings range from the
C'�
iconic Old Main, constructed in the second empire style, to the international style Fine Arts
Center designed by well-known local architect Edward Durell Stone.
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The Lafayette Street and Maple Street Overpasses. As a result of an increase in the number
of automobiles in Fayetteville, the Lafayette Street and Maple Street Overpasses were
constructed over the Frisco Railroad Lines in the late 1930s to replace two wooden pedestrian
bridges connecting the City with the University of Arkansas campus. The construction of
these Art Deco style overpasses was funded by the Works Progress Administration through
President Franklin D. Roosevelt's New Deal. These bridges were listed on the National Register
of Historic Places in 1995, indicating their historic significance worthy of preservation.
The Evergreen Cemetery. This site was originally a family farm located near Downtown
Fayetteville and was used as a private burial ground until 1970 (the University of Arkansas
I
Libraries Special Collections, Manuscript Collection 926). The Evergreen Cemetery is now
one of the largest historic cemeteries in Northwest Arkansas. Many notable Arkansans are
buried here, including Lafayette Gregg, architect Edward Durell Stone, Governor Archibald
Yell, and Senator J. William Fulbright.
Heritage Trail. In the late 1830s, the Trail of Tears passed through Fayetteville and, in
1858, the Butterfield Stage Coach route passed through Fayetteville. The Trail of Tears
is a designated National Historic Trail, and efforts are underway to give the Butterfield
.;' - :, '. ti'•
Stagecoach route the same designation. Both these trails, as well as a Civil War trail are part
of the Northwest Arkansas Heritage Trail system.
8.2 Cultural Resources
ART RESOURCES, PLANS AND PROGRAMS. In 1992, the Walton Arts Center opened its doors
to the public, the product of a six -year collaboration among city government, the University
of Arkansas and the private sector. Located on the corner of West Avenue and Dickson
Street, The Walton Arts Center Campus includes the Walton Arts Center, the Nadine Baum
Studios and Just Off Center, which houses administrative offices. The Center has a yearly
budget of over $6 million and hosts over 350 events with over 140,000 attendees. In addition
to nighttime performances and weekend matinees, the center hosts daytime performances
for over 40,000 students each year.
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The Walton Arts Center holds the Baum Walker Hall, which has 1200 seats, the Box Office,
l
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two galleries, an art studio, and the smaller Starr Theatre. The Bradherry Amphitheater
provides an outdoor venue adjacent to the center. Each year, the Walton Arts Center
6
attracts world -class performances from Broadway, in dance and in music, and it is the
official home of the Northwest Arkansas Symphony.
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The Nadine Baum Studios, located on the corner of West Avenue and Spring Street, houses
five interactive studios, one gallery and Studio Theatre. Throughout the year, children and
adult classes are offered after school, in the evening, and during special summer sessions.
The studio has also become the home of Theatre Squared, a regional theater company.
+
Other community offerings provide an array of cultural and performing arts resources,
including the Arkansas Music Pavilion (AMP), the only open-air pavilion in the region. This
theater seats 2,500 people and features pop, rock and country musicians and has been
added to the venues managed by the Walton Arts Center.
UNIVERSITY OF ARKANSAS. The university theater and music departments offer eight
fully mounted plays, five student -directed plays and numerous choral and instrumental
performances to the community. The university is also home to the 70,000 seat Reynolds
Razorback Stadium, the 20,000 seat Bud Walton Arena, world-renound track and field and
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baseball programs, all of which provide a unique atmosphere to the city. In addition, the
university attracts world-renowned political and literary figures to the campus, benefiting
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the entire Fayetteville community.
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PARKS AND RECREATION. The City currently maintains 70 developed parks that include 10
acres of ornamental gardens. The parks provide recreational facilities, sponsoring athletic
progams and maintaining 29 playgrounds. The Parks and Recreation Program also hosts a
concerts in the parks series during the summer, featuring local and regional performance
artists.
FARMER'S MARKET. With the downtown square gardens as a backdrop, open-air vendors
sell produce and handmade items to the community every Tuesday, Thursday and Saturday
morning from April 1 through mid -November. Plants, trees, herbs, vegetables, fruits,
perreniats, annuals, pottery, candles, watercolors and other items are regularly featured.
Farmer's Market vendors also sell their wares in the Mill District on Thursday evenings and
at the Ozark Botanical Gardens on Sunday mornings.
PUBLIC ART. The Walton Arts Center features outdoor sculptures by J. Seward Johnson,
and the Peace Prayer Fountain, a bronze sculpture designed by local artist Hank Kaminsky,
A T
introduced to the Town Center Plaza in 2002. Wilson Park features "The Castle,"
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a whimsical structure completed in 1981 that delights children and adults alike. Frank
, 4
Williams, a local artist, won the contest to create public art to cover an unsafe and
unattractive area of the park. The Blair Public Library is currently in the process of
LD�
gathering community input on how the library should incorporate art into its grounds and
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Page 60 of 184
facilities, and the city's trail system has seen the installation of multiple public art pieces,
of both temporary and permanent nature.
BLAIR PUBLIC LIBRARY. The first fayetteville Public Library opened in 1917, occupying
two rooms of the Washington County Courthouse. On June 4, 1962, a new library facility
that eventually expanded to 31,500 square feet opened on Dickson Street near the
Washington -Willow Historic District.
As the City continued to grow, the need for a new library led to the construction of the
Blair Public Library located on the corner of School and Mountain Street in the downtown
area. The construction was funded by a 1% 18 -month sales tax, which 75% of the voters
approved. The 88,000 square -foot facility opened in September 2004 and was the first
building in Arkansas to be registered with the U.S. Green Building Council's Leadership in
Energy and Environmental Design Certification (L.E.E.D.) program. Through a grant from
the International City Managers' Association in 2009, University engineering students and
library staff installed a 13.5 kilowatt solar panel system which is enough to power 2.5
Arkansas homes. The system reduces the electricity cost of the library, and citizens can
track the amount of power being harvested at a kiosk inside the building.
The Blair Library is a multiuse building that was constructed to take advantage of the
site's opportunities and location. It is complete with a cafe, terrace, community meeting
rooms and multiple computer labs for different age groups in addition to a collection of
272,807 items, including books, magazines, CDs, DVDs, Blu-rays, DVD players, a -books and
e -readers, laptops, downloadable and CD -format audiobooks and multimedia parenting
kits. In 2010, more than 1 million items were borrowed from the library, for the third
year in a row. The library has more than 64,000 cardholders, and in 2010, there were
553,802 library visitors. The library hosted 1,269 free public events in 2010, and 50,944
people of all ages attended those programs. With these statistics, in addition to extensive,
innovative programming for adults and children alike, the Blair Library won the 2005
Thompson GalelLihraryJournal Library of the Year Award, one of the industry's highest
honors.
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•r• Public Input Se55iorI at
Foyettevifle Public Library
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C. 4
City Plan 2030 Planning Process
The City Plan 2030 update began in early 2010 with the formation of a project team that
included staff from Planning, Geographic Information Systems, Parks and Recreation,
Engineering, Strategic Planning, Community Services and Fire. Jesse Fulcher, Associate Planner,
served as the project manager and led the cross -divisional team to identify City Plan 2025's
successes and areas for improvement and identify performance measures that could be
utilized in the future to measure progress.
The project team reviewed data over the past five years including the percentage of
residential and non-residential development that was approved within and outside the core
of the city, the number of dwelling units constructed within ''/4 -mile of a trail, park acreage
and sidewalk footage added to the city, acres rezoned from Residential Agriculture to
Residential Four Units Per Acre, and approval and denial rates of traditional neighborhood
development by the City Council.
A review of the data resulted in several findings.
Strengths:
The City consistently added trail segments that put approximately 100 new or existing
dwelling units within a quarter mile of the trail network.
The City Council rezoned approximately 650 acres to a form -based zoning district as a
result of two neighborhood master plans
Rezonings of rural land to low -density residential development declined significantly
after 2006
While infill development proposals generated greater controversy in the community, they
were all approved within three readings by City Council.
• The City consistently added sidewalks and traits to create a continuous network for
pedestrians
Areas for Improvement:
A significant number of development projects where staff, and in some cases the
Planning Commission, recommended denial of a project based on its failure to comply
with the tenets of City Plan 2025 were approved by City Council with minimal discussion.
• The percentage of development in the core of the City (6%) remained relatively
unchanged after 2006.
• The City annexed thousands of acres into the City between 2006 and 2010.
! Irr
40
C. 4
Performance Measures 2030
2004
2006
2006
2007
2003
2009
2010
Single-FamilylTwo-Family
Tots] # of units
689
718
683
652
504
338
291
Total # of units within infill boundary
165
36
59
48
43
29
29
% of units within infill boundary
24%
5%
9%
4%
9%
9%
10%
Units within 114 mile of trail today
167
158
166
265
103
63
31
% of units within 114 mile of tra9 today
24%
22%
24%
41%
20%
19%
11%
Multi -Family
Total # of Units
734
297
382
506
267
800
406
Total # of units within infilt boundary
333
230
269
382
79
344
34
% of units within infill boundary
45%
77%
70%
75%
30%
43%
896
Units within 114 mile of trail today
303
203
87
176
9
296
310
% of units within 114 mile of trail today
41%
68%
23%
35%
3%
37%
76%
Nonresidential
890,032
?
Total square feet
347,486
216,609
422,467
748,132
1,067,96
Total square feet within infill boundary
28,338
39,818
82,816
41,994
500,533
268,324
?
% of square feet within Infill boundary
8%
18%
20%
6%
47%
30%
?
Square feet within 114 mile of trail today
76,174
89,732
195,951
482,139
395,224
618,747
?
% of square Feet within 114 of trail today
22%
41%
46%
64%
37%
70%
7
303
12
8:11
Form -based rezonings
WA
WA
346
1
R -A rezonings to low density
578
269
529
5
84
6
0
Trail construction (Miles)
NIA
0.3
3A
2.1
3.6
2.8
1.01
17,459
20,008
17,436
16,088
9,933
11,090
5,519
Sidewalk construction (feet)
1945
1023
2955
348
924
39
0
Annexations
The project team hosted a staff input session in March 2010 that included approximately 50
staff members from all divisions that participate or are affected by the development review
process. Karen Minkel, Strategic Planning and Internal Consulting Director, gave a presentation
on the goals of City Plan 2025 and then staff members worked in small groups to identify
inconsistencies between City Plan and other codes and ordinances and suggest changes for City
4
CI T V
2fl'n
roan LUJu. -• %F
C-4
Strategic Planning staff also solicited input from the Planning Commission and City
Council in September 2010, asking members to identify the success stories and areas
for improvement. The project team utilized this initial input and analysis to develop
the areas of focus for the public Input process. City staff spread the word about City
Plan 2030 by creating a public service announcement that aired on the government
channel and other local stations, placing ads in the local newspaper and Fayetteville
Flyer, conducting an interview for a local public radio station, distributing flyers at
First Thursday events, and ensuring that email invitations were sent multiple times to
the Chamber of Commerce membership, Fayetteville Council
of Neighborhoods, Fayetteville Forward groups and previous
participants in City Plan 2025 and neighborhood master plan
charettes.
PUBLIC INPUT
Two public input sessions were held in October 2010 and one - f
was hosted live on the internet in a webinar format, so that ; �. 6`. ^�
stakeholders could participate from an alternative location
- f
if they couldn't be present. The first session was held at the
Bank of Fayetteville on the Square on October 7, 2010, and
the second was held at the Fayetteville Public Library on
October 15, 2010, where the presentation component was also
broadcast as a webinar. At each session, participants gathered Public lnput"brarving
around base maps of the city and worked in small groups. A
member of the project team was placed at each table to serve as a facilitator and guide
the participants through a series of planning exercises.
Karen Minkel led the participants through a "food for thought" presentation
'. ; :
that reviewed the goals of City Plan 2025 and then posed three key
questions: 1) What should an enduring green network took like?; 2) Where
should development be incentivized?; and 3) How would you design a new
development within your own existing neighborhood and how would you
deal with neighbors' concerns? Participants worked to answer these three
key questions and reach a consensus in approximately 40-50 minutes.
A participant from each table then served as a spokesperson and shared the „A&h1Ir1• A
group's conclusion with the large group. A total of 12 table groups with $-10 ,
C.4
stakeholders participated in the exercise.
Strategic Planning staff also conducted an online survey from October 15 through November 15
that asked the questions posed at the public input sessions. The site included the presentation
from the input sessions, and survey respondents were encouraged to view the presentation before
completing the survey. Sixty-seven stakeholders completed the online survey.
In addition to the public sessions and online survey, staff held technical meetings with stakeholder
groups to address specific topics. These meetings took place during the months of October and
November and included the Fayetteville Chamber of Commerce, Fayetteville Public School
Superintendent Vicki Thomas, the University of Arkansas Campus Planning staff and a session
focused on attainable housing that included representatives from the Northwest Arkansas Housing
Coalition, Partners for Better Housing, Fayetteville Housing Authority and local developers and
architects.
jI
Of the many ideas that emerged from the exercise and online survey, some of the most widely
shared "big ideas" were:
• an Enduring Green Network should link natural areas and prohibit motorized vehicles
• development should be incentivired along corridors and nodes, particularly College Avenue
• infill development creates concerns mainly about traffic increases and potential for rental
property
• mass transit must be promoted
UPDATING THE PLAN
After documenting and reviewing the input from staff, elected officials, members of the
public and technical groups, the project team worked to assemble a new framework that
keeps intact the original goals and identified concrete action steps that will advance the
goals over the next five years. The project team then applied City Plan 2030's principles
to the Future Land Use Map and Master Street Plan, updating them based on the feedback
received during the public input process. These drafts were reviewed during several work
sessions with the Planning Commission to solicit additional critiques and then presented at
a Community Presentation on February 24. City Plan 2030, the Future Land Use Map and
Master Street Plan were formally reviewed by the Planning Commission on and
adopted by the City Council on
'l►
�ELAN
C. 4
11
Goal
We will make appropriate infli and
revitalization our highest priorities. .. }
Goal 2 ! }� {
We will discourage suburban sprawl I`.,- -F
Goal 3
We will make traditional town form -+ —
i , the standard.
Goal 4
We will grow a livable transportation
network.
• Goal 5 1►� �`-A,
We will assemble an enduring green
network.
Goal 6
We will create opportunities for
attainable housing.
10-1 www, acres sfayet tevi I le. orglgov a rnme ntlp lanni nglCity_Pia n-2030
C.4
The Framework chapter establishes a vision for what Fayetteville can achieve by 2030 and
is designed for use by elected and appointed officials, City staff, residents, businesses and
developers. This chapter contains six goals that were developed through an intensive public
participation and internal analysis process. Each goal contains policies that provide guidance for
decision -making and achieving the stated goal. Policies typically don't have a time frame, as
they provide direction only; however, action steps are specific measures that the City pursues to
implement these policies. While some action steps are ongoing, most have an identifiable time
frame for completion.
VISION STATEMENT
In 2030, Fayetteville will be a resource -efficient community, in which citizens and
stakeholders can live, work, learn, and grow. Fayetteville will have adopted policies to achieve
sustainability, to provide economic growth, to preserve and protect our natural and cultural
resources, and to enhance the quality of life for all residents. Residents will have equitable
access to neighborhoods that are healthy, walkable, and distinct.
The six goals in the Framework chapter reinforce the community's vision for Fayetteville in
2030, and individually, address major concerns raised by the public. Collectively though, these
_ - o-
goals advance the idea of a sustainable community, in both rural and urban areas. The City of ;
Fayetteville defines "sustainability" as meeting the needs of the present population without
compromising future generations' abilities to meet their own needs.
Our rural environment contains great natural resources, including forests, agricultural lands and
numerous streams and lakes. These amenities must be preserved and enhanced, as they are
unique qualities that set Fayetteville apart from other cities in the region. This generation and
"
the next will observe the loss of these amenities, declining water quality and elimination of the
most productive agricultural lands that support local food production, if inefficient, tow -density
Downtown i'
development patterns are continued and transportation issues are not addressed. This will have
an economic impact as well, since the quality of life offered by Fayetteville is an important
marketing factor for residents and employers.
The core of the city contains many of our historically significant buildings, neighborhoods and
landscapes. Each reflects the history of Fayetteville and the community's character and identity. R
Historic preservation is not only a cultural benefit, but an alternative to greenfield development. A
Smart urban design enhances Fayetteville's urban fabric by promoting the re -use of existing
buildings and limiting suburban sprawl through the encouragement of inflll development in core
areas of the City.
C-
Goal 1: We will make appropriate infill and revitalization
our highest priorities.
Encouraging appropriate infill and revitalization as a top priority
will allow Fayetteville to maintain its unique character and mini-
mize the impacts of sprawl. There are numerous areas through-
out the City where opportunities for appropriate infill develop-
ment exist. By making infill a priority, the City should also consider
mechanisms to ensure quality development and promote appropri-
ate development that reflects the existing community character of
Fayetteville's neighborhoods. In order to realize appropriate infill
development and revitalization opportunities, it is necessary for
the City to inventory and map the locations of vacant or underuti-
lized land. The City can then promote the inventoried opportunities
to new investors.
Examples of residential and
commercial lnf₹U & revitalization
rciry
PLAN
C. 4
Objectives:
a. Allow as -of -right development in
designated locations
As -of -right development in infill locations can lower the
cost of development by removing uncertainty and speed-
ing the approval process. The best way to achieve as -of -
right development is to prepare specific area plans and
revise the land development regulations to allow for the
type of growth and development the community desires.
b. Recognize the benefits and cost savings of utility
and road infrastructure that exists in the core of
the city and develop a fee structure that benefits
infill over green field development
Impact fees must have a rational nexus to the actual
impact of development. The current fee structure is
the same for infill as for greenfield development placed
far from the urban core. Dispersed development re-
quires more infrastructure per unit resulting in higher
per unit costs, and additional maintenance costs.
Development in the city care has access to existing
infrastructure that is already available and currently
maintained. There are
definitely impacts from
infill development, but
when such development
encourages walking and
alternate transit use that
reduces the burden on
the existing transporta-
tion system, a lower fee
or exemption may be
warranted.
.11M
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11,1, STRATIvF: sIASTF:R PLAN
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CITY
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Uptown 26
C- 4
c. Concert shopping centers & commercial corridors to
mixed -use centers, adding residences, offices, & lodging
The infill of existing centers and corridors allows the economic re-
capture of land value for the developer while producing develop-
ment that shortens trips for residents and uses existing infrastruc-
ture. This strategy for converting shopping centers into mixed -use
centers has been used by national developers and shopping center
owners. A variety of uses creates the ability to live, work, shop
and have daily needs and services met within walking distance.
It is important to encourage and provide more opportunities for
people to live and work in the City. Encouraging a balance of
people living and working in the same area has several benefits,
including: less daily trips that rely on the regional road network;
increased support for local businesses; and a greater variety of
housing options for Fayetteville residents.
Uptown 2030
.i.
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Fiesta Square 2006
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Mission a Crossover 2006
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C-4
d. Promote densest development around logical future transit stops
Transit requires density. In a study undertaken for the Portland Metro Area Westside
Light Rail, a literature review demonstrated that mode capture was greatest within
walking distance of the station (30 percent) and fell off as distance increased with very
low capture outside of a mile radius unless park -and -ride facilities were provided. The
implication is that providing transit requires the greatest concentration of housing and
jobs to be within walking distance of transit stations. For this purpose, such devel-
opment should be within a quarter -mile of the transit facility. If transit is to serve a
regional function, the densest development should be located in the vicinity of transit
stations to ensure an effective and well -used system.
e. Reinvest in parks, streets, f civic buildings within the heart of the city
The tree -lined streets, parks, and historic civic
buildings found in Fayetteville's older neighbor-
hoods greatly contribute to the unique community
character and high quality of life that residents
treasure. Preservation of our tree -lined streets
and parks and adaptive reuse of our historic civic
buildings will maintain the community's cultural
identity.
