Transportation Committee — Fayetteville, AR
Date: 2025-07-29
Time: 17:30

100 W. Rock St. Suite 246
 Fayetteville, AR 72701

 Transportation Committee Agenda
 (Immediately Following City Council Agenda Session)
 Rock St. Meeting Room / Virtual Meeting Via Zoom

 Tuesday, July 29, 2025
 5:30 PM



 Members
 Council Member Sarah Moore, Chair
 Council Member Robert "Bob" Stafford
 Council Member Sarah Bunch
 Council Member Min. Monique Jones

 City Staff
 Public Works Director / City Engineer Chris Brown
Assistant Public Works / Transportation Services Director Terry Gulley
Transportation Committee Agenda July 29, 2025
Meeting




Zoom Information
 Webinar ID: July 2025 Transportation Agenda
 Registration Link: https://fayetteville-
 ar.zoom.us/webinar/register/WN_q9fr3D1XTGaqt8IdmaaF0A

Call to Order
Roll Call
New Business
1. SAFE STREETS FOR ALL PROJECT DESIGN AGREEMENT - COLLEGE
 AVE.
 A RESOLUTION TO AUTHORIZE A CONTRACT WITH GARVER, LLC FOR
 DESIGN PHASE SERVICES FOR THE NORTH COLLEGE AVENUE
 (SYCAMORE TO TOWNSHIP) SAFE STREETS FOR ALL PROJECT IN THE
 AMOUNT OF $787,660.00, AND TO APPROVE A BUDGET ADJUSTMENT
 (2025-1290)

2. SAFE STREETS FOR ALL PROJECT DESIGN AGREEMENT - S. SCHOOL
 AVE.
 A RESOLUTION TO AUTHORIZE AN AGREEMENT WITH I & S GROUP, INC.
 FOR DESIGN PHASE SERVICES FOR THE SOUTH SCHOOL AVENUE SAFE
 STREETS AND ROADS FOR ALL PROJECT IN THE AMOUNT OF
 $287,000.00, AND TO APPROVE A BUDGET ADJUSTMENT (2025-1291)

3. SAFE STREETS FOR ALL PROJECT DESIGN AGREEMENT - E. JOYCE
 BLVD.
 A RESOLUTION TO AUTHORIZE A CONTRACT WITH KIMLEY-HORN AND
 ASSOCIATES, INC. FOR STUDY AND DESIGN PHASE SERVICES FOR THE
 EAST JOYCE BOULEVARD SAFE STREETS FOR ALL PROJECT IN THE
 AMOUNT OF $287,000.00, AND TO APPROVE A BUDGET ADJUSTMENT
 (2025-1288)

4. TRANSIT STOP IMPROVEMENTS GRANT ACCEPTANCE
 STAFF RECOMMENDS APPROVAL OF A GRANT AGREEMENT WITH THE
 NORTHWEST ARKANSAS REGIONAL PLANNING COMMISSION TO
 RECOGNIZE FUNDING IN THE AMOUNT OF $203,317.25 FOR TRANSIT
 STOP IMPROVEMENTS AND APPROVAL OF A BUDGET ADJUSTMENT.
 (2025-1295)

Reports and Presentations


City of Fayetteville, Arkansas page 2
Transportation Committee Agenda July 29, 2025
Meeting

1. TRANSPORTATION WORK PLAN STATUS UPDATE

2. MAPLE STREET IMPROVEMENTS UPDATE

Informational Items

Adjournment


NOTICE TO MEMBERS OF THE AUDIENCE




City of Fayetteville, Arkansas page 3

100 W. Rock St. Suite 246
 Fayetteville, AR 72701

 Transportation Committee Agenda
 (Immediately Following City Council Agenda Session)
 Rock St. Meeting Room / Virtual Meeting Via Zoom

 Tuesday, July 29, 2025
 5:30 PM



 Members
 Council Member Sarah Moore, Chair
 Council Member Robert "Bob" Stafford
 Council Member Sarah Bunch
 Council Member Min. Monique Jones