Reinvestment in the City core
Fp ITY
203Q
C. 4
Historic preservation is crucial in retaining a community's character, identity, and
evolution. Preservation and restoration can be an effective tool for economic
development and revitalization, achieving urban sustainability through reducing waste
and emissions, and maintaining property values. Recent calculations indicate that it
takes 35 to 50 years for a new energy efficient building to save the amount of energy
lost in demolishing an existing building (National Trust for Historic Preservation).
Preservation and adaptive reuse of Fayetteville's historically significant structures
and landscapes should be encouraged and achieved by a variety of methods, such as
public education and outreach, establishing local historic districts, accepting facade
easements, and amending the City's zoning and development regulations.
C. 4
Encourage new development that supports and complements the
unique characteristics and economic values of employment clusters
in and around downtown, the U of A, the north end, the rail
corridor, Drake Field and the Industrial Park.
Fayette Junction Illustrative Alan showing
mixed useltransit oriented development
Determine feasibility of a tiered impact
fee system.
A tiered impact fee system requires new development
to pay its proportionate share of the costs to the
municipality associated with providing necessary
public services to the development based on its Location. Phoenix, Arizona,
Bellevue, Washington, Kansas City, Missouri and Conway, Arkansas have all
implemented an impact fee system where the fee varies depending on where
the development is proposed.
C. 4
Goal 2: We will discourage suburban sprawl.
As Fayettevil(e's population continues to increase, the city must continue to work
with the community and enact regulations to discourage suburban sprawl. For de-
cades, zoning practices have supported a separation of land uses; in doing so, devel-
opment has spread across the natural landscape and made people solely dependent
on the automobile to get from here to there. The impacts of sprawl have caused
increased traffic congestion, as well as health problems relating to obesity and the
Lack of highly walkable places in communities. To counter suburban sprawl, the city
should employ a Smart Growth strategy for handling new development. This up-
date to the Comprehensive Plan is a step in the right direction for combating sprawl.
Based on input received from the community throughout the planning process, it is
apparent that Fayetteville residents want to maintain a high quality of Life and sup-
port increased growth in the center of the city and limit growth on the edges of the
city.
.sue
' ��'- � �s a� �'36 �1+►�me �v Syr=p
PLAN
?pAN
C. 4
Objectives:
a. Pursue a transfer of development rights program, or other tools
that compensate land owners for land preservation
Transfer of development rights can be used to reimburse property owners
whose land is better used for open space, institutional use or low density
by allowing the sale of density rights to parcels where the higher density is
desired. This is important because it allows the City to zone density selectively
where it is desired while compensating property owners whose land would
otherwise have gone into suburban development in far-f[ung or inappropriate
locations.
b. Develop alternative development patterns that encourage efficient
use of land at the edge of the city, or in newly annexed areas
Development techniques such as conservation subdivisions allow the same
number of homes as a conventional subdivision, often with reduced
infrastructure costs, while also preserving open space, valuable farm land, and
natural resources.
c. Direct capital improvements into infrastructure that encourages and
supports infill and revitalization
Replacing and upgrading aged infrastructure in the core of the city provides
improved service and fire protection for residents and businesses. Additionally,
these improvements can provide a financial incentive for revitalization projects
instead of extending new services into greenfield areas.
d. Maximum City influence over development and preservation in
outlying unincorporated areas
' J
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C. 4
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i8go'lhe Orgin al Fla!
L 8o'.x iher the Hill
Hill liistricts
2011 t mergng
royettevwe s growth over time. Images courtesy of tlnfversfty of Arkansas Community Design Center.
Infill Between the Hill
AN
S
C. 4
Goal 3: We will make traditional town form the standard.
As cities grow, it is natural to add or fill-in existing neighborhoods and to build new neighborhoods.
Whether completing an existing neighborhood or creating a new one, it is important to keep the
entire neighborhood unit in mind - meaning, you don't just create a single use development, but
that you create a place that has more of the things that people need every day. A complete neigh-
borhood contains not just houses, but a mix of uses that are adaptable for change over time. The
houses that are included are not just one type; they are a range of housing types that occur on a
variety of lot sizes. A variety of uses within a neighborhood creates the ability to live, work, shop
and have daily needs and services within walking distance. As we look to the future of Fayetteville,
it is important to encourage and provide more opportunities for people to live and work in the same
area. Encouraging a balance of people living and working in the same area has several benefits,
including: less daily trips that rely on the regional road network; increased support for local busi-
nesses; and new and older homes can provide a greater variety of housing options for Fayetteville-
-.,T
The Transect- See llfustration p. fo-16
The Transect is a system of ordering human habitats in a range from the most natural to the most
urban. The SmartCode is based upon six Transect Zones which describe the physical character of
place at any scale, according to the density and intensity of land use and urbanism. These are
administratively similar to the landuse zones in conventional codes, except that in addition to
the usual building use, density, height, and setback requirements, other elements of the intended
Y
habitat are integrated, including those of the private lot and building and the enfronting public , r `
` ■�
[A
streetscape. The elements are determined by their location on the transect scale.
203a
Objectives:
a. Require new growth that results in neighborhoods, districts and
corridors that ore:
1. compact - via denser housing; meaningful open spaces &
preserves; small blocks
2. complete - via varied housing; mixed uses; civic uses;
jobs -housing mix in the neighborhoods
3. connected - via street -oriented buildings; interconnected
streets; interconnected greenways & trails
Complete and Connected, Greenfield Deveiopmerrt
Compact Greenfield Development
10-13 wwwacre•ssfayetteville.org/government/pEanning/City_Plan_2030 1
C. 4
b. Prepare a transit -worthy community: densify in highly walkable ►• a =
areas along logical future transit routes, and anticipate rail, street cars ..— S *.. •!=
and other alternative transit modes ! 0;= I
., "Emma= ■
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Vision for North & Leveret, 2030 'l,r= —
c. Increase the viability of businesses by leveraging the economic performance YYe:^ --r
of appealing environments that are mixed -use, walkable, and integrated , -
with green space ` ,O - _� i
roc i
LAr r. - !■ !_ ,
Fa tt "Ile " y r
Mixed Infill. From the Fayette Junction Master Plan
C.a
residential, retail, open space, civic and enterta₹ni
Mixed -use developments create active urban areas
hours of the day, increase housing options, reduce
dependence, and create a local sense of place and
C. 4
Transeet System illustrated: elements that dctcrminc url—u— exist in a range that can correspond to the gradient sfthe TranseoL.
Most of the a ements liseed here ere addressed in the SnrartCode prescriptions -
1 R U R A L I I I I I I I I 1 I I I I I I I I I I I I I I I T R A Ti S F C T I I I I I I I I I I I I I I I I I I I I I I I If R R a HJ ■
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C. 4
Goal 4: We will grow a livable r T",,�
transportation network.—
-
In proposing to add 37,000 residents while 7 -- - - - —a
maintaining the character of Fayetteville, L U
transportation and congestion are of great concern J
to residents and businesses. To plan for the future
I
of Fayetteville, the City must consider a multimodal
transportation network.
�. T
Efficient transit depends upon nodes or concen-
trations of population and employment that can
be served efficiently. At the same time, creating
nodes of development is greatly enhanced by the
addition of transit. In studying over 60 transit- ;
oriented development areas, it was found that
residents and businesses are willing to pay a pre- L _
mium to locate adjacent to fixed guideway transit,
even if they don't use it. "Transit can thus become
a tool in the arsenal o₹ economic development to
provide incentives for employers and developers'}'
o
to locate in an area. As part of a regional strategy,
y n
the city that best makes use of the opportunities -
L -
of transit by locating transit to capture regional
markets can solidify its position in providing en- '- -- —�
tertainment, arts, restaurants, and employment
centers within proximity of multiple amenities that are less available in auto -oriented
development. The implication is that if Fayetteville plans for transit and installs the pre-
requisite development, Fayetteville will become the originating hub for transit when funding is
available. The strategic importance of this cannot be overstated. Transit allows the creation of
employment centers and entertainment and arts districts that can serve an entire region rather
than just the local market.
C J T Y
'Tits is pwmeme . Nie xi svue floc oa91U re[ai al i Vice rents were appxealey len penxm ngner man com➢erahle spae op6ide me Valor rea, wide
fegioe ial relied greatly onl fippe.ae)d a nave at 1ga,51 a dElen percent nu** in Valin. Hr6Eom 5rsi* Lgal Rat SN .. Leland Car ft C+uup and ERA. 1945
2Q34
C. 4
Objectives:
a. Community design should precede and outrank traffic planning
To achieve urban places that encourage (and thrive with)
pedestrians as part of the mobility mix, the patterns of
proposed development must be specified first, during the
community planning stage.
Land use decisions
should be the first
priorities for cities,
with suitable trans-
portation planning to
follow Then, trans-
portation plans for
balanced mobility
can be crafted with
all modes of travel''
being considered. °
b. Make walkable, cyclist -friendly road designs with slow design speeds,
and block -and -street layouts the standard; walkability
is part of the street function
As new streets
are added or
existing streets
are improved,
walkability can
be maintained
through careful
application of
walkable street
sections.
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What factors contribute
to an excellent
pedestrian experience?
Observations a design
experience suggest the
following prioritized
features.
1. Small Block Size
2. Buildings Fronting the
Street
3. Mixed Land Use
4. Lower Traffic Speeds
5. On -street Parking
6. Interconnected Streets
7. Sidewalks
8. Lower Traffic Volumes
9. Street Trees
r►rY
ZQAN'
30
C-
C. Plan & construct multiple corridors instead
of single oversized ones
An interconnected network of streets offers motor-
ists a variety of options to get from one destination
to the next. Generally, more streets per square
mile result in a more open network and drivers
can avoid the degree of peak hour congestion that
occurs when a limited number of large streets
become congested. Two two-lane roads are bet-
ter that one four -lane road. Traffic can be easily
dispersed within a road network, rather than all
motorists having to depend on one major thorough-
fare.
1910 Sanborn Map, Downtown Fayetteville
City Plan 2030
Master Street Plan Ft
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d. Transform existing corridors into great streets: tree -
lined, moderate speed, multi -modal, good addresses
More than any other feature, streets define a community's character. "Great
streets" are walkable, accessible to all, interesting, comfortable, safe, and
memorable. While great streets accommodate vehicular and pedestrian trav-
el, they are also signature public spaces. Great streets showcase high quality
Fulbright Expressway, 2030
e. Develop context sensitive corridor plans for major thoroughfares.
-:
Major thoroughfares are intended to carry heavy traffic volumes, often at high
speeds. However, thoroughfares connecting regions vary in context greatly from C�1
those that exist within the city. Often these streets travel through established
neighborhoods, dense urban environments, or even rural communities. Each of these 1
should be designed to facilitate the necessary traffic volumes, but with respect to
�Q130
C.4
the surrounding environment.
f. Commit to evolving a rich menu of transif— , r�
Public Transit l
g. Develop a partnership with the Arkansas & Missouri Railroad
The Arkansas & Missouri Railroad has an established 139 -mile rail corridor, providing CI f Y
services to communities from Fort Smith to Missouri. Railroads provide opportunities to ` ����■
transport raw materials and goods without using already congested roadways. And unlike
the highway and interstate systems, railroads don't depend on governments to maintain Z�31i
C- 4
or improve infrastructure. There is approximately seven miles of railroad within the City of
Fayetteville, providing opportunities for economic development now, and through cooperation
with the railroad, additional opportunities in the future.
h. Plan employment in locations with access to walkable amenities and transit
rather than in isolated locations
GMHFaVerte+ine.+�RI
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Master Trait Plan
FayeftevrIre PJtematr a Transpar Gaon L Trans MasiEf Plan {FAIT Planj
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C. 4
Goal 5: We will assemble an enduring green network.
"The Enduring Green Network connects people and nature through a mapped system of
trails and green infrastructure. This network recognizes and assembles the ecological
assets in Fayetteville that need to be preserved while providing a lasting connected
corridor for wildlife. The strength, function and appreciation of the Enduring Green
Network will develop over time as our community experiences these natural areas and
distinct ecosystems." (Uescrrprivn based an public feedback during Ciy Plan 2030 public Input sessions.}
The natural environment, and connections with the environment, is part of what makes
Fayetteville special. Residents treasure the quality of life associated with living in a
place that offers magnificent views and a variety of recreational opportunities. The
natural environment of Fayetteville needs to be property preserved and enhanced. The
City of Fayetteville community needs to increase efforts to protect the natural land-
scape, increase parks and traits, and preserve long views across open green spaces.
A green network helps maintain the community character and quality of life that makes
Fayetteville the great city that it is today, and contributes to the economic success and
stability of the City. Fayetteville must compete with other cities in the region for popu-
lation, jobs, and retail sales. It has a number of assets unavailable to the other cities in-
cluding the University of Arkansas, the Walton Arts Center, Dickson Street, and an intact
city core area that is improving and strengthening. One of Fayetteville's overwhelming
differences from other cities is the character and quality of the environmental setting.
As such, nurturing this setting is of economic benefit to the city, as a quality environ-
ment confers value and attracts residents who all get to share in the common
amenity. If the City chooses unregulated development that strips away the
natural setting or reserves pieces of it for only a select few, it wilt lose one of
Its advantages in the regional economic competition Since this environment is - -
one of the advantages that distinguish Fayetteville from other cities, it can be
an important factor in marketing the unique quality of life to future residents --
and employers. rw="
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Objectives:
a. Vigilantly nurture a continuum of
greenspace, including:
1. riparian buffer areas
2. canopy restoration and protection
3. small neighborhood parks, squares,
commons and greenbelts
4. major parks and recreation facilities
5. greenways and trails
6. large-scale preserves for preserving
hillsides, protecting natural habitats and
water quality, and scenic vistas
b. Strategically plan for and acquire
land that can be incorporated
into the Enduring Green Network
c. Promote conservation easements
and alternative development
patterns that encourage efficient
use of land
City of Fayetteville Parks
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Fayetteville s Enduring Green Network
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City Enduring6Green Fayetteville
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The Enduring Green Network (EGN) map was created by highlighting existing natural resources, including
the 100 year floodplain, parks, and trails, as well as the region's ecological and geographical features
that the 2010 Fayetteville Natural Heritage Association Green infrastructure study found to be important
to functioning natural systems. The EGN was mapped as a broad boundary for use in locating possible
properties within that could eventually become a continuous network of greenspace and trails. As the
EGN is realized it will likely be a narrow corridor connecting larger open spaces. This map will be used
as one of many tools to inform planners on land use decisions, park planners during the parkland acquisi-
tion process, and a guide for planning future trail corridors, as well as a resource for policy makers to z�qA
prioritize land for preservation or conservation.
C. 4
Goal 6: We wilf create opportunities for attainable housing
Attainable housing typically refers to housing needed by those who make more
than the income limit established for federal subsidies but still struggle in the
current housing market. Rising land costs coupled with rapid growth in Fayetteville
has resulted in a gap between the supply of attainable housing and the demand.
Ii
Housing also forms neighborhood identity and contributes to a sense of place. ''—
Creating opportunities for a variety of housing types, sizes and densities in all of
Fayetteville's neighborhoods will help to accommodate a diverse population that _
significantly impacts the City's growing economy, preserve the City's sense of - ;W
place, and meet our community's evolving housing needs.
Z o n i n g
District
Dwelling Typela
Percentage of Residential
Zoned land 2010
RSF-4
Single- or Two-family
77.3%
RSF-7
Single- or Two-family
0.3%
RSF-8
Single- or Two-family
1.18%
NC
Single-, Two-, or Three-family
1.17%
RT-1 2
Single-, Two-, or Three-family
1.96%
RMF-S
Single-, Two-, Three-, or Mult-family
0.45%
RMF-12
Single-, Two-. Three-, of Multi -family
0.55%
RMF-18
Single-, Two-, Three-, or Mufti -family
0.15%
RMF-24
Single-, Two-, Three-, or Multi -family
14.7%
RMF-40
Single-. Two-, Three-, or Multi -family
2.1%
Residential ZoningAcreges in Fayelav8e 2010
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Objectives:
a. Increase housing choices by encouraging a mixture of housing types and sizes and
disperse throughout the city.
Varied housing types promote mixed -income neighborhoods and vibrant communities where
attainable housing does not exist in isolation. These neighborhoods reflect traditional urban
neighborhoods where households of varying economic means are integrated in tine same
neighborhood, allowing residents to age in place.
b. Maintain the quality and quantity of existing attainable housing.
The City of Fayetteville contains a number of homes that due to the size and date of
construction are relatively affordable to own - compared to constructing a similar sized unit
with today's land and construction costs. However, older housing units are not usually energy
efficient, and without proper care, will begin to decrease in quality. Allowing these homes to
fall into disrepair can force families to leave, resulting in the loss of their primary investment.
Dilapidated homes can also hurt values for surrounding properties and even entire
neighborhoods.
c. Establish partnerships with non-profit and private entities to facilitate the
development of attainable workforce housing.
Planning toots address a component of an attainable housing solution. A comprehensive ap-
proach to increasing the attainable housing available requires multiple partnerships among the
public, non-profit and private sectors. However, attainable housing should not be grouped or
focused in any particular area of the city, and should always respect the scale of surrounding
developments.
d. Make housing relatively more affordable by influencing cost of living items such as
utilities and transportation.
Complete, compact and connected neighborhoods are pedestrian -friendly and provide everyday
services within walking distance, allowing residents to reduce transportation costs, which
could positively affect their ability to obtain housing. Likewise, programs that support energy
efficient housing and home energy retrofits reduce monthly utility bills and overall cost -of -living
expenses.
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c. a
Action Steps:
Action steps are specific measures that the City pursues to implement the above stated goals
and policies. White some action steps are ongoing, most have an identifiable time frame for
completion in the next five years.
Create a complete neighborhood or corridor glpn eVeryi, her year utilizing a
charretteprocess. and analyze water and sewer capacity to identify opportunities
or limitations for development. (Goals 1, 4 & 6)
The City should designate areas within the current city boundaries for developing neighborhood
and corridor plans. by working with the community to establish a clear vision for each sector of
the city, a plan and corresponding revision to the land development regulations could be adopted.
By adopting a plan and code that the community supports, as -of -right development could be
supported. Complete neighborhood plans in the core of Fayetteville could also be used to provide
density bonuses for developers who designate a percentage of their development for attainable
housing or "green" buildings.
Evaluate the intent of the nonconforming section of the Unified ❑evelo ment Code
and provide opportunities for preservation and creative reuse of existing buildings
that contribute to neighborhood character. (Goals I & 2]
Modify water and sewer growth models based on the Future Land Use Ma (Goals I & 2)
Continue to develop and implement form -based codes that establish clear design
standards and assure neighbors that new development will be desirable and
compatible. (Goals 1. 3. 4 Et 6)
Appropriate regulations that are supportive of community endorsed planning policies can
encourage development by providing clarity and certainty. A zoning process that requires additional
hearings and variances increases the risk of time and money to developers but has not proven
effective in guaranteeing the desired results. By establishing clear standards that support the City's
vision and providing a visual guide to design criteria, investors can be certain that their project will
be approved if they follow the rules.
A Form -Based Code Is a land development regulatory tool that places primary emphasis on the
physical farm of the built environment with the end goat of producing a specific type of "place".
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Conventional zoning primarily controls land use, through abstract regulatory statistics, which can
result in very different physical environments. The base principle of form -based coding is that
design is more important than use- Simple and clear graphic prescriptions for building height,
how a building is placed on its site, and building elements are used to manage development.
Land use is not ignored but regulated using broad parameters that can better respond to market
economics, while also prohibiting incompatible uses.
A Form -Based district would allow as -of -right development of property in congruence with
standards set forth in the code. The new code would streamline the process of getting projects
approved because of the investment in public process and consensus that the code incorporates.
Utilize the Historic District Commission. (Goals 1.2 & 3)
Utilize the Historic District Commission as a resource for public outreach, establishing and
expanding National Register historic districts, and incorporating historic preservation in the City's
design regulations for infill and new development in historic neighborhoods. Create incentives for
preserving and reusing existing historic structures.
Explore the possibility of establishing local historic districts for properties that do not qualify
for the National Register of Historic Places but still embody local historic significance. Lead by
example - establish local ordinance districts to preserve existing historic City -owned structures.
Adopt a tiered impact fee system. (Goals 1& 2)
A tiered impact fee system requires new development to pay its proportionate share of the
costs to the municipality associated with providing necessary public services to the development
based on its location. Phoenix, Arizona, Bellevue, Washington, Kansas City, Missouri and Conway,
Arkansas have all implemented an impact fee system where the fee varies depending on where the
development is proposed.
Form a coalition of cities and organizations in Arkansas that support a Transfer of
Development Rights (TOR) program, and then identify elected officials within the
state legislature to introduce TDR enablinglegislation. (Goal 1. 2 & 6)
A transfer of development rights {TAR) program uses market forces to promote conservation in high
value natural or open space areas while encouraging density or infill development in designated
areas. TDR programs have been utilized around the country since 1980, and 22 states have aC �I
enacted legislation to support TDR programs, while 6 currently have proposed legislation. In a TDR w A lA jr
program, a community identifies an area within its boundaries that it would like to see protected ��f1
from development (the sending zone) and another area where the community desires more urban
C- a
style development (the receiving zone). Landowners in the sending zone are allocated a number
of development credits that can be sold to developers or the community itself. In return for
selling their development credits, the landowner in the sending zone agrees to place a permanent
conservation easement on his or her land. Meanwhile, the purchaser of the development credits
can apply them to develop at a higher density than otherwise allowed on property within the
receiving zone.
Develop a conservation o ment ordinance or other development form for rural
properties, or those with r onmentall sensitive features. (Goal 2 & 5)
Conservation neighborhoods and other flexible site design techniques allow for the development
of housing, streets and utilities in a more economical and efficient manner, and consume less open
land, protect wildlife habitat, waterways, natural resources and agricultural lands.
Increase lot size requirements within the planning area to meet County zanine. !Goal 2l
The City's current development regulations do little to discourage development in the Planning
Area, currently allowing up to four units per acre, a quarter of the size currently permitted in
the County. However, the County's one acre minimum may be varied, allowing much denser
development in areas that typically lack the infrastructure necessary to support auto -dependent
suburban development. Additionally, these developments may result in additional utility f'
infrastructure maintenance, and eventually lead to the City annexing individual or community
septic systems.
o internal processes to align undin development and olanning of city
infrastructure with the goals of City Plan 2030_ (Goal I & 2) r s
The Capital Improvement Plan and Transportation Improvement Bond Program are important
planning and development tools that address major capital improvements of the City. However,.
these programs, if not thoroughly analyzed, may have the unintended consequence of subsidizing
development in rural areas that are not in line with the policies of City Plan 2030.
City staff should put forward proposals for funding that reflect the policies and goals of City
Plan, directing investments into areas where growth is not only being encouraged, but where
redevelopment is expected and existing infrastructure is inadequate to support new growth.
Identify existing ro erties that are vacant or prime for redevelopment and initiate CI '
lY
rezoninQ discussions with proertv owners. Goal 1. 2 & 3)
The city must promote infill, revitalization and traditional town form. Strip commercial qn
development encouraged by conventional zoning has been the predominant development Me
C. 4
form for the last 50 years. Major thoroughfares such as College Avenue, Martin Luther King Jr.
Boulevard, and South School Ave. are prime examples of this form, but there is much opportunity
for redevelopment now and in the future. The first step is to inventory and map the locations of
vacant or underutilized property, and properties where buildings are approaching the end of their
lifespan. Individual property owners should then be contacted and provided information regarding
development opportunities. The City should also publicize these redevelopment opportunities and
offer incentives for rezoning to form -based districts.
Pursue investment and transformation of the Fayetteville Expressway Economic
Development Corridor. (Goal 1. 2 It 4)
The Fayetteville Expressway Economic Development Corridor is the most congested travel corridor
in the region, carrying over 166,000 vehicles per day. The Corridor is generally bound on the
north by Great House Springs Road/Main Street, on the west by Interstate 1-540, on the east by
North College Avenue, and the south by Millsap/Futrall Avenue. Public and private investment
within this area would increase land value, generating "great addresses" and allow the area to
accommodate multiple modes of travel.
Del�sra alley design_ standards and regulations that enable all developers to utilize r _ �' : • b�
the Master Street Plan cross-section while meeting Fire Department and Solid Waste
Division requirements. (Goal 3 a 41.
Evaluate existing street design speed. operating speed and posted speed limits.
to ensure that each is appropriate based an the roadway design and context of the
surrounding environment. (Goal 41
Support rezoningpropasals that result in increased density around logical future
transit stops. rail corridors and maior transportation corridors. (Goal 4)
Sport development and redevelopment opportunities along the existing rail line
and determine locations for expanding rail service to_serv_ice_industrial destinations
such as the Favetteville Industrial Park. (Goal 4)
Include public transportation providers in the design phase of new street proiects and
determine if there is a current or future need for benches, shelters, or bus turn-offs. ai PL41y
Goal 4�L1r1�
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Local transportation providers often have funds available for amenities that promote and improve
public transportation services. However, it is often more challenging and expensive to add these
facilities to existing streets. Therefore, consideration should be given to these facilities during the
design of new streets, or major street improvements.
Use the Enduring Green Network boundary map as a tool when making decisions on
arkland aCceptance and ac uisition, offsite tree r a 'o • and when updating
the Master Trail Plan. (Goal 4 & 5)
Develop a system trics for the city to evaluate ioritiae properties for
inclusion in the enduring green network. (Goal 5)
Grow the CommunityRevolving Loan Fund to a value that allows the energy nc
program to be expanded to serve the small business and residential sectors, and
pursue that compliments the Community Develooment 81ock Grant
program, and when necessary. provide staff support to obtain and administer these
funds. (Goal 6)
D_evelov educational materials for homeowners. c ibin benefits and opportunities
for improving energy i d reducing month!y utility costs. (Goal 6
Utilizing public meetings, town hall events, the Local Government Channel, appointed committees,
and other outreach methods, City staff will educate residents on energy efficiency opportunities
from local, state, and national sources. Opportunities include Federal tax credits and state
rebates for energy efficiency and renewable energy, low income weatherization programs, energy
efficiency rebates through local utilities, and the City's Revolving Loan Fund.
Develop a cottage development ordinance. (Goal 1. 2 Fr 6)
Cottage developments encourage innovation and variety in housing while ensuring compatibility
with established neighborhoods, and provide opportunities for ownership of detached single-family
dwellings for a population diverse in age, income and household size.
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C. 4
1 1
Utilize the Historic District Commission. (caors I.2 und31
Adopt a tiered impact fee system. iro.is l and 2(
form a coalition of cities and organisations in Arkansas that support a Transfer of
Development Rights ITDR) program, and then identify elected officials within the state
legislature to introduce TDR enabling legislation. (Goal +. 2 a 6j
Evaluate existing street design speed, operating speed and posted speed limits, to
ensure that each is appropriate based on the roadway design and context of the
surrounding environment. (Goal dl
Create a complete neighborhood or street corridor plan every other year utilizing a
charrette process, and analyze water and sewer capacity to identify opportunities or
limitations for development. IG I ,, a & 6y
Support rezoning proposals that result in increased density around logical future
transit stops, rail corridors and major transportation corridors. (Gooa4)
Support development and redevelopment opportunities along the existing rail line and
determine locations for expanding rail service to service industrial destinations such as
the Fayetteville Industrial Park. (Gogh)
Pursue investment and transformation of the Fayetteville Economic Development
Corridor_ {Goa 1.2841
Include public transportation providers in the design phase of new street projects and
determine if there is a current or future need for benches, shelters, or bus turn-offs.
(coal of
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zUAN
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Economic Analysis
Annual tax yield per acre by land use
$alasola County Flpflda Study
591.472
$3S51 $8,211 $8,314 $15
county city big -box store fast-food mixed -use
residential residential franchise 1w -rise
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City Plan 2D30
Page 1 DO of 184
11
image courtesy of [lruversFty of Arkansas Cammunfty Resign Center-
C. 4
City Plan 2030
Page 101 of 184
The Economics of the City Plan 2030
A review of the economic impact of growth pattern options shows that implementing the City
Plan 2030 strategies wit[ have positive effects on businesses and public services.
The economic impacts of development growth may vary widely and are closely associated with
land use patterns. The strategic and long-range planning of infrastructure, land use, and the
intensity and density of development will positively influence the economic vitality of business
and public services.
GROWTH PATTERNS.
The original pattern on which the City was laid out was a compact plan, using gridded streets
with the town square at the center. This pattern continued up until the middle of the twentieth
century, as the City continued to grow. The development pattern in the years leading up to
World War II was typically more compact and well connected; for the purpose of this analysis
we called this area the Inner Core. In the post war years the City's dominant development
pattern was auto oriented, often disconnected with rigid land use separations. Areas adjacent
to the Inner Core, because of their close proximity, represent much of the development that
occurred from the 1940's to the 1980's. We called this area the Outer Core. The rest of the City
is designated as the Non -Core area.
POPULATION DENSITY AND DEVELOPMENT PATTERNS.
The Inner Core, Outer Core and Non -Core areas of the city were analyzed for population
density. Using the 2010 U.S. Census information the Inner Core has a population density of
4,212 people per square mile. This translates to 6.6 people per gross acre with a current
household size of 3.25 per gross acre. This is approximately the density of the Washington
Willow neighborhood. The Outer Core area has a population density of 2,336 people per square
mile, or 3.7 people per gross acre and 1.82 households per gross acre. The density of the Non -
Core areas of the city is much lower at 521 people per square mile, or around 0.8 persons per
gross acre which yields 0.4 households per gross acre.
1
The Inner Core is comprised of approximately 3.3 square mites. The Outer Core is 11.5 square
• a
�a3o ��
miles and the Non -Care are of the City is 74.3 square miles.
Core Arecs of Fayetteville
C. 4
Gly Plan 2030
Page 102 of 184
FUTURE GROWTH PROJECTIONS.
The Northwest Arkansas Region Planning Commission (NWARPC)
estimates future population growth for the region using the
latest U. S. Census Bureau data. Utilizing 2010 Census data the
NWARPC estimates that Fayetteville will grow to a population
of 110,725 by the year 2030. This will be an increase of an
additional 37,145 people added to the existing 2010 population
of 73,580. Planning and anticipating the location, form and
function of land use and growth patterns enables the City and
its existing residents to guide where this growth will occur. In
repeated public input sessions for both City Plan 2025 and the
City Plan 2030 update, residents have expressed their desire
to accommodate this growth within the existing core and limit
development sprawl on the edge. Infill, redevelopment and
vertical development can easily accommodate the estimated
future population within the core of the City.
DESIRED DEVELOPMENT PATTERNS TO ACCOMMODATE
FUTURE POPULATION GROWTH.
The real estate crash of 2008 has had serious implications far
the housing market and it will continue to impact future development patterns. Nationally,
foreclosure rates have been especially high in the suburban fringe areas. Current real estate
trends both locally and nationally show that people are rethinking how they prioritize home
buying decision factors. Factors such as commute times or transportation costs are being
weighed against typical suburban development features such as expansive private yard space or
three car garages.
Generational housing preferences are also beginning to impact where and how future growth
will occur. Both the Baby Boom and the Millennial generations are looking for mixed -use and
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1 U ! % `
V Il
1 8
(�30
walkable urban neighborhoods over single -use conventional suburban housing. Due to their large
cohort sire, these two generations will generally guide and determine the location and consumer
housing preferences that will be built in the future. Fortunately, a tot of land within the core
of the City remains undeveloped or underdeveloped. With infrastructure such as roads, utilities
and expanding public open spaces in place, the inner and outer cores of the City have the most
C_ 4
City Plan 2030
Page 103 of 184
potential for accommodating future growth in an efficient and livable manner if the underlying
zoning regulations are permitted to change accordingly.
This future potential development pattern is similar to that of Fayetteville's historic and
highly regarded neighborhoods such as the Wilson Park, Washington Willow or Walker Park
neighborhoods that were built with a residential net density of 6 to 10 units per acre. The
historic neighborhoods of Fayetteville share some common characteristics; highly connected
street systems with small blocks, a mix of residential housing types, sizes and densities, close
proximity to commercial and retail uses and accessibility to meaningful open space. These basic
characteristics are essential in order for residents to perform some of their daily functions
without the use of an automobile.
Strip development and high arterial traffic counts are not necessary to support retail and
commercial activity if it is located in or adjacent to walkable neighborhoods of sufficient
residential density. Closely clustered shops and services encourage walking by creating
interesting destinations to meet people, and allow sufficient aggregations of retail and services
to achieve economic utility for consumers. Auto trips per household decline as fewer car trips
are necessary for everyday needs.
Perhaps the most important aspect of good neighborhood design is a rich variety of housing
choices. The historic development pattern that exists downtown illustrates a robust diversity
of housing stock. Located within a single block may be single-family homes, condominiums,
multi -family apartments, duplexes, live -work units, accessory dwelling units and all other types
of residential uses. This variety allows people to remain in the same neighborhood as their
housing needs change over time. This concept of "age in place" is possible in neighborhoods
that have highly walkable street networks and that contain a large variety of housing choices at
residential densities supportive of retail uses and transit.
INEFFICIENCIES WITH CONVENTIONAL SUBURBAN DEVELOPMENT PATTERNS.
The trend towards efficient mixed use and walkable neighborhoods is encouraging because
_
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suburban development patterns are not sustainable. In suburban development patterns, low -
density retail, employment and services are auto -oriented, resulting in more strip development
p V
and auto -oriented centers. The continuation of a suburban development pattern results in
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increased congestion because all activity undertaken outside the home will require car trips.
Workforce housing is less likely to be built because the cost of land development and services
per unit is higher in less dense development. Given the higher cost per unit, developers often
Foyettevflle s growth over time.
Source: tiniversify of Arkenses
Cc,mmunity Design Center
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City Plan 2030
Page 104 of 184
must seek to maximize land profit by building larger units that may be
beyond the means of local workers such as firefighters, teachers and police
personnel.
Dispersed development also often yields a poor balance between tax
revenue received versus cost of service provision. For instance, a more
traditional development pattern at 7 units per net acre with units priced
at 5180,000 will have a total value of $1.26 million. At three units per net
acre, with housing valued at $300,000 per unit, total value would come
to $900,000. But the cost of services for seven units on the same net acre
is lower on a per unit basis than for the three units. When multiplied
over thousands of acres, this means that the cost of services in a Lower
density growth pattern Is higher for a given change in population because
many more acres are used: pipelines become longer, more road length
is required, police and fire response is more expensive or requires extra
facilities, etc. While revenue from sales tax would be the same in either
scenario, given the average incomes and growth of 37,000 people, the cost
to the City of providing roads and improvements for auto -oriented retail
and services is higher even though the return in taxes is constant.
Options for seniors are not typically as good in dispersed development patterns. According
to the National Association of HomebuiLders, as people age they value proximity to retail
services and medical facilities so that the use of the car is not an automatic necessity. As
people live longer, a growing portion of the population will be unable to sustain an auto -
oriented lifestyle.
ECONOMIC IMPACT ON FAYETTEVILLE SCHOOL DISTRICT.
One indicator of the economic effect an the school district is the balance of commercial
property and residential property. Currently, the school district generally receives more net
revenue from a commercial square foot than a residential square foot because commercial
properties do not add school children to the system. The cap on reappraisal for commercial
property is also 10 percent versus 5 percent for residential development. City Plan 2030
policy recommendations target commercial growth within the City boundaries by making
complete neighborhoods the standard, ensuring that commercial development accompanies
residential development.
ipj
12.1
12.2
12.3
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City Plan 2030
Page 105 of 784
Guiding Policies
r � :y -■!ems,.
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City Plan 2030
Page 106 of 184
12.1 FUTURE L4ND USE PLAN
12.1.1 Introduction
The Future Land Use Map identifies and promotes a form -based development pattern that recognizes a sequence of built
environments, from natural or very rural to densely urban. Rather than separating land uses, form -based development
patterns emphasize mixed uses at the neighborhood, block and buiLding level. The Future Land Use map is a tool used by
the community to envision change over time regarding land use variety, intensity or density_
Staff has developed a set of land use designations based upon current development patterns and the vision of future
development patterns as expressed in City Plan 2030. These area designations are intended to provide general guidance
for land use decisions that will shape development growth for the next twenty years.
• Natural Areas
• Rural Residential Areas
• Residential Neighborhood Areas
• City Neighborhood Areas
• Urban Center Areas
• Complete Neighborhood Plan Areas
• Civic and Private Open Space AreaslParks
• Civic Institutional Areas
• Non -Municipal Government Areas
• Industrial Areas
• Complete Neighborhood Plans
Each area is defined on the following pages and accompanied by examples and guiding policies. The Fut �I �■
Map is formally reviewed and updated by the Planning Commission and City Council every five years to A ► N
decisions and changing circumstances. ���Q .
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12.1.2 Future Land Use Map Designations
Natural Areas:
Natural Areas consist of lands approximating or reverting to a wilderness condition, including
those with limited development potential due to topography, hydrology, vegetation or value
as an environmental resource. These resources can include stream and wildlife corridors, as well as -.
natural hubs and cores, as identified in the FNHA study, many of which make up the backbone of the
enduring green network. A Natural Area designation would encourage a development pattern that
requires conservation and preservation, prevents degradation of these areas, and would utilize the I J�
principles of low impact development for all construction.
Guiding Policies:
a- Preserve a network of habitat and open space, protecting biodiversity and enhancing the City's
quality of life.
b. Preserve native vegetation and meet the habitat needs of multiple species. -
c. Encourage recreational and educational opportunities in appropriate areas to enhance :y „.. •. t ,
appreciation for existing environmental resources. Lr"
d. Identify areas of environmental concern and protect and preserve environmental resources.
e. Conserve open space and protect areas of significant riparian benefit, tree canopy and other
environmental resources through cluster development provisions, density controls, protective
easements and/or other development tools. -_
`CITY
VP
PORN
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Rural Residential Areas:
Rural Residential Areas recognize existing low -density, large lot residential development, but are
identified to encourage the conservation and preservation of woodlands, grasslands, or agricultural
lands that are sparsely settled. They may or may not have adequate street and water infrastructure
or public services, such as police and fire, to support urban or suburban densities and development
patterns nor should these services be expanded to accommodate further growth unless they are in
line with the following guiding principles:
Guiding Policies:
a. Allow and encourage historical agricultural and related uses to continue and to occur as
permanent land uses within planned developments.
b. If developed, encourage alternative development patterns, such as conservation or cluster
development types, to achieve compatibility with surrounding rural areas.
c. Foster a culture that supports local food production on a variety of scales.
d. Encourage, preserve and protect viable agribusinesses such as orchards, berry farms and small
scale produce -yielding businesses that provide goods for the local market.
CITY
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Residential Neighborhood Areas:
Residential Neighborhood Areas are primarily residential in nature and support a variety of
housing types of appropriate scale and context, including single family, multifamily and row -
houses. Residential Neighborhood encourages highly connected, compact blocks with gridded
street patterns and reduced setbacks. It also encourages traditional neighborhood development
that incorporates low -intensity non-residential uses intended to serve the surrounding neighbor-
hood, such as retail and offices, on corners and along connecting corridors. This designation
recognizes existing conventional subdivision developments which may have large blocks with
conventional setbacks and development patterns that respond to features in the natural envi-
ronment.