 City Staff
 Public Works Director / City Engineer Chris Brown
Assistant Public Works / Transportation Services Director Terry Gulley
Transportation Committee Agenda July 29, 2025
Meeting




Zoom Information
 Webinar ID: July 2025 Transportation Agenda
 Registration Link: https://fayetteville-
 ar.zoom.us/webinar/register/WN_q9fr3D1XTGaqt8IdmaaF0A

Call to Order
Roll Call
New Business
1. SAFE STREETS FOR ALL PROJECT DESIGN AGREEMENT - COLLEGE
 AVE.
 A RESOLUTION TO AUTHORIZE A CONTRACT WITH GARVER, LLC FOR
 DESIGN PHASE SERVICES FOR THE NORTH COLLEGE AVENUE
 (SYCAMORE TO TOWNSHIP) SAFE STREETS FOR ALL PROJECT IN THE
 AMOUNT OF $787,660.00, AND TO APPROVE A BUDGET ADJUSTMENT
 (2025-1290)

2. SAFE STREETS FOR ALL PROJECT DESIGN AGREEMENT - S. SCHOOL
 AVE.
 A RESOLUTION TO AUTHORIZE AN AGREEMENT WITH I & S GROUP, INC.
 FOR DESIGN PHASE SERVICES FOR THE SOUTH SCHOOL AVENUE SAFE
 STREETS AND ROADS FOR ALL PROJECT IN THE AMOUNT OF
 $287,000.00, AND TO APPROVE A BUDGET ADJUSTMENT (2025-1291)

3. SAFE STREETS FOR ALL PROJECT DESIGN AGREEMENT - E. JOYCE
 BLVD.
 A RESOLUTION TO AUTHORIZE A CONTRACT WITH KIMLEY-HORN AND
 ASSOCIATES, INC. FOR STUDY AND DESIGN PHASE SERVICES FOR THE
 EAST JOYCE BOULEVARD SAFE STREETS FOR ALL PROJECT IN THE
 AMOUNT OF $287,000.00, AND TO APPROVE A BUDGET ADJUSTMENT
 (2025-1288)

4. TRANSIT STOP IMPROVEMENTS GRANT ACCEPTANCE
 STAFF RECOMMENDS APPROVAL OF A GRANT AGREEMENT WITH THE
 NORTHWEST ARKANSAS REGIONAL PLANNING COMMISSION TO
 RECOGNIZE FUNDING IN THE AMOUNT OF $203,317.25 FOR TRANSIT
 STOP IMPROVEMENTS AND APPROVAL OF A BUDGET ADJUSTMENT.
 (2025-1295)

Reports and Presentations


City of Fayetteville, Arkansas page 2
Transportation Committee Agenda July 29, 2025
Meeting

1. TRANSPORTATION WORK PLAN STATUS UPDATE

2. MAPLE STREET IMPROVEMENTS UPDATE

Informational Items

Adjournment


NOTICE TO MEMBERS OF THE AUDIENCE




City of Fayetteville, Arkansas page 3
 CITY COUNCIL MEMO
 2025-1290


MEETING OF JULY 29, 2025
TO: Mayor Rawn and City Council
THRU: Chris Brown, Public Works Director
 Keith Macedo, Chief of Staff
FROM: Kenneth Patterson, Federal Aid Project Manager
SUBJECT: SS4A College Ave – Design Agreement with Garver, LLC


RECOMMENDATION:
Staff recommends approval of the agreement with Garver, LLC in the amount of $787,660 for design
phase services for the N. College Ave. (Sycamore to Township), a Safe Streets and Roads for All (SS4A)
project and approval of a budget adjustment, pursuant to RFQ 25-01, Selection #8.

BACKGROUND:
The School Avenue and College Avenue corridors serve as the major north-south route through the central
part of the City and are major commercial and retail destinations. Maintaining and improving the corridors will
allow them to continue to serve mobility needs and to continue to develop/redevelop as commercial corridors.