Charleston Place
Wilson Park Neighborhood
Brookhaven Neighborhood
Lakewood Neighborhood
r~�
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City Plan 2030
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Guiding Policies:
a. Encourage a block -and -street Layout that promotes walkable, cyclist -friendly
road designs with slow design speeds.
b. Utilize principles of traditional residential urban design to create compatible, livable and
accessible neighborhoods.
c. Eliminate design elements that prohibit complete, compact and connected neighborhoods.
d. Protect and restore Fayetteville's outstanding residential architecture of all periods and styles.
e. Encourage a development scale to maintain compatibility, use and proportionality between
a variety of residential and nonresidential land uses.
f. Site new residential areas accessible to roadways, alternative transportation modes,
community amenities, schools, infrastructure, and retail and commercial goods and services.
g. Minimize through traffic on minor residential streets, while providing connections between
neighborhoods to encourage openness and neighborliness.
h. Continue to encourage context -sensitive streets, allowing for efficient access to commercial and
residential areas for vehicles, pedestrians and cyclists.
Neighborhood Residential
fCorner Business
Monterey Apartments
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City Neighborhood Areas:
City Neighborhood Areas are more densely developed than residential neighborhood areas and
provide a varying mix of nonresidential and residential uses. This designation supports the widest
spectrum of uses and encourages density in all housing types, from single family to multifamily. Non
residential uses range in size, variety and intensity from grocery stores and offices to churches, and
are typically Located at corners and along connecting corridors. The street network should have a
high number of intersections creating a system of small blocks with a high level of connectivity be-
tween neighborhoods. Setbacks and landscaping are urban in form with street trees typically being
located within the sidewalk zone.
City Neighborhood Areas encourage complete, compact and connected neighborhoods and are in-
tended to serve the residents of Fayetteville, rather than a regional population. While they encourage
dense development patterns, they do recognize existing conventional strip commercial developments
and their potential for future redevelopment in a more efficient urban layout.
Guiding Policies:
Protect adjoining properties from the potential adverse impacts associated with
non-residential uses adjacent to and within residential areas with proper mitigation measures
that address scale, massing, traffic, noise, appearance, lighting, drainage, and effects on
property values.
Provide non-residential uses that are accessible for the convenience of individuals living in
residential districts and where compatibility with existing desirable development patterns
occurs.
Reduce the length and number of vehicle trips generated by residential development by
enhancing the accessibility to these areas; encourage walkability as part of the street function.
■
:City
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Neighborhood shopping should be within walking distance of residential use, or approximately
one -quarter mite.
d. Encourage developers to designate and plan for mixed -use corners at the time of approval to
properly plan for accessibility to these areas.
e. Encourage pedestrian -friendly, mixed -use buildings through the use of transparent glass for
commercial uses at street Level and building entrances that address the street.
f. Encourage a block -and -street layout that promotes walkable, cyclist -friendly road designs with
slow design speeds.
g. Encourage mixed -use development that is sensitive to surrounding residential uses and allows
for day and night utilization of available parking.
h. Utilize principles of traditional residential urban design to create compatible, livable and
accessible neighborhoods.
i. Encourage properties to redevelop in an urban form.
j. Protect and restore Fayetteville's outstanding residential architecture of all periods and styles.
k. Utilize the Master Street Plan and incorporate bike lanes, parkways and landscaped medians
to preserve the character of the City and enhance the utilization of alternative modes of
transportation.
1. Manage non-residential development within and adjoining residential neighborhoods to
minimize nuisances.
m. Minimize through traffic on minor residential streets, while providing connections between
neighborhoods to encourage openness and neighborliness.
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�Id ,
•t
I4I U -
Urban Center Areas:
Urban Center Areas contain the most intense and dense development patterns within the City, as
well as the tallest and greatest variety of buildings. They accommodate rowhouses, apartments, local and regional retail, including large-scale stores, hotels, clean tech industry and entertainment uses.
These areas are typified by their location adjacent to major thoroughfares with high visibility, usu-
ally automobile -dependent customers and large areas dedicated to parking. Although Urban Center
Areas recognize the conventional big -box and strip retail centers developed along major arterials,
it is expected that vacant properties will be developed into traditional mixed -use centers, allowing
people to live, work and shop in the same areas. Additionally, infill of existing development centers
should be strongly encouraged, since there is greater return for properties already served by public =i l
infrastructure. 1- •.rti
Guiding Policies: _1i
a. Encourage mixed -use development to allow for shared parking and day and night utilization of
available parking.
b. Encourage intensive mixed -use development within one -quarter mile of public transit routes.
c. Provide enough retail business and service space to enable Fayetteville to realize its full
potential as a regional market.
d. Encourage continuing improvements and expansion of regional shopping and entertainment
attractions.
e. Require that large commercial sites be designed and landscaped in a manner that preserves the
aesthetic character of their surroundings.
'-•----
f. Direct new regional development into designated regional commercial centers.
Cr Tf
g. Approve new regional commercial development as Planned Zoning Districts [e.g. shopping
centers, business parks, medical parks, industrial parks and mixed -use developments) D A
ELAN
or complete neighborhood plans in order to assure the overall integration of design and use.
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City Plan 2D30
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h. Utilize principles of traditional residential urban design to create compatible, livable
and accessible neighborhoods,
i. Protect and restore Fayetteville's outstanding residential architecture of all periods
and styles.
j. Utilize the Master Street Plan and incorporate bike lanes, parkways and landscaped
medians to preserve the character of the City and enhance the utilization of
alternative modes of transportation.
k. Utilize open space by providing pocket parks and community green space, creating
connectivity of natural areas across the community.
1. Encourage the integration of clean tech industrial uses with residential and
commercial uses.
C.
City Plan 2030
Pape 115 0154
ivic and Private Open Space/Park Areas
Civic and Private Open SpacelParks Areas are sites that are permanently dedicated to open space or
park (and.
Guiding Policies:
cocetery
a. Encourage parkland dedication and conservation easements for trails that support the Fayetteville
Alternative Trails and Transportation Plan, the 10 -Year Parks Master Plan and the Enduring Green
Network.
b. Provide an integrated network of open space areas throughout the City to serve local residents as well
as provide a regional asset and visitor attraction.
c. Plan for the tong -term preservation and enhancement of open space (including undeveloped natural
areas, utility corridors, and key scenic corridors) within the Fayetteville green network.
d. Conserve open space within the Fayetteville green network through private acquisition and other
acceptable conservation methods.
e. Encourage the creation of connected trails and walkways between community activity areas and
neighborhoods and enhance with kiosks and rest stations.
Lake Fayetteville
f. Encourage community -based "green" infrastructure such as rain gardens, vegetated drainages and
Spillway Brims.
bio-retention facilities.
g. Encourage pocket parks, especially in the urban center areas.
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Va. p�Al
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Civic Institutional Areas:
Civic institutional Areas are dedicated for buildings generally operated by not -for-profit organizations
dedicated to culture, government, education or transit and municipal parking.
Guiding Policies:
a. Encourage the establishment of civic institutional areas in locations that would serve large
concentrations of Fayetteville citizens.
CITY,
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_____ 'TT'" r
Complete Neighborhood Plans:
Complete Neighborhood Plan Areas are areas that have a Master Development Plan created
through a public input process that has been approved by the City Council and includes the elements ,
of a complete, compact and connected neighborhood.
Guiding Policies:
a. Refer to the applicable master plan for the guiding policies specific to the neighborhood because each complete neigh-
borhood plan has been adopted with specific goals, objectives and strategies for implementation. These master plans
should be referred to first as a land use guide.
Downtown Master Plan Res. 140-04
Walker Park Master Plan Res. 19-08
Fayette Junction Master Plan Res. 119-08
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City Plan 2030
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Industrial Areas:
Tyson Plant
Industrial Areas are those areas with buildings that by their intrinsic function, disposition or
configuration, cannot conform to one of the other designated areas and/or its production process
requires the area to be separated from other uses.
Guiding Policies:
a. Noise, visual, air and water pollution shalt be minimized though performance standards. �A
b. New industry shalt be recruited and encouraged to locate within the existing industrial park unless
rail access is necessary to the industry.
c. Industrial zones that are not consistent with the Future Land Use map should be rezoned to more Clean Technology Building
appropriate uses.
d. Encourage the use of "green" technologies to minimize noise, air and water pollution.
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Non -Municipal Government Areas:
Non -Municipal Government Areas are those areas that do not fall within the City's jurisdiction and
are not subject to zoning or development regulations. These areas may include institutional campuses,
county or state offices, etc.
Guiding Poircies:
a. Encourage the integration and coordination of non -municipal government areas with planning
and development in surrounding City -regulated areas,
b. Provide opportunities for integration of the areas into the City should the existing non -municipal
government ever change, adding street connections, pedestrian and utility connections.
4
Washington County Courthouse
University of Arkansas
r1__.
Cm
D D A FERN 1
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12.2 MASTER TRANSPORTATION PLAN
Amended September 17, 1996, Street clossifitations, Res- No- 97-96
Amended September 6, 2005, Downtown Master Plan Street Ciussifications, Res. No. 183-05
Amended September 4, 2007, Res- No- 161.07
The Master Transportation Plan is the guiding policy that the community, City Staff, the Planning Commission and the
City Council utilize to proactively guide decisions regarding street classification, design, location, form and function.
The Master Transportation Plan prescribes and plans for the development of a multi -modal transportation system in the
form of streets, sidewalks, bike lanes, trails and transit. A multimodal transportation system is vital to growing a livable
transportation network. Consistent planning ensures that streets will efficiently circulate traffic within the community
and connect Fayetteville to the rest of the region. Special emphasis should be placed on multi -modal transportation
infrastructure design, access management and traffic speed and volume considerations when planning streets- The Master
Transportation Plan is updated on a five year basis in conjunction with City Plan 2030 in order to be adaptable to change
over time.
The Master Transportation Plan contains the Master Trails Plan and the Master Street Plan.
Master Trails Plan
The Fayetteville Alternative Transportation and Trails Master Plan (FATT Plan), guides the development of trails in the
City's expanding trail network. The Master Trail Plan Map illustrates future trail alignments and trail corridors for the
purpose of acquiring easements and right-of-way. As development occurs adjacent to future trail alignments, careful
attention will be paid to acquiring easements and providing site design input during the development review process. The
trail cross -sections that follow the Master Street Plan cross sections will be utilized for the construction of City traits. Trait
surface materials may vary according to site considerations such as proximity to floodplains or floodways.
Master Street Plan
The Master Street Plan is comprised of a map illustrating the street classification and location, and a document of street
crass sections showing the dimensional requirements of the street. In conjunction, these two documents are used to guide
long range traffic planning through street function, design and location.
The City supports context sensitive street design that acknowledges the function and use of the street in
current and future land use. The design and dimensions of streets that fall under the same functional cla
vary greatly due to the surrounding existing or future land uses and the function of the street. For instan
PLAN
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speed collector in a neighborhood may have on -street parking while a higher traffic speed collector would have bike
lanes. The City's access management and street connectivity policies provide the toots to guide the access and dispersal of
traffic.
Low Impost development: The City encourages the use of Low Impact Development (LID) stormwater management
strategies in street design and construction. Each of the street cross sections can be modified to incorporate LID best
practices for stormwater management. Streets that include landscape strips or bump -outs are ideal for implementing
LID strategies such as swales or infiltration basins. Developers and engineers should work closely with the City's
Development Services Department to plan and design appropriate stormwater management strategies and structures.
Public Transportation: The construction of bus benches, shelters and pull -offs is a critical part of a successful
transportation system. However, the need for such facilities is ultimately determined by the transportation providers.
Therefore, the City should consult with transportation providers prior to the design of any new street, or major street
improvement project to determine if the need for new facilities exists.
Streets in University of Arkansas Campus: The City of Fayetteville and the University of Arkansas will partner together
in the planning, design and construction or reconstruction of streets located within the University of Arkansas campus
area. These streets are identified on the map and within this document. Streets identified on the Master Street Plan
Map and within the University of Arkansas boundary are intended to be reviewed concurrently with City and University
staff prior to design. These streets should be consistent with the policies of the Master Street Plan, but may require
alternative cross -sections due to physical constraints unique to the University.
toternotionaf Fare Code: The International Fire Code (IFC), which the State of Arkansas has adopted, requires a 20 -foot
minimum of unobstructed width on all roads, which is reflected in the proposed street cross -sections. If structures on
either side of the road exceed 30 feet or three stories, then the IFC requires a 26 -foot minimum of unobstructed width.
This document recognizes that street cross -sections may be modified to meet the IFC requirements.
The following street cross -sections are functionally classified in accordance with the U.S. Department of Transportation's
National Highway Functional Classification Study Manual. In addition, the street cross -sections provide sensitivity to
context by providing options for both suburban and urban developments and accommodating cyclists and low -impact
development neighborhoods. Additional utility easements will be required outside of the specified right-of-way on a
project specific basis, as determined by the utility companies.
WWi7AYi
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12.2.1 ALLEYS
Alleys are used in conjunction with streets to provide rear access to properties, garages and off-street parking. Driveways
connected to alleys should have sufficient depth to allow vehicles to park and not encroach into the alley right-of-way.
Solid Waste
Solid waste pick-up is allowed, subject to the following standards:
"No parking" signs are installed at the entrance(s) and mid -block locations.
• Designated locations for carts and recycle bins are kept free of obstructions.
Bulk hauling and brush collection is placed at the public street.
A 20' driveway is provided between the garage/house and alley right-of-way.
On -street parking is provided.
Address numbers are installed on the front and rear of every structure.
Minimum radius requirements are provided.
Dead-end alleys are prohibited.
Fire Department
Alleys used in conjunction with single- and two-family units are not intended to serve as fire access roads when structures
also adjoin a private or public street that provides the required fire access. Fire access roads shall extend to within 150
feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an
approved route around the exterior of the building or facility.
When an alley serves as the sole access, or when more than one access is required due to building height, condition of
terrain, climatic conditions, the potential for impairment of a single road by vehicle congestion, or other factors that
could limit access, alleys may need to be designed in accordance with the Arkansas Fire Code to support apparatus access,
with approval from the fire code official.
LL
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7 a RESIDENTIAL REAR ALLEY: ONE-WAY
Design Service Volume: a 200 vpd
TraveL Lanes:
One 10' lane
Parking:
Not allowed within alley R.O.W.
Paved Width:
12' from outer edge of
concrete strip
Right of Way:
20'
Sidewalks:
None
Greenspace:
Both sides of alley, min.
4' wide, unencumbered
Curb cuts:
Continuous access possible
•No curb required
lb RESIDENTIAL REAR ALLEY: TWO-WAY
Design Service Volume: < 200 vpd
Travel Lanes:
Two 7' lanes
Parking:
Not allowed within alley R.O.W.
Paved Width:
16' from outer edge of
concrete strip
Right of Way:
20'
Sidewalks:
None
Greenspace:
Both sides of alley, min.
2' wide, unencumbered
Curb cuts:
Continuous access possible
No curb required
4' 4'
GREEN- GREEN -
SPACE SPACE
r+o unurr j
iN 4' 1• LANE
CREENSPAC£ CONCRETE 20' CONCRETE
R.O.W.
2 • 2'
GREEN- GREEN -
SPACE SPACE
LANE LANE
CONCRETE 20' CCNCRE1E
R.O.W.
City
PLAN
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Papa 124 of 184
1c COMMERCIAL REAR ALLEY; ONE- OR TWO-WAY
Design Service Volume: c 200 vpd
Travel Lanes:
1Wo 9' lanes
Parking:
Not allowed within alley R.O.W.
Paved Width;
20' from outer edge of
concrete strip
Right of Way:
24'
Sidewalks:
None
Greenspace:
Both sides of alley, min.
2' wide, unencumbered
Curb cuts:
Continuous access possible
No curb required
2 2'
GREEN- GREEN -
SPACE SPACE
Jf B 1
�• LANE LANE 4
CONCRETE 24• CONCRETE
ROW.
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12.2.2 RESIDENTIAL STREETS
RESIDENTIAL STREETS provide for the lowest level of traffic
and service. They provide access to residential property and
are intended to be used only by local traffic. A high degree
of street connectivity is required for easy dispersal of traf-
fic. Residential Street block lengths shall not exceed 600 feet.
Residential streets have a low level of access management,
with curb cuts permitted every 50 feet.
2a RESIDENTIAL:
Design Service Volume:
Desired Operating Speed
Travel Lanes:
Parking:
Paved Width:
Right of Way:
Sidewalks:
Greenspace:
< 300 vpd
15-20 mph
Two 9' lanes
Not Allowed
20' from face of curb
43'
Both sides of street, min.
5' wide, located in R.O.W.
at R.U.W. line
Both sides of street, min.
6wide
' ST 37 may substitute for the Residential Street cross-section
urban condition.
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MAX.
CITY
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2b RESIDENTIAL LOW -IMPACT DEVELOPMENT;
Design Service Volume: S 300 vpd
Desired Operating Speed: 15.20 mph
Travel Lanes: Two 9' lanes
Parking: Not Allowed
Paved Width: 20'
Right of Way: Varies
Sidewalks: One, at least 5' wide, adjoining 5' greenspace
Greenspace: One side of street, min. 5' wide
Bio-Swale: Both sides of street, width dependent upon site conditions and approved by City Engineer.
Tree plantings may be permitted by the Urban Forester
R.O.W. VARIES
�20' ROAD
SLOPE 3' 1 SLOPE Y.1 SLOPE S SLOPE L 3: 1
DR LESS pi LESS � R S R 9R LESS OR LE55
810-SWALE
5' 5' SHALL EE
61D SWALE LANE LANE GREEN SIDE- DESIGNED
1 f SPACE WALK BASED UPON SIT
CONCRETE CONCRETE CONDITIONS AND
APPROVED Or
CITY ENGINEER.
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12.2.3 LOCAL STREETS
LOCAL STREETS provide for a moderate level of traffic flow and service. They provide access to abutting land uses
and provide connections to higher order street classifications. Local Urban streets are encouraged in City Neighbor-
hood and Urban Center areas as depicted on the Future Land Use Map. Local Urban Streets are also
appropriate for areas that may function as a main street for a neighborhood, offering mixed uses and a
pedestrian -friendly environment. LOCAL STREETS
have a low to medium level of access management, -
with curb cuts permitted every 50 feet.
3a LOCAL: 4r�
Design Service Volume: < 4,000 vpd
Desired Operating Speed: 20-25 mph
Travel Lanes: One 10' lane,
One 9' lane
Parking: One 7' lane °r
Paved Width: 27' from face of curb " ".:.
Right of Way: 50'
Sidewalks: Both sides of J
street, min. 5' wide,
located in R.O.W. at ° I
R.O.W. line
Greenspace: Both sides of street,
min. 6' wide.
May be widened to
facilitate Low -Impact -i u
Development
techniques,
subject to approval
by City Engineer- I{
c S -- 1 City
ST 45 may substitute for local street cross-section �J I a p 7
in an urban condition. ■ �A� ;I
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3b LOCAL URBAN:
Design Service Volume:
Desired Operating Speed
Travel Lanes:
Parking:
Paved Width:
Right of Way:
Sidewalks:
Greenspace
< 4,000 vpd
20-25 mph
Two 9' Lanes
Two 8' Lanes with bump -outs
20' from face of bump -out curb
36' entire width to face of curb
53'
Both sides of street, min.
8' wide with grated tree wells
against curb
Both sides of street, tree wells
0
L w wems uac
0
Cy
PLAN 1
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12.2.4 COLLECTOR STREETS
COLLECTOR STREETS provide traffic circulation within residential, commercial, and industrial areas. They collect
traffic from local or residential streets in neighborhoods and facilitate traffic movement into the arterial system.
Connections between arterials should be direct in order to disperse traffic throughout the city. Collector streets vary
in width and function as they respond to the context of the adjacent land uses. A minimum right-of-way of 59 feet
shall be provided where a collector is depicted on the Master Street Plan with a 70 -foot right-of-way provided at
intersections with other collectors, minor arterials and principal arterials. The intersection right-of-way must extend
a minimum of 200 feet from the intersection. A 70 -foot right-of-way may be required if the volume or turning move-
ments of traffic generated or predicted warrants a continuous turning lane_ All collectors have a moderate level of
access management with curb cuts permitted every 100 feet.