Improvements to these corridors will include striping, widening and/or narrowing of the roadway, utility
relocation, sidewalk/trail installation, accommodations for transit systems, elimination or reconfiguration of
driveways, additional traffic signals, medians, plazas, art installations, lighting, wayfinding, protected
intersections, parking, and other corridor improvements to be identified in the design process.

The starting point for this corridor design is the 71B Corridor Plan that was completed by RDG Planning. The
goals and aspirations of the Plan continue to be implemented to the greatest extent possible through the limits
of project segments selected for design and construction which include N. College Ave. between North St. and
Township St., and S. School Ave. between Martin Luther King Jr. Blvd. and Cato Springs Road. As stated
above, this recommendation regards the segment from Sycamore St. to Township St.

On July 7, 2020, the City Council approved a contract with Garver, LLC for the programming phase of this
project. The programming phase included meetings with stakeholders and City staff to review the plan goals
and make decisions about how and where to include project elements identified in the 71B Corridor Plan.

On December 4, 2024, Resolution 301-24 was approved to accept federal-aid funding in the amount of
$25,000,000 from the U.S. Department of Transportation's Federal Highway Administration through the Safe
Streets and Roads for All (SS4A) Program. This funding supports five construction projects with a focus on
safety, and this project is among them.

On April 17, 2025, a selection committee composed of City of Fayetteville staff and City Council member Mike
Wiederkehr selected Garver, LLC for design phase services for this segment of N. College Ave, pursuant to
RFQ 25-01, Selection #8.
Mailing address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
DISCUSSION:
Generally, the scope of services includes surveying, environmental, design, water and sewer upgrade design,
preparation of property acquisition documents, and bidding services for improvements to College Ave. between
Sycamore St. and Township St. Improvements will consist primarily of enhancements to pedestrian and bicycle
infrastructure, landscaping, signalization, drainage improvements as necessary, utility relocations, and access
control improvements for approximately 3,700-ft. of the College Ave. corridor and the portion of Poplar St. from
College Ave. to Green Acres Rd. Improvements to the corridor will be consistent with the items identified in the
2021 Programming The Street: S School & College Avenues document.

BUDGET/STAFF IMPACT:
The City has been awarded federal funding for this project through the Safe Streets and Roads for All (SS4A)
Program, as approved by Resolution 301-24. Matching funds for the SS4A grant funds will come from the 2019
Bond Program. Funding for the water and sewer design will be from the Water and Sewer Fund. The funding
breakdown for the contract amount is as follows:


 Account # Project # Amount
 2235.900.9221-5860.02 32401.9221 $439,537.34
 4702.860.7235-5860.02 46020.7235.9221 $149,442.66
 5400.860.5600-5860.02 11011.7235.9221 $198,680.00
 TOTAL $787,660.00

ATTACHMENTS: 3. Staff Review Form, 4. Budget Adjustment, 5. Design Services Agreement, 6. Final 71B
Corridor Plan, 7. Programming The Street: S School & College Avenues




Mailing address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
 City of Fayetteville, Arkansas 113 West Mountain Street
 Fayetteville, AR 72701
 (479) 575-8323
 Legislation Text


File #: 2025-1290

A RESOLUTION TO AUTHORIZE A CONTRACT WITH GARVER, LLC FOR DESIGN
PHASE SERVICES FOR THE NORTH COLLEGE AVENUE (SYCAMORE TO TOWNSHIP)
SAFE STREETS FOR ALL PROJECT IN THE AMOUNT OF $787,660.00, AND TO APPROVE
A BUDGET ADJUSTMENT

WHEREAS, the School Avenue and College Avenue Corridors serve as the major north-south route
through the central part of the city and are major commercial and retail destinations; and

WHEREAS, on December 4, 2024, City Council approved Resolution 301-24 to accept federal aid
funding in the amount of $25,000,000.00 from the U.S. Department of Transportation’s Federal
Highway Administration through the Safe Streets and Roads for All Program to fund improvements to
these corridors; and

WHEREAS, the scope of services for this phase of the project includes survey, environmental review,
design, water and sewer upgrade design, preparation of property acquisition documents, and bidding
services for improvements to a segment of College Avenue between Sycamore Street and Township
Street.