The City recognizes that the design of collector streets may vary depending upon the context of the existing and
future land use in a particular area. The following three collector cross sections provide flexibility in context while
utilizing a standard right-of-way and pavement width. This permits multiple configurations of on -street parking and
bicycle facilities through different pavement markings and striping. The standard pavement width will enable the
street to easily transform as land use intensity or density changes over time.
cry
a o A PLAN'
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City Pain 27130
Pigs 130 of 184
4a COLLECTOR (INTERSECTION):
Design Service Volume:
< 4,000 vpd,
6000 vpd
with left
turn bays
Desired Operating Speed:
25-30 mph
Travel Lanes:
Two 14' shared
motorist and
cyclist Lanes
Turn Lane:
11' turn bays
where warranted
Bicycle Lanes:
Shared with
motorist Lane
Parking:
None
Paved Width:
41' from face
of curb
Right of Way:
70'
Sidewalks:
Both sides of
street, min.
5' wide,
located in R.O.W.
at R.O.W. line.
Greenspace:
Bath sides of
street, min.
9' wide
io
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City P18n 2030
Page 131 of 184
4b COLLECTOR (SHARROW):
Design Service Volume: <4,000 vpd,
<6000 vpd with Left
turn bays
Desired Operating Speed:
25-30 mph
Travel Lanes:
Two 14' shared
motorist and cyclist
lanes
Turn Lane:
11' turn bays where
warranted (See 4a)
Bicycle Lanes:
Shared with drive Lane
Parking:
None
Paved Width:
30' from face of curb
Right of Way:
59'
Sidewalks:
Both sides of street,
min. 5' wide,
Located in R.U.W. at
R.O.W. line
Greenspace:
Both sides of street,
min. 9' wide
•
7�c
5'
R�� aTEr 1EW
'UIN 5' 9 i J,14' 5 -*9 MOTIXNST 16' SHARED MOTQFVSTI 9
SIHWAL>< CPEENSP9LE k CYWST L*NE Sr CYCLIS LANE Lae ENSa+�LE L�,�L
} �30• r.c.---f
9ROW
CIry
PLAN I
C. 4
City Plan 2830
Page 132 of 184
4c COLLECTOR (WITH PARKING):
Design Service Volume:
< 4,000 vpd,
< 6000 vpd
Desired Operating Speed:
25-30 mph
Travel Lanes.
Two 11'
motorist Lanes
Turn Lane:
None
Bicycle Lanes:
Shared with
motorist Lanes
Parking:
One 8' Lane
Paved Width:
30from face
of curb
Right of Way:
59'
Sidewalks:
Both sides of
street, min.
5' wide,
located in
R.Q.W. at
R.Q.W. line.
Greenspace:
Both sides of
street, min.
9' wide
6. 6.
9' �'
PhRkINC
rv. 5 cwicw- u:_ ____IAHI�-lA4! CRFFu- uW 5'
�G_WAtK SPA[E 70" F.C SOA[E
s cewxu
59' R4N
[JL.
C
CITv
PLAN/
C. 4
City Plan 2030
Pepe 133 of 134
4d COLLECTOR (WITH BICYCLE LANES):
Design Service Volume:
a 4,000 vpd,
< 6000 vpd
Desired Operating Speed:
25.30 mph
Travel Lanes:
Two 10'
motorist lanes
Turn Lane:
None
Bicycle Lanes:
5' wide, both
sides of street
against curb
Parking:
None
Paved Width:
30' from face
of curb
Right of Way:
59'
Sidewalks:
Both sides of
street, min_
5' wide,
located in R.Q.W.
at R.O.W. line.
Greenspace:
Both sides of
street, min.
9' wide
{
L•J MR
7 S �A� •u $ - v �-�
SPACE uHE E FANE '
5- V3O r.. lwALI ROw
II
O
Cl rY
PMANI
2030
C. 4
City Alan 2030
Pape 134 a184
12.2.5 MINOR ARTERIAL STREETS
MINOR ARTERIAL STREETS provide mobility throughout the city, encouraging multiple modes of transportation with-
in the arterial network. Access should be limited to controlled intersections where possible. They have a moderate
level of access management.
5 MINOR ARTERIAL:
Design Service Volume:
<12,200 vpd
Desired Operating Speed:
30-40 mph
Travel Lanes:
Four 11' lanes
Bicycle Lanes:
5' wide, both
sides of street
next to curb
Parking:
None
Paved Width:
54' from face
of curb
Right of Way:
77'
Sidewalks:
Both sides of
street, min.
5' wide,
located in
R.O.W. at
R.O.W. line
Greenspace:
Both sides of
street, min.
6' wide
O
C. 4
Gty Plan 2030
Page 135 of 184
12.2.6 PRINCIPAL ARTERIAL STREETS
PRINCIPALARTERIAL STREETS carry high volumes of through traffic. They are designed as boulevards for beauty and
safety. They have a high level of access management and access should be primarily by way of cross -streets rather
than individual curb cuts.
6 PRINCIPAL ARTERIAL BOULEVARD
(WITH BICYCLE LANES) :
Design Service Volume:
a 17,600 vpd
Desired Operating Speed:
30-40 mph
Travel Lanes:
Four 11 'lanes
Bicycle Lanes:
5' wide, both
sides of street
next to curb
Median:
10', 12' turn
Lane at
intersections
Parking:
None
Paved Width:
2B' from face
of curb
64' entire
width including
median
Right of Way:
87'
Sidewalks:
Both sides of
street, min.
5wide, located
in R.O.W. at
R.O.W. line
Creenspace:
Both sides of
street,
min. 6' wide
ccer
w
CITY
1AN r
r
C. 4
City Plan Z030
Page 136 of 184
PRINCIPALARTERIALS WITH ON -STREET PARKING are intended to be used in compact urban environments that are highly
walkable and where building entries front the street. This street section is not intended to be used where traffic speeds
exceed 30 MPH.
7 PRINCIPAL ARTERIAL BOULEVARD J- F'
(WITH PARKING):
Design Service Volume: < 17,600 vpd
Desired Operating Speed: 25-30 mph k �� • �"�r
Travel Lanes: Four 11' Lanes
Bicycle Lanes: Shared with outer
auto travel lanes � , -3 "� � . �M- '—::u—,;—�n:� •—,:°�—k '�"R� 1
Median/Turn Lane: 20' median, or _
8' median with —
12' turn lane
Parking: 8' lane, both
sides of street I , if
Paved Width: 28' from face ° \% l.' C u
of curb with j
median ; 1 �, -i�M�� H:,
40' from face -1
of curb with _ '
turn lane Il
70' entire width IJ
including medians i 1^�•
Right of Way: 87' y jl
Sidewalks: Both sides of
street, min. 8' wide with _
grated tree wells ,� }
against curb
Greenspace: None
'Clry
PLAN
za��
C. 4
City Plan 2030
Page 137 of 1 S4
12.2.7 HILLTOP -HILLSIDE OVERLAY DISTRICT STREETS
H.H.O.D. (HILLTOP -HILLSIDE OVERLAY DISTRICT) STREETS are designed with a narrow right-of-way in order to mini-
mize grading disturbance and tree removal, while still accommodating utility locations, vehicular and pedestrian
movements. Hillside Residential streets carry limited traffic through neighborhoods, while Hillside Local streets col-
lect traffic from the neighborhoods and disperse it to minor arterials. They have a low level of access management.
8a HILLSIDE RESIDENTIAL:
Design Service Volume:
< 500 vpd
Desired Operating Speed:
15-20 mph
Travel Lanes:
Two 9.5' lanes
Parking:
Not ALLowed
Paved Width:
21' from face of curb
Right of Way:
27'
Sidewalks:
One, at least 5' wide,
abutting curb
Greenspace:
None
Utility Easements:
Two, 15' at R.O.W_
F li
ap- CLRa VRg k
NIAe 15 ,ynE 11 R s5
av 1;.5 .1l uE
B- WMER N u.
PIPE IDCWaE 9.5' RS' 18"1� SJ'
FR,E ?7' R.d-w e�E ItL E.CA�E CLFC
.RE■
5T5Y PP
(DEPT, V.RIE5)
8b HILLSIDE LOCAL:
Design Service Volume: < 4000 vpd
Desired Operating Speed: 20-25 mph
Travel Lanes: Twa 9.5' lanes ______UE______ s
Parking: One 7' Lane „, CuT EER C R8
Eu�T_ SR +5•
Paved Width: 27' from face of curb
Right of Way: 33'
-A E YC P,.RRFtiG 'i� MIH
Sidewalks: One, at least 5' wide, i� FC
r_u' R o u Wu'E '+fLl.CaOIE EEEC
abutting curb CE C
Greens pace: None STORY PIPE
Utility Easements: Two, 15' at R.O.W. e L FF VM'`5'
CITY
ELAN+
:_2 30
C. 4
City Plan 2030
Paps 138 of 184
12.2.8 DOWNTOWN MASTER PLAN STREETS
DOWNTOWN MASTER PLAN STREETS are specific to the Downtown Master Plan area.
9a ST 37 9/9
Design Service Volume
Traffic Lanes:
Parking:
Paved Width:
Right of Way
Sidewalks:
Greenspace:
c 300 vpd
Two 9' lanes
Not Allowed
20' from face of
curb
37'
Both sides of
street, min.
8' wide with
grated tree
wells against curb
Both sides of street,
tree wells
city
PLAN
?pip
C. 4
City Plan 2030
Fa ge 139 of 184
9b 5T 45 814019
Design Service Volume: < 300 vpd
Traffic Lanes: One 10' lane, ,�"
r.� ;1
One 9' lane
Parking: One 8' lane �'� �� 3
Paved Width: 28' from face of�}
curb :, q5.
Right of Way: 45'
Sidewalks: Both sides of
street, min. 8'
RIE- ..PFni4C— —.fin 9 �/C
Wide with grated _ ___________
tree wells against �°•" "„ ` s as ux
curb a.o.w
Greenspace. Both sides of
street, tree welts J
o
City
p ° . gPIgAN l
C-4
City Plan 2030
Pegg 140 of 184
9c ST 43 8/10/8 *
Design Service Volume: t 4,000 vpd
Traffic Lanes: One 10' Lane
Parking: Two 8' lanes K
Paved Width: 26' from face of
curb
Right of Way. 43' ,• }
CLNy k LL4ta1 N
Sidewalks: Both sides of
street, min. 8'
wide with grated 6 R'
tree wells against _ jj ur .+E llhF L
curb �" s ii�� 26
y0EWALK 3. stolwxlx
Greenspace: Both sides of Ao.
street, tree welts
This street cross section is permitted only for
portions of Locust Avenue and Meadow street
in the Downtown Master Plan Area.
III
II
MA%
CITY
D°A FlAN
za3n
C-4
City Plea 2630
P* 141 of 184
9d 5T63 11111111111
Design Service Volume: <17,600 vpd
Traffic Lanes: Four 11' lanes
Bicycle Lanes: None
Parking: None
Paved Width: 46' from face
of curb
r --
Right of Way: Bo y Y
Sidewalks: Both sides of 5
street, min. 8'a kn s
wide with grated
tree wells against y REE- ry N SEE -I
curb M• '�
Greenspace: Both sides of
tree wells I
I
i f
Y � i
. ii,. .
�3p
C. 4
Cily Plan 2D30
Page 142 Of 184
12.2.9 TWO-WAY SQUARE
The TWO-WAY SQUARE is designed to be utilized in town -square type scenarios, central to development, adjacent to mixed
use with high volumes of pedestrian traffic. On street parking and high Levels of pedestrian use keep vehicular speeds low.
10 TWO-WAY SQUARE
Design Service Volume:
< 4,000 vpd
Traffic Lanes:
Two 12' Lanes
Bicycle Lanes;
Shared with motorist
lane
Parking:
Two 19' Lanes,
angled 45', with
back in or pull in
Paved Width:
62' from face of curb
Right of Way:
79'
Sidewalks:
Both sides of
street, min. 12.'
wide with grated
tree welts against
curb
Greenspace:
Both sides of
street,
tree wells
CIfr
PLANT ,+
C. 4
City Plan 2030
Page 145 01 04
PAVED TRANSPORTATION TRAILS provide safe, alternative means of transportation for a variety of non -motorized uses. The
Fayetteville Alternative Transportation and Trails Master Plan identifies trail corridors that connect neighborhoods, busi-
nesses, schools and parks. The goal of the Master Plan is to create an interconnected system of trails throughout Fayetteville
to provide a network of alternative transportation routes for people of all ages to safely travel around the City.
All transportation traits are constructed 12 feet in width in order to accommodate the high volume and variety of users in-
cluding walkers, joggers, strollers, bicycles, wheelchairs, and any other non -motorized use.
ASPHALT TRAIL is used in areas where the trait is located above of the flood
prone areas and away from vehicle traffic. Trail pavement should match the
adjacent pavement surface when connecting to existing trail.
CONCRETE TRAIL is used when the trail is located in a flood prone area along
a creek- Concrete holds up much better than asphalt when subjected to
flood waters. Concrete is also used at road crossings including the ramps
and other areas where increased durability is necessary. Trail pavement
should match the adjacent pavement surface when connecting to existing
trail.
Desired Operating Speed: 15 mph
Travel Lanes:
Two 6' lanes
Paved Width:
12'
Right of Way:
30' minimum
Greenspace:
Both sides of trail
'CITY
C. 4
City Plan 2030
Pepe 144 of 184
C.4
City Plan 2030
Page 145 oT 184
Master Transportation Plan Guiding Policies
Circulation: Guiding Policies
In order to guide the formulation of a Master Transportation Plan and direct the Planning Commission regarding land use
decisions which affect transportation issues, the following policies are suggested:
12.2.10.a Promote the coordinated and efficient use of all available and future transportation modes. (Goal 4)
12.2. 10.b Meet the diverse transportation needs of the people of the City, including rural and urban populations and
the unique mobility needs of the elderly and disability communities.
12.2.10.c Ensure the repair and necessary improvements of roads and bridges throughout the City to provide a safe,
efficient and adequate transportation network.
12.2.10.d Minimize the harmful effects of transportation on public health and on air and water quality, land and other
natural resources.
12.2.10.e Promote reliance on energy -efficient forms of transportation.
12.2.10.f Incorporate a public participation process in which the public has timely notice and opportunity to identify
and comment on transportation concerns.
12.2.10.g Monitor and improve transportation facilities to conveniently serve the intra-city and regional travel
needs of Fayetteville residents, business and visitors.
12.2.10.h Monitor the incidence of traffic accidents and implement physical and operational measures to improve
public safety.
12.2.10.1 Support mass transit which offers convenient and reliable alternatives to the automobile. (Goal 4e)
12.2.10.] Establish facilities which accommodate safe and convenient travel for pedestrians and bicyclists. (Goal 4e)
12.2.10.k Promote mixed -use and traditional neighborhood development to reduce roadway demand and change
travel patterns. (Goal 3b, Goal 4)
12,2.10.1 Encourage consideration of the impacts on the transportation network in land use decisions made by the
Planning Commission.
12.2.10.m Periodically update the Master Street Plan in order to evaluate the context sensitivity and the
appropriateness of right-of-way dedication requirements.
12.2.10.n Encourage the construction of sheltered bus stops and bicycle parking facilities at transit stops, shopping
centers and employment centers -
12.2.10.0 Support multi -modal transportation options such as trails, sidewalks, bike lanes and mass transit. (Goal 4)
12.2.10.p Promote the continued expansion of the City's trail network through proactive planning and the acquisition of
trail easements. (Goal 4)
12.2.10.q Promote increased bicycle usage by providing integrated bicycle facilities on new and redesigned roadways,
where appropriate. (Goal 4) in) A
CITY,
ALAN/
C_ 4
City Plen 2030
Page 146 01 184
12.3 ANNEXATION
12.3.1 Purpose
Annexation is the inclusion of previously unincorporated lands within the City Limits. Annexation has benefits to the residents
of the annexed area as well as to the City. The residents gain access to urban services, such as enhanced police and fire pro-
tection, and have a voice in city government. The City gains the ability to control development and extend boundaries in a
logical manner.
The purpose of this planning element is to take a more active approach toward annexations by identifying potential annexa-
tion areas and establishing annexation policies. The annexation policies will guide evaluation of future annexation proposals.
The policies are designed to ensure that public services, infrastructure, and utility extension is properly addressed in order to
manage growth. The potential annexation areas can become part of the City when annexation policies are met.
12.3.2 History and Trends
The original town was incorporated in
1870 with approximately 1200 acres. Since
incorporation, the City has made 189
annexations, totaling 34,654.67 acres.
Annexation activity was relatively slow
until the 1940s, when over 2,500 acres
were annexed with 10 annexations. Dur-
ing the 1950s, almost the same number of
annexations took place, however, the total
land area annexed was significantly smaller
than in the 1940s. by the 1960s, annexa-
tion activity increased dramatically, with
42 annexations bringing over 18,000 acres
into the City limits. Annexation numbers
dropped in 1970 and stayed steady until
the 1990s, when the number of annexations
tripled from the 1980s. In 2000, the City
contained 45 square miles, and in 2005,
the City contained 50 square miles.
TABLE 12.3.1
ANNEXA1ION HISTORY
Fayetteville (1870 .2006)
Time Period
Number of
Annexations
Total Acres
1870
Original Town
1,202.48
1910
1
160.57
1932
1
83.60
1940-1949
10
2,572.05
1952-1958
9
1,194.66
1960-196O
42
18,250.55
1970-1978
12
1,347.14
1980-1966
9
1,591.87
1990-1999
27
2,106.70
2000-2005
61
3,559
2006-2010
18
3,719.09
Total
182
1 35,857.15
Source.' City of FeyenevlIle, G1S, Dec. 2010
TABLE 12.3.2
SEVEN LARGEST ANNEXATIONS
Fayetteville (1870-2006)
Ordinance
Number
Acres
Year
889
1,765
1946
1258
1,489-24
1961
1274
2,138.61
1951
1479
1,267.69
1965
1556
11,378.66
1967
2857
1,286.45
1962
4888
2,017
2006
solace: Cdy of Fayetteville, GIS, Dec. 2010
f CITY
ALAN ,1
Q�A
C. 4
City Plan 2030
Page 14701184
Approximately 60 percent of the total annexations can be attributed to
seven single annexations. Each of these annexations included more than
1,000 acres. Four of those six annexation occurred during the 1960s. The
most significant annexation was in 1967 that added aver 11,000 acres
to the City limits. Until 1960, the number of persons per acre remained
relatively high, but decreased between 1940 and 1960. The significant
drop in persons per acre from 3.9 in 1960 to 1.3 in 1970 is reflective of
the significant land area annexed during this time. The trend of decreas-
ing persons per acre reversed in 1980 and increased over the next two
and half decades. By 2000, the persons per acre was 2.2, however, this
trend has again reversed, due to several large annexations, resulting in
approximately 33% increase in land area since 2000.
12.3.3 State Statutes on Annexation
Arkansas Statutes
Title 14, Chapter 40 of the state statute discusses annexation.
Annexations can be initiated by a municipality or by property owners.
TABLE 12.3.3
POPULATION VS. LAND AREA
Fayetteville (1940.2000)
Year
Population
Land Area
Persons
Per Acre
Persons
Percent
Change
Acres
Percent
Change
1940
8,212
-
1,446.65
-
5.6
1950
17,01?
107.2%
4,018.70
177.79%
4.2
1960
20,274
19.1%
5,213.36
29.73%
3.9
1970
30,729
61.7%
23,463.91
350.1%
1.3
1980
36,608
19.1%
24,811.05
5.74%
1.5
1990
42,247
15.0%
26.402.92
6.42%
1.6
2000
58,047
37.9%
26,756.46
7,98%
2.2
2006
67,020
15.5%
32,103.47
20.0%
2.1
2010
73,560
10.0%
35,454.00
10.0%
2.1
Source: City ofFey etleelite, G1S. June 2006
A municipality can annex contiguous lands, lands surrounded by the
municipality, unincorporated area that is completely bounded by two or more municipalities if the municipality has the
greater distance of city limits adjoining the area, and land contiguous and in adjacent counties. To annex any contiguous
lands, the governing body must adopt an ordinance, passed by two-thirds of the governing body and hold an election of the
people. Those lands must meet one of the following criteria:
• Platted and held for sale or use as municipal lots;
• Whether platted or not, if the lands are held to be sold as suburban property;
• When the lands furnish the abode for a densely settled community or represent the actual growth of the
municipality beyond its legal boundary;
• When the lands are needed for any proper municipal purposes such as for the extension of needed police regulation; or
• When they are valuable by reason of their adaptability for prospective municipal uses.
Contiguous lands must not he annexed if they meet either of the following criteria:
Have a fair market value at the time of adoption of the ordinance of lands used only for agricultural
Gilt'
PLAH;/
C. 4
Coy Plan 2030
Page 148 of 184
horticultural purposes and the highest and best use of the land is for agricultural or horticultural purposes; or
• Are lands upon which a new community is to be constructed with funds guaranteed in whole or in part by the
federal government under Title IV of the Housing and Urban Development Act of 1968 or under Title VII of the
Housing and Urban Development Act of 1970.
To annex land surrounded by a municipality, the governing body can propose an ordinance to annex the property. Again, the
Lands must meet the criteria listed above. A public hearing must be held within 60 days of the proposed ordinance. A majority
of the governing body must approve the annexation for it to become effective.
Property owners in areas contiguous and adjacent to a municipality may request annexation. They can apply with a petition
of the majority of land owners in the area, if the majority of the total number of owners own more than one-half of the acre-
age affected.
12.3.4 Potential Annexation Areas
The potential annexation areas should be identified by the City using the following criteria.
• Areas that are already urban in character.
• Areas than can be developed at urban densities.
• Immediate areas are those that are peninsulas or islands, where municipal services have already been extended.
• Vacant lands that are subject to development pressure.
• Areas where urban services are already provided.
• Areas where urban services are needed.
12.3.5 Annexation Guiding Policies
Boundaries
12.3.5.a Annex existing islands and peninsulas and do not annex areas that would create an island or peninsula.
12.3.5.b Proposed annexation area must be adjacent, or contiguous, to city Limits.
12.3.5.c Areas should either include or exclude entire subdivisions or neighborhoods, not divide.
12.3.5.d Boundaries for annexed areas should follow natural corridors.
12.3.5.e The provision of services should be concurrent with development.
C. 4
city Plan 2030
Pape 949 of 484
Environmentally Sensitive Areas
12.3.5. f Annex environmentally sensitive areas that could be impacted by development and utilize appropriate
development regulations to protect those areas.
Emergency and Public Services
12.3.5.g Public services must be able to be provided efficiently in newly annexed areas.
1Z.3.5.h Annexed areas should receive the same level of service of areas already in the city limits.
12.3.5.1 The ability to provide public services should be evaluated in terms of equipment, training of personnel,
number of units and response time.
Infrastructure and Utilities
12.3.5.j Areas currently served by utilities and other public services should be annexed.
12.3.5.k Proposed annexation areas should not require the upgrading of utilities to meet the demands of
development unless there is a threat to public safety.
12.3.5.1 Phased annexation should be initiated by the City within active annexation areas based on planned
service extensions or availability of services.
Intergovernmental Relations
12.3.5_m Promote long-range planning with adjacent jurisdictions.
12.3.5.n Establish agreements to address regional concerns, such as water, starmwater and sewer.
Administration of Annexations
12.3.5.o Develop a land use plan for annexation initiated by the City.
12.3.5.p Designate zoning districts for the property during the annexation process.
12.3.5.q An annexation study should be completed on alt annexation proposals.
12.3.5.r Development proposals require a separate review from the annexation proposals.
12.3.5.s Residents should be fully informed of annexation activities.
12.3.5.t Encourage larger annexations to create acceptable boundaries.
12.3.5.0 Conduct a fiscal impact assessments on large annexations.
PlANCITY
?a�a
— — _ � ... — r •
Combined Results: 133 Respondents
1) In what part of Fayetteville do you live?
2) On a scale of I to 6 where 1 is most important and 6 is least important, please
rate the importance of each of the following factors when you moved to your
current residence.
,.
I
I�.
1
C. 4
City Plan 2030
Page 150 of 184
3) On a scale of 1 to 6 where I is most important and 6 is least important, please
rate the Importance of each of the following factors in determining where you will
live when you move next.
4) Do you utilize an alternative means of transportation (e.g. trail, sidewalk, bus)
to access daily needs (e.g. grocery, haircut, entertainment)?
Question:
You are a developer who has just purchased five acres of
undeveloped property in an existing neighborhood where you also
happen to live (You live at House #1 on the map).
Tips and Guidelines:
1) Try not to focus on the architecture too much. Most neighborhoods
display a variety or architectural styles, which continue to evolve over
time.
2) Street "A" is a two-lane residential street with only local traffic.
Street "B" is only two lanes, but is highly traveled. (Think Mission, Old
Wire, Salem or Huntsville)
3) The new development must contain at least one nonresidential use
and at least two different housing types.
C. 4
City Plan 2030
Page 151 of 184
!PITY
IA
Ald
IV
�
0011.1. ghould tt,e City hire mi u ize mliii and Revlializaficn 7
1111.. II •cicLe, 1I)DAo)Ol ,..n'1.i.H ,Ii(151 re. ]Al .1401 151 11,h,
160.i0.,
Aaio, I .,,IIII1 iiq c o t e 1 ,.un.„e innl alert I•,e.i. II1. ,.I, s
What nonreside mial use would you include^
C. 4
City Plan 2030
Page 15201184
1.7
ulu
! IOY
PidAN
C. 4
Whet residentfel types would you Include? City Plan 2030
Page 153 of 184
C. 4
City Plan 2030
Page 154 of 184
University of Arkansas, Fayetteville Campus -Old Main. The University Hall building was
built from 1872-74 and modeled after the main building of the University of Illinois. The
building itself is a demonstration of architectural ingenuity and perseverance. At the time of
construction, there was no railroad within 150 miles of Fayetteville; thus, bricks were made on
the campus. Iron and glass were transported via the Arkansas River and hauled over mountains
by teams of ox. Lumber and additional building stone came from within the surrounding area.
After an extensive renovation, Old Main was rededicated in September 1991. Old Main was
listed in the National Register in 1970.
Graduates of the University have their names imprinted in
concrete along "Senior Walk" beginning from the door of
Old Main and extending across the campus. This tradition
began in 1876 and continues today.
Chi Omega Sorority was founded on the campus in 1895. In 1930, the National
Chi Omega Foundation erected the Chi Omega Theater as a memorial to the
sorority's founding. A bronze plaque on the foundation of the theater's south
pylon pays tribute to the University.
Carnall Hall is located at the northeast corner of campus at Arkansas Avenue and Maple Street. Constructed in
1895 by Charles L. Thompson, as the first women's dorm, the building was named after Professor Ella Carnall. The
structure is built of brick with a native stone foundation. Thompson is the architect who built the Washington County
Courthouse.
Headquarters House - 118 E. Dickson. Over 100 years ago, Jonas M. Tebbetts,
a Fayetteville lawyer built what is often referred to as the "most beautiful
antebellum house in Arkansas." The house served as the headquarters of the union
commander during the Battle of Fayetteville on April 18, 1863. Across the street
(corner of College Avenue and Dickson Street) is a bronze marker giving the date of
the battle and names of the opposing commanders, Confederate W.L. Cabell and
Union Colonel M. Larue Harrison. The site
presently houses the Washington County
Historical Society. The Headquarters House has
been on the National Register since 1971.
Ridge House - Northeast corner of Center and Locust. Constructed in 1854,
the Ridge House is Fayetteville's oldest home site on record. The original log
structure was built by John Ridge, a Cherokee leader instrumental in bringing the
Cherokee to the southwest. Original logs are encased in the two-story clapboard
structure. The Ridge House is presently maintained by the Washington County
Historical Society and has been listed on National Register since 1972.
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CAty Plan 8030
Page 155 of 184
Walker -Stone House - West Mountain and 207 West Center Street. The
Walker -Stone house is two separate brick structures constructed by Judge David
Walker, Supreme Court Judge and Chairman of Arkansas Secession Convention.
The first home was buitt on East Mountain and provides a commanding view of
Fayetteville. The second home (Center Street) once housed the internationally
acclaimed architect, Edward Durrett Stone. The later building has been restored
for professional use by the law firm of Kincaid, Horne Ft Trumbo. The Walker -Stone
House obtained National Register status in 1970.
Gregg House - Southwest corner of Lafayette and Gregg.
This house was constructed in 1871 by Arkansas Supreme Court Justice Lafayette
Gregg and still functions as a private residence. Justice Lafayette Gregg was
responsible for preparation of the legislative bill that located the University of
Arkansas in Fayetteville and supervision of Old Main's construction. In 1974 the
Gregg house was approved for National Register status.
Walker Kneer Williams House - Kneer Road. Located on the south slope of Mt. Sequoyah.
Listed on the National Register as of 1975. The structure is a T-shaped brick Georgian structure with Victorian trim
constructed between 1870-1880 of brick, stone, and wood. Other than the enclosing of the south gallery and the
addition of a back stair, the structure is original and in excellent condition. Built by W. Z. Marges, the red brick
was locally produced from the same clay deposits as the Gregg home.
Washington County Courthouse - Located on North College Avenue
(State Highway 471) at the east end of Center Street, this building has been
the subject of numerous restoration efforts. It has recently been identified
as a historic landmark. (Exact date of construction unknown). The County
courthouse has been on the National Register since 1972.
Washington County Jail -Located on
North College (U.S. 71) at the east end of
Mountain Street (Exact date of construction
unknown). The County jail has been on the
National Register since 1978.
Old Post Office - The Old Post Office is located in the center of
Square. This building is listed on the National Register i, e
)red to serve as restaurant and private club. Nominati
old Post Office for listing on the Register was approved
C. 4
City Plan 2030
Page 156 of 184
Frisco Depot - 550W. Dickson. Erected in 1887 after the first station burned.
The original building was remodeled and enlarged in 1925. The depot was
transformed with a Spanish influence. It is the only vintage depot standing
on the former Frisco tine between Missouri and Van Buren. The last regular
passenger train passed through Fayetteville on September 18, 1965.
Wade Heverwagen House - 338 Washington Avenue. Built in 1873 with an
addition in the 1880's wooden 2 -story V plan house in an early Virginia style.
Still occupied and in good shape.
Hemingway House and Barn -Two story wood frame house covered in clapboards and shingles, rests on short stone
piers. Built in 1907 for attorney Wilson Elwin Hemingway. Charles L. Thompson designed the house and barn. It is
now the residence of the original owners' granddaughter. It was designed as a summer dwelling of Dutch Colonial
influence which is in contrast to Thompson's usual strong classical influence within the Colonial Revival styles.
Wilson, Pittman, Campbell -Gregory House - 405 East Dickson. The original two-story brick structure was built
in 1866 with an addition in 1913. Built by J. H. Wilson but purchased before completion by James Pittman, a
Confederate Colonel during the Civil War. The exterior has had a few cosmetic alterations but the interior of the
house is remarkably unaltered.
Magnolia Filling Station - 429 W. LaFayette. Built by Earl Byrd in 1925 it is the only known surviving structure
of the Magnolia Company. It is an outstanding example of the drive-in type structure.
Troy Gordon House - 9 East Township Road. Constructed in 1851 in the Greek Revival style. The structure has been
recycled and is now used for office space. This is one of the few antebellum houses remaining in the state.
Jackson House - Built in 1872. Bricks made on property.
Routh -Bailey House - Old Wire Road. Constructed in 1848 entirely by slaves.
The 20 slaves were owned by Benjamin Routh. They dug and burned clay and
limestone on the farm to make bricks and mortar to build the brick structure.
Guisinger Building - Built in 1886 by William Crenshaw, an early Fayetteville
hardware merchant. The brick building is typical of Late 19th century
commercial style buildings. The building was refurbished retaining all the
architectural flavor of the interior including the pressed tin ceilings, it
currently houses a law firm. r1r
nn
t t
Pid
[AN�
C. 4
City Plan 2030
Page 157 o1154
Villa Rosa - 617 W. LaFayette. The Villa Rosa is a two-story frame residence with a beige brick facing built in the
Italian Renaissance style in 1932. Named for Rosa Marinoni, a former Arkansas poet laureate and an important figure in
the state's cultural history. Rosa designed the home herself, after her father's summer home, Villa Rosa, in Bologna.
Johnson Barn - Cato Springs Road north of Round Top Mountain. A 1933 two-story, balloon frame, gambrel roof
agricultural building. It is supported by a fieldstone foundation, sheathed in wood weatherboard siding, and
constructed with solid walnut columns on the first floor and long, unspliced truss members that frame the gambrel
roof. Designed with a side drive plan by Ben F. Johnson, III, a Harvard University landscape architect graduate, after
an extensive study of Northwest Arkansas barn types. He took the best design features and incorporated them into
an ideal barn structure.
National Cemetery - The National Cemetery is the burial site of over 1,600 U.S. soldiers who
fought in both World War I, World War II and Korea, Vietnam and the Persian Gulf. The cemetery
is maintained by the U.S. Government and is located at the south end of Government Avenue.
Arkansas College - On College Avenue where the First Christian Church now stands
was the site of the Arkansas College, the first chartered college to grant Bachelor
degrees (1860-1862). In 1928 when Fayetteville celebrated its centennial birthday,
this site became an historical marker and is recognized by the placement of a
bronze plaque on the front of the church. The plaque commemorates the old
Arkansas College which was destroyed by fire during the Civil War.
Fayetteville Female Seminary - The Female Seminary, built in 1839 was located on
Mountain Street, one block west of Fayetteville Square. It was begun as a school
for Indian girls from the Cherokee Nation and became widely renowned as being the
best school for girls in the southwest. The seminary was destroyed by fire during
the Civil War and is commemorated now by a bronze plaque on a stone pillar on
West Mountain Street.
Confederate Cemetery - Located at the east end of Rock Street,
this cemetery is the burial grounds for Confederate Soldiers from
Texas, Missouri, Louisiana and Arkansas.
Eason Building - The Bank of Fayetteville and the
First National Bank merged in 1915 and were originally
housed in the Eason Building.
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City Plan 2030
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St. Paul's Episcopal Church - The cornerstone for the St. Paul Episcopal Church was
laid in this location in 1872. This church was built by W.Z. Mayes who also built Old Main.
Rieff House! Moores Funeral Home - Built in 1857 it is
very similar in design to the Walker/Stone House which
also uses Federalist Style Architecture.
This section provides a general overview of the City services and facilities provided to residents of Fayetteville, the surrounding
communities of Elkins, West Fork, Farmington, Greenland, Johnson, and other areas. These departments and organizations affect
and are affected by planning department actions.
Fire Department
Inventory and Condition of Existing Resources
The fire department apparatus consists of engines companies, ladder/rescue companies, aircraft rescue ft firefighting unit,
Hazardous Materials response unit, command vehicles, fire stations, computers and communications equipment. Engines
companies are the basic unit of a fire department that carry personnel, protective equipment, hose, nozzles and fire fighting
appliances. A ladder/rescue unit carries personnel, protective equipment, hose, nozzles, fire fighting appliances, various
lengths of ground Ladders, specialized extrication equipment for rescuing victims from entrapment and an aerial ladder
mounted an the chassis. Hazardous materials spills and responses are handled with the Haz-Mat unit. The Aircraft rescue l7 fire
fighting unit is designed for rescue and to extinguish aircraft fires. The Haz-Mat unit and the Aircraft rescue and fire fighting
unit are cross -staffed and available on an as need basis. The command vehicles are driven by administrative officers who
supplement the command and control activities on the emergency scene.
TABLE 6.1
FIRE DEPARTMENT RESOURCES
Fayetteville (2003)
Employees
Apparatus
Reserve Apparatus
I Fire Chief
6 Engines
3 Engines
109 Civil Service Cerfified Personnel
3 LadderlEngines
1 Errgine/Ladder
I Civilian Secretary
i Rescue Truck
1 Civilian ProgramerlAnalysi
I Haz4atfacfical Rescue
1 Civilian Inspedar
I Aircraft Rescue (A.R.F.F.)
1 Hatt -Time FinancralAnalyst
I Brush Unit
10 Staff Vehicles
Scurce Fayelteidge Fee Depariniet, Fakruary
2011.
Fire Stations[ Fayetteville has seven (7) fire stations_ Fire Station #4 and #6 moved to new facilities in 1999 and Fire Station #7
was opened and staffed in 2005. Two stations are 47 years aid and in are in need of significant improvements or replacement.
They are becoming expensive to maintain. Fire station #5 was relocated in 2007 and station #3 was opened in 2008 at 1050 5
Happy Hollow Rd. The airport station houses a non -staffed ARFF truck.
Station I (Headquarters) 303 West Center
Station 2 708 North Garland
Station 3 1050 S Happy Hollow Rd
Station 4 3385 Plainview
Station 5 2979 North Crossover
Station 6 900 Hollywood
C. 4
City Plan 2030
Page 159 of 184
C. 4
City Plan 2030
Page *64)01101
Station 7 836 North Rupple Road
Airport (non -staffed) 385 Lancaster
Fire Marshal 833 North Crossover Road
Office Equipment: The department has 25 computers connected to the City network. In addition, there are printers provided
at each work station, an office facsimile, two copiers and other assorted office equipment associated with providing emergency
response service.
Communications Equipment: The department is a participant on the City's 800 megahertz city wide radio system.
��1
This involves 35 mobile and 82 portable radios with ten base stations. We have added 15 mobile data terminals for the
tJ
department's fleet of emergency response vehicles.
Training Facilities: The department has class room space at the central fire station and at Airport station. The department
is in need of a training facility that will allow for fire suppression training, hat drills and practical skills. The departments.
L_, .--
is investigating alternative funding sources and the possibility of incorporating a drill area on the grounds of a new or
c1
replacement fire station.
J ll
Future Service: The department will actively work with the City with regard to planning and development and future
considerations for annexation and the potential effect that it would have on the department's delivery of services. The
11 ��� lJ
department has entered automatic aid agreements with 5 outlying departments.
Police Department
Inventory and Condition of Existing Resources Emergency Equipment: Additional Resources:
Number of Employees:
Non -uniform - 50 ERT Truck- 1 Segway- 1
Uniform - 118
Total - 168 K9 Vehicles- 2 Trailers- 3, (2 - flatbed, and
Fleet; Motorcycles- 3 1 enclosed with water tank,
Police Cars - 32 Bicycles- 25 generator, pump)
Sport Utility Vehicles - 5 Pickups- 3 ATV sidekick - 1
Wagons/Vans . 3 Patrol cars- 26 Portable Generator - 1
Motorcycles 2
Crime Scene Unit- 1 Portable Radios assigned to
Capital Facilities: $
Police Station - 1 each officer
The Fayetteville Police Department is divided into four programs: Patrol, Central Dispatch, Support Services, and Drug
Investigations, and serves a population of approximately 74,000 citizens throughout the city of approximately 55.4 square miles.
r�
There are 176 employees of the Fayetteville Police Department; 116 officers and 41 civilian positions. The City of Fayetteville
Police Department is under the direct supervision of the Chief of Police who reports to the Mayor. City Administration is
P
currently in the planning stages for locating a site and construction of a state of the art police facitity. A space needs a 19 a A
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recommended this facility be at least 62,634 sq.ft.to meet future growth needs to the year 2025.
A
2113
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City Plan 2O3O
Page 161 of 184
Parks and Recreation
TABLE CA
PARKS AND RECREATION FACILITIES
Fayettevige (2010)
Facility Type
Number
Playgrounds
29
Tennis Courts
8
Basketball Goals
25
Handball I Raouelball Courts
2
Softball /Baseball Fields
18
Community Centers
4
Swimming Pools
1
Soccer (Full Size Equivalent)
1O
Volleyball Courte
10
Pavilions
15
Traits
37.5 miles
Greenhouses
2
Model Airplane Airship
1
SMH Track
1
Batting Cages
2
Horseshoe Pits (Complex)
1
Senior Activity & Wetness Center
1
Skateboard Parks
1
Lake Recreation Areas
3
Restrooms
14
Source: FayetteWIle Parks andRecreat'on 2011
TABLE 0.5
PARK LAND TO POPULATION COMPARISON NTH NATIONAL AVERAGE
Fayetteville (2006)
Northwest
Northeast
Southwest
Southeast
Total
Population(estimated-2O01)
14,574
13,115
22,161
13.350
63,200
Existing Aces
(excludes Water Acreage)
165.8
611.7
fi9.3
1861.1
2,707.9
NRPA Recommended Acres
146
131
222
133
632
Need () {Excess +
+19.8
-480.7
(152.7)
+1,728.1
+2,075.9
Sowce. Fayagnvi0eParksaadRecrearivn2006
TABLE C.6
PARKLAND
Fayetteville (2010)
No.
Acres
Parks Developed
Water Acres
37
3
2,701.50
739 Water Acres
Parks Undeveloped
and Nalural Areas
16
238.26
Trails
16
188.99
Plaza
1
.34
TOTALAcreage
70
3,867.69
TOTAL Land Acreage
(excludes Water)
70
3,128.69
Sowcc l aFniRh ee Parks and Renear an 2011
TABLE 0.7
PUBLIC LANDS MAINTAINED
Fayetteville (2010)
No.
Acres
Enlfyway1Street Medians
16
15.36
PlaxaslPublic Lands
311
1.7511.75
TOTALAcreage
20
18.86
0t16
Pid A1V
Solid Waste Division
Solid Waste Division
Inventory and Condition of Existing Resources
Number of Employees:
Operations and Administration (Program 5000) 6.25
Commercial Collections (Program 5010) 11.7
Residential Collections (Program 5020) 10.05
Commercial Drop Box Collections (Program 5030) 2.7
Transfer Station (Program 5040) 1.0
Recycling Collection (Program 5060) 17.7
Composting (Program 5070) 7.6
Total Number of Employees
57
Fleet:
Operations and Administration (Program 5000)
Ford Explorer t
Commercial Collections (Program 5010)
Front Loaders 11
Mad Vac leaf Sweeper I
Polaris ATV
5ilverado 3 ton 1
Residential Collections (Program 5020)
Side Loaders 8
Ford F -Z50 i4 ton
Bulk Truck wl boom
Cargo Van
Commercial Drop Box Collections (Program 5030)
Roll Off trucks
Transfer Station (Program 5040)
Front Loader
Backhoe
Recycling Collection (Program 5060)
Recycling Trucks
Skid
Steer Loader 1
Fork Lift
1
Ford F-250 1/. ton
1
Composting (Program 5070)
Total Number of Fleet Vehicles
Services Provided (2011):
Residential Automated Waste Collection
Residential Curbside Recycling Collection
Residential Bulky Waste Collection
Compost bagger 1
Compost Turner 1
Wood Grinder
Compost Screener
Front Loader
Rear Loaders
Dump Truck
ii
3
12
2
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City Plan 2030
Page 162 of 18-4
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PLAN
Aid
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CNy Plan 2030
Page 183 or 194
Temporary 6 yd Dumpster Service
Commercial Waste Collection
Commercial Drop Box Service
Commercial Curbside Recycling Collection
Commercial Dumpster Recycling Collection
Yard Waste Collection
Composting Operations
Off Facility
Community ReClutter
Litter abatement
Curb the Clutter litter abatement program
Educational Programs (Tours, speaking engagements)
Number of Customers Serviced:
Residential Cart Customers
19,692
Commercial Carts
723
Business
866
Administrative Offices 83
Industrial Accounts
18
Restaurants
Others
186
65
Lriii
Multi -Metered Apartments
223
Individually Metered Apartments
7,823
Commercial Drop Box Accounts 54
Commercial Cardboard Accounts
118
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Total Number of Customers Served 30,703 i
Future Service
The Solid Waste and Recycling Division witI continue to look for operational efficiencies that will provide positive benefits
to the Solid Waste and Recycling Enterprise Fund. The Division's primary goal is to provide efficient, convenient and cost
effective services for customers. In the future, continuation and development of incentive based programs to encourage
recycling and waste reduction will take priority in terms of Solid Waste and Recycling handling within the City.
Expansion of a second recycling drop off facility at the corner of Persimmon and Broyles Ave. will provide expanded
opportunities for recycling. The Broyles Ave. recycling drop off is intended as our premier drop off and recycling education
facility, integrating all aspects of the proximity too the Woolsey Wet Prairie into a comprehensive sustalnability and
recycling education site. We intend to incorporate Low Impact Development techniques into the drop off center design as
much as possible.
Clr
Commercial recycling expansions to large quantity generators of materials will be a priority far expansion of recycling
services. Programs will be modeled similar to the Pay As You Throw residential program to incentivixe recycling to the
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customers. la
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City Plan 2030
Page 164 of 184
Improvements to the composting site include a concrete pad for the compost rows and installing a water system to bring
water to the compost rows thereby improving the quality and processing time needed to make certified compost.
Another development is the expansion of a larger and more comprehensive commercial recycling program including apartment
recycling. With one in four residents in Fayetteville living in apartments, the opportunity to recycle in large complexes exists if
collecting and processing of the recyclables can be done efficiently_
The final development will be Improving existing facilities and operational systems to maximize efficiencies and handle growth.
Improvements to the composting site include a concrete pad for the compost rows and installing a water system to bring water
to the compost rows thereby improving the quality and processing time needed to make certified compost. A new baler and
possible expansion to the recycling center is needed to handle the growth In recycled tonnage collected through the program.
Wastewater Collection and Treatment
Inventory and Condition of Exisidne Resources
Number of Employees: 28
Collection System. The original wastewater collection system was built in 1889. The system is a network of gravity
wastewater pipelines (sewer lines) and pressurized force mains with pumps or lift stations. The
system consists of 488 miles of gravity sewer lines ranging between 6 and 36 inches; 40 lift
stations; and 32 miles of pressure force mains. Sections of the collection system are overloaded
in wet weather.
Wastewater
Treatment Plant. The city owns and operates one treatment plant, Paul R. Noland Wastewater Treatment Plant,
located on Fox Hunter Road. The treatment plant serves Fayetteville, Elkins, Farmington,
Greenland and parts of Johnson. The facility was designed to accommodate 12.6 million gallons
per day (mgd) on an average day basis, and treats flows to one of the most stringent standards
in Arkansas. The system uses surface water disposal of wastewater effluent in the White River
and parts of Mud Creek. Sludge disposal is via landfill. In 2006, the facility reached 100
percent, by flow volume, of its capacity. The plant is operating at greater than design
efficiency, which is what is allowing the City to continue to add new connections and still meet
its legal discharge permit requirements.
The City is constructing a second wastewater treatment facility on Broyles Avenue in western
Fayetteville. This facility is scheduled to become operational in May, 2008. When this 10 mgd (average
day) facility comes an line, the Noland WWTP will have, by permit, a capacity of 11.4 mgd, giving the
City a total treatment plant capacity of 21.4 mgd. Each plant will discharge only to one basin; the
Noland WWTP tot eh White River, and the West Side WWTP to Goose Creek, a tributary to the Ili
River. The West Side WWTP uses a biological treatment process similar to the Noland WWTP; s
will continue to be disposed of in landfills. Once both treatment plants are in service, the No
C. 4
City Plan 2030
Page 165 or 184
plant will serves part of Fayetteville, Elkins, and Greenland. The West Side WWTP will serve part of
Fayetteville, Farmington, and parts of Johnson.
Future Services
Collection System. The existing collection system is undergoing and will continue to require continual maintenance.
Thirty miles of new interceptor pipes up to 48 inches in diameter are being installed in
conjunction with the renovation of the Noland WWTP and construction of the new West Side
WWTP. Approximately two million dollars of work is being performed annually for collection
system pipe and manhole rehabilitation.
Treatment Facility. in 1997, CH2M Hill prepared a Wastewater Facilities Plan that identified the existing conditions
and future needs of the treatment plant. The plan was updated in 2001. This is the plan on
which the $175 million Wastewater System Improvement Project is based, which includes the
$20 million renovation of the Noland WWTP, the $70 million construction of the new West Side
WWTP, and the $85 million in collection system, lift station and other improvements.
Water Supply
The City has developed Water System Master Planning Study in June 1989, October 1996, and there is a draft study developed
in June, 2004.
Beaver Water District
Fayetteville purchases all of it's water from the Beaver Water District. The district maintains the Joe M. Steele Water
Treatment Plant and the Hardy W. Croxton Water Treatment Plant, both located east of Lowell. An expansion Is
underway. The Beaver Water District pump station has two large pumps, one medium pump, and one small pump that
can deliver up to 30.6 million gallons of treated water to Fayetteville; there is capability to add one additional large
pump when the demand warrants it.
Water Distribution System
The city is served by eleven hydraulic pressure planes that includes seven ground storage tanks, two stand pipes, four
elevated tanks, and one surge tank. Total storage capacity is 29 million gallons. There are also eight major pumping
stations with nineteen pumps, and two minor pump stations. All major pump stations have alternate power except one
which is a backup to another pump station. The City's transmission lines can deliver a total of 46 million gallons per day
from the Beaver Water District.
Future Services
The average daily use in 2006 was 14.34 million gallons. The maximum daily use we have experienced was 26.24
gallons on 17 August, 2003. The projected average day use by 2025 is 25.11. fl ❑ ` r
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TABLE 6.7
WATER USE PROJECTIONS
Fayetteville (2010.2025)
Year
Average Day
(MG)
Maximum Day
(MG)
2006 (actual)
14.34
24.00
2010
17.84
35.66
2015
19.88
39.76
2025
25.11
50.22
Some- Profecbons are based on staff updafes to the
McGoodma W8ianu and Yates 2004 YISer Master Plan.
MG=milAon gallons
TABLE 6.8
WATER STORAGE PROJECTIONS
Fayetteville (1995.2015)
Year
Operation
Fire
Emergency
TOtal
(MG)
(MG)
(MG)
(MG)
2006
24.0
0.6
2.9
27.5
2010
35.7
0.6
3.6
39.9
2015
39.8
0.6
4,0
44.4
2025
50.2
0.6
5.0
55.8
Source' Coy ofFayeltevi+le Water System MaslerPlannrng Study; McGoodwrn,
Wlfiems end Yates Inc., Ckfo6er 1996.
Note. M ---mrlliwr gallons
Storage requirements are determined by the needs of operational (two times maximum day), fire flow (600,000 gallons), and
emergency storage (20% of average day). Total storage requIrements by 2025 are projected to be 55.8 milLion gallons.
These parameters are identified in the City of Fayetteville Water System Master Planning Study, McGoodwin, Williams and
Yates Inc., June, 2004. The numbers are based on 2006 usage.
11
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C. 4
City Plan 2030
Page 167 of 164
School District
Inventory and Condition of Existing Resources
Fayetteville Public School District has 14 schools consisting of 9 elementary schools (grades K-5), 2 middle schools (6th ft
71 grades), 2 junior high schools (8th Et 9th grades), and 1 high school (10th, 11th, and 12th grades)- Total enrollment in
October 2010 was 8,838, a six percent increase from 200 enrollment figures.
Total enrollment for Fayetteville schools is expected to continue increasing, but at a slower rate than during the last several
years. A population and enrollment forecast study conducted for Fayetteville Public Schools indicates that from 2015 to 2020
the district's elementary and middle school enrollment is expected to decline approximately 9.0% and 0.5% respectively.
Growth at the junior highs and high school is expected to increase over this same time period, but at a slower rate than
previous years, approximately 4.3% and 2.4% respectively.
Table C. 10
Fayetteville Public Schools
Elementary
Middle
Junior
High
Total
No. of Schools
8(1)
2
2
1
14
Enrollment (2010)
3,922
1,173
1,313
1,812
8,838
Asbell
Butterfield
Happy Hollow
School Names
Holcomb
McNair
Ramay
Fayetteville
Leverett
Holt
Woodland
Root
Vandergriff
Washington
Owl Creek (K-7) (Enrollment: 618)
Source: Fayetteville Public School District, Fayetteville School District Website, Fayetteville
Public Schools Population and Enrollment Forecasts, 2010-2019, prepared by McKibben
Demographic Research (February 2011)
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City Plan 2O30
Pape 168 of 184
Traffic Control tt Maintenance Program"
Inventory and Condition of Existing Resources
Employees: 6
Fleet: 3
In 1995, the Traffic Division relocated to the Operation Center on Happy Hollow Road. Since that time the Traffic Division was
included in the reorganization of the Street Divison which became the Transportation Division_ It is now the Traffic Control
and Maintenance Program in the Transportation Division. The Traffic Control bL Maintenance office and shop are currently
adequate but the computers need to be replaced. As of Fall 2005, 77 traffic signals are 99% in compliance with the Manual on
Uniform Traffic Control Devices. Approximately 900-1000 traffic signs are In need of replacement annually to ensure a 10-15
year life span. The Program is also responsible for maintenance of 35 miles of street stripping.
Future Service
Projected needs for the next 25 years:
• 75.100 additional new traffic signal installations
• A centralized traffic signal computer system capable of making traffic grid coordination
decisions to move traffic efficiently, safely, and reduce fossil fuel consumption
• 10,000 new sign installations
• A new traffic control operation center wilt be needed in 5-10 years
• A dedicated fiber-optic or wireless LAN cornmuntcation system for a centralized
traffic signal computer system
• 30-40 miles of street striping will be added
Demand for traffic control devices will double by 2025. The City will need another Traffic Supervisor, two additional sign crews
(four people) and two more traffic signal technicians. The Traffic Control & Maintenance Shop will need to be expanded to
accommodate a centralized traffic signal computer system control center and necessary equipment or be replaced with a
new Operation Center.
Related equipment needs are:
•Additional bucket truck
-Two sign/maintenance trucks
.Traffic Supervisor/Technician vehicles
•Other misc, traffic sign/signal installation and maintenance equipment
•" Based on 2000 Information
�F rrr
PLAN
_o3a
C. 4
City Plan 2030
Page 169 of 184
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CITY
PLAN
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CHy Plan 2Q30
Paige 170 of 184
American Institute of Architects
http://www.aia.org
This AIA site includes access to job listings, continuing education, media updates, and a search engine for contacts.
American Planning Association
www.planning.org
The American Planning Association is a nonprofit public interest and research organization representing 37,000 prac-
ticing planners, officials, and citizens involved with urban and rural planning issues.
American Society of Landscape Architects
www.asta.org
The American Society of landscape Architects is a professional organization that promotes the profession through
advocacy, education and communication.
Builder Online
www.builderonline.com
Builder magazine and Builder Online are professional resources for the home building industry. Read about home
building news, trends and projects around the country.
Center for Transit -Oriented Development
ht t p: IIwww.reconnectingamerica.org/html/TOD/index.htm
Seeks to use transit investments to spur a new wave of development that improves housing affordability and choice,
revitalizes downtowns and neighborhoods, and provides value capture and recapture for individuals, communities,
and transportation agencies.
Congress for the New Urbanism
www.cnu.org
CNU advocates the restructuring of public policy and development practices to support the restoration of existing
urban centers and towns within coherent metropolitan regions.
Dover Kohl and Partners
www.doverkohl.com
Design is the key to livable communities. The Dover, Kohl and Partners team is focused on revitalizing traditi o
towns, Browning neighborhoods, and fixing sprawl - by design.
9
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Mayors' Institute on City Design
http:l Iwwwarts.endow.gnvlpartner/Mayorsz.html
Details of this NEA-sponsored workshop, the main goal of which is to help mayors develop an appreciation for the
importance of their role as designers of their own cities.'
National Trust for Historic Preservation
http:llwww.nationaltrust.arg J jI
Non-profit organization dedicated to providing Leadership, education, and advocacy to save America's diverse historic
places and revitalize communities. Ifl Hi
New Urban News
www.newurbannews.com
New Urban News is a professional newsletter for planners, developers, architects, builders, public officials and others
who are interested in the creation of human -scale communities.
Planetizen
www.planetizen.com „ r„
Planetizen is a public -interest information exchange provided by Urban Insight for the urban planning, design and
development community.
Resource for Urban Design Information
http://www.rudi.net
RUDI is the one -stop portal to all key Information sources for everyone involved in urban design. Highlights of RUDI
include news, events, case studies, examples of best practices, design guides, book reviews and a bookshop.
Smart Growth Online
www.smartgrowth. org
A service of the smart growth network this website offers resources, news, and links to smart growth issues around
the country.
Urban Land Institute
http: I/www.uli.org pr�■
The mission of the Urban Land Institute is to provide responsible leadership in the use of land in order to enh ® L N
total environment. 2Aq'h■
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DEFINITIONS OF TERMS
(Source: SrnartCode and Manual, including smartCode version 8.0 & 9.2, Article 7)
New Urban Publications inc.; www.newurbonnews.com; a Planners Dictionary; University of Wisconsin -
Stevens Point College of Natural Resources www.uwso.edulcnr; Randall Arendt www.Qreenerorosnects.con
Brownfield: An area previously used primarily as an industrial site.
As of right development: Development that complies with the provisions of the zoning regulations and may be
approved administratively.
I_1
Charrette: The word charrette can refer to any collaborative session in which a group of designers drafts a solution
to a design problem. While the structure of a charrette varies depending on the design problem and the individuals
in the group, charrettes often take place in multiple sessions in which the group divides into sub -groups. Each sub-
��
group then presents its work to the full group as material for future dialogue. Such charrettes serve as a way of
quickly generating a design solution while integrating the aptitudes and interests of a diverse group of people.
�?I
Conservation Subdivision: A subdivision with a significant percentage of buildable lands (generally around 40% or
more) to create Interconnected networks of conservation Lands. Conservation subdivisions
permanently protected
are specifically designed around each site's most significant natural and cultural resources, with their open space
networks being the first element to be "green -lined" in the design process. These conservation lands may provide
open space and recreation for the neighborhood and may also serve as local building blocks in a community -wide
open space network. Conservation subdivisions are generally density neutral, meaning that the overall number of
dwellings built is not different from that done under the current zoning and subdivision regulations.
Context: Surroundings made up of the particular combination of elements that create specific habitat.
Corridor: A lineal geographic system incorporating transportation and/or greenway trajectories. A transportation
corridor may be a lineal urban Transect Zone.
Cottage Development: A cluster of detached single family homes, restricted in size and of high architectural
quality, oriented around common open space.
Density (residential): The number of dwelling units within a standard measure of Land area,
Enduring Green Network: A linear park, trail corridor, or open space conservation area that provides passi D a ■ �+-i'#�
recreational opportunities, alternative transportation options and/or the conservation of open space or na iQ?A
areas. V
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Form -Based Code: A form -based code is a land development regulatory tool that places primary emphasis on the
physical form of the built environment with the end goal of producing a specific type of "place".
GIS (Geographic Information System): A computerized program in widespread municipal use that organizes data
on maps.
Greenfield: An area that consists of open or wooded land or farmland that has not been previously developed.
Greyfield; Previously developed properties that are not contaminated. They are usually, but not exclusively,
former commercial properties that may be underutilized, derelict or vacant.
Human Scale: The proportional relationship of the physical environment to human dimensions, acceptable to
public perception and comprehension in terms of the size, height, bulk, and/or massing of buildings or other
features of the built environment.
Impact Fee: A charge on new development to pay for the construction or expansion of off -site capital
improvements that are necessitated by and benefit the new development.
Infill: Development occurring on vacant or partially developed land in established areas of the city that has
infrastructure and public services in the immediate vicinity, and is surrounded by areas that are substantially
developed.
Intensity (nonresidential): The number of square feet of development per acre by land use type with respect to
non-residential land uses.
Mixed Use: Multiple functions within the same building or multiple buildings, most commonly comprised of
residential and nonresidential uses.
Pedestrian Shed: An area, approximately circular, that is centered on a Common Destination. A Standard
Pedestrian Shed is 1/4 mile radius or 1320 feet, about the distance of a five-minute walk at a leisurely pace.
A pedestrian shed is often used as a unit of neighborhood measurement for planning analysis such as; land use,
development density or intensity, accessibility to open space or parks, watkability, etc. It has been shown that
provided with a pedestrian environment, most people will walk this distance rather than drive.
Sprawl: Low -density land -use patterns that are automobile -dependent, energy and Land consumptive, and L
require a very high ratio of road surface to development served. Characteristics of sprawl include: a scattered
L
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development pattern that leaves large tracts of undeveloped land between developments; commercial strip
centers along major streets, and large expanses of single -use development. (adapted from Michigan State Planning
Officials, Patterns on the Land, Trend Future Project, final report, September 1995)
5treetscape: The urban element that establishes the major part of the public realm. The streetscape is composed
of thoroughfares (travel lanes for vehicles and bicycles, parking lanes for cars, and sidewalks or paths for
pedestrians) as well as the visible private frontages (building facades and elevations, porches, yards, fences,
awnings, etc.), and the amenities of the public frontages (street
trees and plantings, benches, streetlights, etc.).
Transfer of Development Rights (TDR): A method of relocating existing zoning rights from areas to be preserved as
open space ("sending areas") to areas to be more densely urbanized ("receiving areas").
Traditional Neighborhood Development (TND): Developments that provide: a variety of housing types and
prices; prominently sited village squares or greens; civic, community or educational buildings; and retail/offices/
workplaces to provide a balanced mix of activities. These types of neighborhoods have interconnected streets,
alleys and sidewalks in a grid or modified grid pattern with buildings oriented to the street and a high level of
pedestrian activity.
Transit -Oriented Development (TOD): Moderate and high -density housing concentrated in mixed -use developments
located along transit routes.... The location, design, and mix of uses in a TOD emphasize pedestrian -oriented
environments and encourage the use of public transportation. (Community Green Line Planning Project, "Putting
Neighborhoods on the Right Track," Chicago)
Transect: A cross-section of the environment showing a range of different habitats. The rural -urban Transect of the
human environment used in the SrnartCode template is divided into six Transect Zones. These zones describe the
physical form and character of a place, according to the Density and intensity of its land use and Urbanism.
Transect Zone (T -Zone). One of several areas on a Zoning Map regulated by the SrnartCode. Transect Zones are
administratively similar to the land use zones to conventional codes, except that in addition to the usual building
use, Density, height, and Setback requirements, other elements of the intended habitat are integrated, including
those of the private Lot and building and Public Frontage.
Village: A Village is usually a TND Community Type standing isolated in the countryside, but with a stronger
than a hamlet due to its proximity to a transportation corridor. See: TND.
Li
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Walkable Neighborhood 1 Walkability. Development pattern that is identifiable for its short block lengths and
complete street attributes such as sidewalks, bicycle facilities, on -street parking, and slow vehicular speeds.
Pedestrian sheds that include commercial, civic, school, open space and residential uses within or adjacent to
walkable neighborhoods provide the most efficient use of land and environmental resources.
Th
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ARKANSAS PC Meeting of May 2, 2011
THE CITY OF FAYETTEVILLE, ARKANSAS
125 W. Mountain St.
Fayetteville, AR 72701
PLANNING DIVISION CORRESPONDENCE Telephone: (479) 575-8267
TO: Fayetteville Planning Commission
FROM: Jesse Fulcher, Current Planner
THRU: Jeremy Pate, Development Services Director
DATE: April 19, 2011 Updated May 3, 2011
ADM 11-3774: Administrative Item (CITY PLAN 2030): Submitted by STRATEGIC PLANNING &
INTERNAL CONSULTING to amend the Comprehensive Land Use Plan. Planner: Jesse Fulcher
Background:
City Plan 2025 was unanimously adopted by the City Council on July 7, 2006, after an intensive public
participation process involving almost 800 citizens and Dover, Kohl and Partners, a nationally recognized
design firm. The plan includes six goals that are the foundation for land use planning decisions.
Goal 1: We will make 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.
In accordance with state law, a five year update of the plan was started in early 2010 with the formation
of a project team that included staff from Planning, Geographic Information Systems, Parks and
Recreation, Engineering, Strategic Planning, Community Services and Fire. After conversations with the
project team, the Administration and City Council members, it was decided that the six adopted goals
would remain in place, and the update would focus on the steps necessary to advance each goal.
Participation:
The project team hosted a staff input session in March 2010 that included approximately 50 staff
members from all divisions that participate in or are affected by the development review process.
Strategic Planning staff also solicited input from the Planning Commission and City Council in
September 2010, asking members to identify the success stories and areas for improvement. The project
team utilized this initial input and analysis to develop the areas of focus for the public input process.
City staff spread the word about City Plan 2030 by creating a public service announcement that aired on
the government channel and other local stations, placing ads in the local newspaper and Fayetteville
Flyer, conducting an interview for a local public radio station, distributing flyers at First Thursday events,
and ensuring that email invitations were sent multiple times to the Chamber of Commerce membership,
Fayetteville Council of Neighborhoods, Fayetteville Forward groups and previous participants in City
Plan 2025 and neighborhood master plan charettes.
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Two public input sessions were held in October 2010 and one was hosted live on the internet in a webinar
format, so that stakeholders could participate from an alternative location if they couldn't be present. The
first session was held at the Bank of Fayetteville on the Square on October 7, 2010, and the second was
held at the Fayetteville Public Library on October 15, 2010, where the presentation component was also
broadcast as a webinar. At each session, participants gathered around base maps of the city and worked in
small groups. A member of the project team was placed at each table to serve as a facilitator and guide the
participants through a series of planning exercises. Approximately 80 stakeholders attended the public
input sessions or participated in the webinar.
The participants were lead through a "food for thought" presentation that reviewed the goals of City Plan
2025 and then posed three key questions: 1) What should an enduring green network look like?; 2) Where
should development be incentivized?; and 3) How would you design a new development within your own
existing neighborhood and how would you deal with neighbors' concerns? Participants worked to answer
these three key questions and reach a consensus in approximately 40-50 minutes.
Strategic Planning staff also conducted an online survey from October 15 through November 15 that
asked the questions posed at the public input sessions. The site included the presentation from the input
sessions, and survey respondents were encouraged to view the presentation before completing the survey.
Sixty-seven stakeholders completed the online survey.
In addition to the public sessions and online survey, staff held technical meetings with stakeholder groups
to address specific topics. These meetings took place during the months of October and November and
included the Fayetteville Chamber of Commerce, Fayetteville Public School Superintendent Vicki
Thomas, the University of Arkansas Campus Planning staff and a session focused on attainable housing
that included representatives from the Northwest Arkansas Housing Coalition, Partners for Better
Housing, Fayetteville Housing Authority and local developers and architects.
After documenting and reviewing the input from staff, elected officials, members of the public and
technical groups, the project team worked to assemble a new framework that keeps intact the original
goals and identified concrete action steps that will advance the goals over the next five years. The project
team then applied City Plan 2030's principles to the Future Land Use Map and Master Street Plan,
updating them based on the feedback received during the public input process. These drafts were
reviewed during several work sessions with the Planning Commission to solicit additional critiques, and
then all the elements of City Plan 2030 were presented at a Community Presentation on February 24.
Updates:
In addition to updating Chapters 1-9 and 11, staff revised Chapter 10 Framework and Chapter 12 Guiding
Policies. Chapter 10 establishes the six goals and associated objectives, action steps and benchmarks that
are essential to promote and achieve the visions of the comprehensive land use plan, Future Land Use
Plan and Master Street Plan. Chapter 12 provides descriptions for each of the future land use designations
and detailed master street plan cross -sections, and will be discussed in detail with the Future Land Use
Map and Master Street Plan amendments.
Chapter 10, though expertly prepared, sometimes lacked the detail and clarity necessary for measurable
success. Because of this staff focused many of the discussions with elected and appointed officials,
technical groups and the public around improving and clarify each. Particularly, Goal 5 Enduring Green
Network and Goal 6 Attainable Housing had significant revisions.
Several questions related to Goal 5 were asked during the public meetings, and the input staff received
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resulted in a clear definition and function for the green network. With public input and data collected in
the Fayetteville Natural Heritage Green Infrastructure study, staff was able to also generate an Enduring
Green Network Map that will assist the city in making strategic land use decisions. The map and revised
action steps now provide staff and the community a clear vision of what the goal is intended to
accomplish.
Although, several of the Goal 6 action steps were accomplished, none actually "created" attainable
housing. Because of this, staff is recommending that the goal be restated as "we will create opportunities
for attainable housing." The technical meeting held to discuss attainable housing revealed several key
points: 1) The existing supply of attainable housing must be maintained; 2) The ratio of housing per linear
foot of infrastructure must increase to keep housing costs down; 3) The City should evaluate a land bank
or housing trust fund to supplement the stock of attainable housing. New action steps have been
developed around each of these subjects. In addition, it is recommended that the city develop educational
materials related to energy efficiency and the relationship between housing affordability and
transportation costs.
The remaining goals have retained many of the existing objectives and action steps, particularly those that
are considered on -going, such as developing neighborhood plans. However, there are also numerous
additions that staff believes will further each goal, and the success of the plan. A complete list of the
existing and proposed goal, objectives and action steps is attached.
Key action steps that the project team believes will advance the goals of City Plan 2030 are:
• Use the Enduring Green Network boundary map as a tool when making decisions on parkland
acceptance and acquisition, off -site tree preservation, and when updating the Master Trail Plan.
• Develop a conservation development ordinance, or other development form for rural properties,
or those with environmentally sensitive features.
• Develop a cottage development ordinance.
• Develop internal processes to align funding, development and planning of city infrastructure with
the goals of City Plan 2030.
Recommended Motion: Staff recommends forwarding ADM 11- 3774 (City Plan 2030) to the City
Council with a recommendation for approval.
Planning Commission Action: 4 Forwarded ❑ Denied ❑ Tabled
Motion: Earnest
Second: Chesser
Vote: 9-0-0
Meeting Date: Apr11 25, 2011 Rescheduled to May 2. 2011
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•
1e
ayve v` May 2 2011
PC Meeting of ,
THE CITY OF FAYETTEVILLE, ARKANSAS
125 W. Mountain St.
Fayetteville, AR 72701
PLANNING DIVISION CORRESPONDENCE Telephone: (479) 575-8267
TO; Fayetteville Planning Commission
FROM: Jesse Fulcher, Current Planner
THRU: Jeremy Pate, Development Services Director
DATE: April 19. 2011 Updated May 3, 2011
ADM 11-3775: Administrative Item (FUTURE LAND USE MAP 2030): Submitted by
STRATEGIC PLANNING & INTERNAL CONSULTING to amend the Future Land Use Map.
Planner: Jesse Fulcher
Background:
The current Future Land Use Map was adopted by Resolution No. 206-06 on December 5, 2006,
following adoption of City Plan 2025. The map was developed to reflect the principles and goals
of City Plan, and is further supported by the text contained in Chapter 12 Guiding Policies. The
Future Land Use Map and associated land use designations were not developed to separate uses,
as is common in conventional zoning. But for the first time the map and designations were
developed using key elements from the SmartCode', which utilizes a "sequence of
environments ... that ... identify a set of habitats that vary their level and intensity of urban
character..." This system of environments is known as the Transect Zone, with habitats ordered
from the most natural to the most urban.
During the development of City Plan 2025, staff identified the areas from the SmartCode transect
that seemed appropriate for the development patterns expressed in City Plan 2025. These
descriptions were then modified to reflect the unique characteristics of Fayetteville. These areas
are:
Natural Areas (Dark Green) T-1
Rural Areas (Light Green) T-2
Residential Neighborhood Areas (Yellow) T-3
City Neighborhood Areas (Blue) T-4
Urban Center Areas (Purple) T-5
Complete Neighborhood Plans (Red)
Civic and Private Open Space Areas/Parks
Civic Institutional Areas
Non -municipal Government Areas
Industrial Areas (Light Blue)
Updates:
The Future Land Use Map and land use designations are still based on the transect model. Staff's
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goal with this update was to use the existing map and land use designations, and further refine
the descriptions and boundaries to better align with the unique development characteristics of
Fayetteville.
The Residential Neighborhood Area description was updated to address the variety of residential
development patterns that exist in the city and the need to locate neighborhood services at
intersections and connecting corridors. The City Neighborhood Area description now recognizes
the wide spectrum of residential densities and housing types, and nonresidential services that link
the residential and urban areas. And the Urban Center Area description now suggests a regional
role that may reflect a traditional mixed -use center, or an existing auto -dependent commercial
center. The images included in the City Plan document represent the variety of land uses and
patterns that may exist in the Urban Center Area, including clean -tech industries, urban mixed -
use centers, regional entertainment, and auto -served interstate development.
The revised land use descriptions required modifications to the land use boundaries as well. The
amount of Residential Neighborhood Area at the edge of the city was reduced to better support
the goal of discouraging suburban sprawl and the Urban Center Area boundary near the north
end of the city was adjusted to reflect the new "regional" description. Other significant changes
to the map include:
• Classifying land near the intersection of College and Rolling Hills as Urban Center Area.
This was requested by several Planning Commissioners at a work session.
• Extending the amount of Urban Center Area at the southeast corner of Wedington and I-
540. This is based on a realignment of a collector street (Persimmon Street extension)
through the property.
• Land acquired from the City of Johnson is include and designated as Urban Center Area.
• The Industrial Area has been expanded near Drake Field to provide a link between the
existing Industrial Park and the Arkansas Missouri Railroad Corridor.
Recommended Motion: Staff recommends forwarding ADM 11- 3775 (Future Land Use
Map) to the City Council with a recommendation for approval.
Planning Commission Action: 1 Forwarded ❑ Denied ❑ Tabled
Motion: Winston
Second: Chesser
Vote: 9-0-0
Meeting Date: May 2, 2011
' SmartCode is a form -based code based on the rural -to -urban transect. The first version of SmartCode was released by Duany Plater-Zyberk &
Company in 2003.
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ADM 11-3774: Administrative Item (CITY PLAN 2030): Submitted by STRATEGIC PLANNING &
INTERNAL CONSULTING to amend the Comprehensive Land Use Plan.
ADM 11-3775: Administrative Item (FUTURE LAND USE MAP): Submitted by STRATEGIC
PLANNING & INTERNAL CONSULTING to amend the Future Land Use Map.
ADM 11-3776: Administrative Item (MASTER STREET PLAN): Submitted by STRATEGIC PLANNING
& INTERNAL CONSULTING to amend the Future Land Use Map.
Jesse Fulcher, Current Planner, gave the staff report for all three City Plan 2030 items.
Public Comment:
Michael Mauldin, Salem Hills Estates, requested the commission downsize Howard Nickell road to a two-lane
Collector and discussed traffic safety concerns.
Gregory Smith, Salem Estates Hills, agreed with the comments of Michael Mauldin and also requested speed
tables on Howard Nickell.
Richelle Costrell, Salem Estates Hills, this is a big cut -through. She also requested to downgrade Howard
Nickell.
Cliff (unaudible), Salem Estates Hills, 3634 Howard Nickell road, discussed traffic safety and requested to
downgrade Howard Nickell.
Katie Jackson, Salem Estates Hills, discussed traffic safety and requested to downgrade Howard Nickell.
Flint Harris, Salem Estates Hills, discussed neighborhood integrity and requested to downgrade Howard
Nickell.
(Unaudible), 3618 Howard Nickell Road, Salem Estates Hills, discussed traffic safety and requested to
downgrade Howard Nickell.
Roy Slaughter, 3606 Howard Nickell, Salem Estates Hills, discussed traffic safety and requested to downgrade
Howard Nickell.
Maggie Lee, Salem Estates Hills, discussed traffic safety and requested to downgrade Howard Nickell and
asked if this were annexed would sewer be provided.
Public comment was closed.
Kit Williams, City Attorney, answered the question about sewer service discussing that the City would not
automatically provide sewer service.
Commissioner Winston discussed the pros and cons of Howard Nickell as a Collector or Principal Arterial. He
would like to propose it be downgraded to a Collector.
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Motion #1:
Commissioner Winston made a motion to modify ADM 11-3776 Master Street Plan to downgrade Howard
Nickell Road to a Collector only through the Salem Hills Neighborhood and it would remain a Principal Arterial
on either side of the neighborhood (starting at West Salem Road and ending at Dean Solomon Road).
Commissioner Earnest seconded the motion.
Commissioner Cook discussed reasons for disagreement with the motion, discussing a past traffic study, and
the fact that eventually capacity will or may dictate that this road be improved to four lanes. He stated that it
would be a disaster to go back on the plan at this point that has been in place for a number of years.
Commissioner Hoskins discussed that there are better routes for an arterial roadway in this area and conducted
detailed evaluations of various routes during a project in this area.
Commissioner Chesser discussed that Wedington is a four lane road next to his neighborhood and he doesn't
feel that it splits the area. If we downgrade this to a Collector we will have to upgrade another area to an arterial
and we will have the same objections to other neighbors. He discussed that it seems more fair to keep the road
as it is currently designated as it had this designation before this neighborhood was even built and if the arterial
were reclassified in another location it would be affecting people who were not aware of it.
Commissioner Hoskins discussed that along Salem the houses are set back as far as 95 feet and discussed
details of other alternative arterial routes.
Commissioner Chesser discussed that he might be able to support a re-classification of this road if we had
another plan in place for the arterial to go somewhere else.
Commissioner Bunch discussed that even if we downgrade it now we will be stringing the neighborhood along
because this will be re -considered in another five years. She stated that she doesn't think we can give this up
now.
Commissioner Kennedy discussed that this will be an issue as long as this neighborhood is here.
Upon roll call the motion to downgrade Howard Nickell to a Collector through the Salem Hills Estates
passed with a vote of 5-4-0 (commissioners Cabe, Bunch, Cook, and Chesser voting `No').
Commissioner Earnest discussed that the proposed street grid in the Planning Area is in conflict with the
primary goals in City Plan to encourage infill and discourage sprawl.
Motion #2•
Commissioner Earnest made a motion to remove all streets on the Master Street Plan in the northeast quadrant
of the Planning Area. The motion failed for lack of a second.
Motion #3:
Commissioner Winston made a motion to forward ADM 11-3776 (Master Street Plan update) to City Council
with a recommendation for approval. Commissioner Hoskins seconded the motion. Upon roll call the motion
passed with a vote of 8-1-0 (Commissioner Chesser voting `No').
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May 2, 2011
Page 8 of 8
Motion #4:
Commissioner Earnest made to amend ADM 11-3774 City Plan 2030 document to move the Benchmark of
"Determine the feasibility of a Local Housing Trust Fund and Land Bank" to short term. Commissioner Cook
seconded the motion. Upon roll call the motion passed with a vote of 9-0-0.
Motion #5:
Commissioner Earnest made to amend ADM 11-3774 City Plan 2030 to move the Benchmark of"Continue to
develop and implement form -based codes..." to short term. Commissioner Chesser seconded the motion.
Upon roll call the motion passed with a vote of 9-0-0.
Fulcher requested that the Commission incorporate a revision to the ADM 11-3774 City Plan 2030 document
to incorporate language that Chapter 164 Nonconforming Structures of the Unified Development Code be
evaluated.
Motion #6:
Commissioner Chesser made to forward ADM 11-3774 City Plan 2030 document to the City Council with a
recommendation of approval with the amendment as requested by staff for evaluation of Chapter 164.
Commissioner Earnest seconded the motion. Upon roll call the motion passed with a vote of 9-0-0.
Motion #7:
Commissioner Winston made to forward ADM 11-3775 Future Land Use Map to the City Council with a
recommendation of approval. Commissioner Chesser seconded the motion. Upon roll call the motion passed
with a vote of 9-0-0.
There being no further business, the meeting was adjourned at 7:10 PM.
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