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
FAYETTEVILLE, ARKANSAS:

Section 1: That the City Council of the City of Fayetteville, Arkansas hereby authorizes Mayor Rawn to
sign a professional engineering services agreement with Garver, LLC for design phase services for the
North College Avenue (Sycamore to Township) Safe Streets and Roads for All Project in the amount of
$787,660.00 pursuant to RFQ 25-01, Selection 8.

Section 2: That the City Council of the City of Fayetteville, Arkansas hereby approves a budget
adjustment, a copy of which is attached to this Resolution.




 Page 1
 City of Fayetteville Staff Review Form

 2025-1010
 Item ID
 8/5/2025
 City Council Meeting Date - Agenda Item Only
 N/A for Non-Agenda Item

 Kenneth Patterson 7/15/2025 ENGINEERING (621)
 Submitted By Submitted Date Division / Department
 Action Recommendation:
 Staff recommends approval of the agreement with Garver,LLC in the amount of $787,660 for design phase services
 for the N. College Avenue (Sycamore to Township), a Safe Streets and Roads for All project, and approval of a
 budget adjustment. This will be split between the Safe Streets & Roads Grant ($439,537.34), the Street Bond funds
 ($149,442.66), and the Water & Sewer fund ($198,680).




 Budget Impact:
 2235.900.9221-5860.02 Safe Streets and Roads Grant
 4702.860.7235-5860.02 Streets Projects 2022 Bonds
 5400.860.5600-5860.02 Water & Sewer
 Account Number Fund
 32401.9221 Safe Streets & Roads Grant - College Ave
 46020.7235.9221 Street Bond Projects - SS4A - College Ave
 11011.7235.9221 W&S Reloc - Safe Streets & Roads - College Ave
 Project Number Project Title

 Budgeted Item? Yes Total Amended Budget $ 29,871,920.00
 Expenses (Actual+Encum) $ 10,053,920.20
 Available Budget $ 19,817,999.80
 Does item have a direct cost? Yes Item Cost $ 787,660.00
 Is a Budget Adjustment attached? Yes Budget Adjustment $ -
 Remaining Budget $ 19,030,339.80


 V20221130
Purchase Order Number: Previous Ordinance or Resolution # 301-24

Change Order Number: Approval Date:

Original Contract Number:

Comments:
City of Fayetteville, Arkansas - Budget Adjustment (Agenda)
 Budget Year Division Adjustment Number
 ENGINEERING (621)
 /Org2
 2025 Requestor: Kenneth Patterson
BUDGET ADJUSTMENT DESCRIPTION / JUSTIFICATION:
 Staff recommends approval of the agreement with Garver,LLC in the amount of $787,660 for design phase services for
 the N. College Avenue (Sycamore to Township) Safe Streets and Roads for All project. This will be split between the Safe
 Streets & Roads Grant ($439,537.34), the Street Bond funds ($149,442.66), and the Water & Sewer fund ($198,680).




 COUNCIL DATE: 8/5/2025
 ITEM ID#: 2025-1010
 Holly Black
 7/15/2025 9:26 AM
 Budget Division Date

 TYPE:
 D - (City Council)
 JOURNAL #:

 GLDATE:
 RESOLUTION/ORDINANCE CHKD/POSTED: /
 TOTAL - - v.2025617

 Increase / (Decrease) Project.Sub#
 Account Number Expense Revenue Project Sub.Detl AT Account Name
 GLACCOUNT EXPENSE REVENUE PROJECT SUB AT DESCRIPTION X
2235.900.9220-5899.00 (439,538) - 32401 9220 EX Unallocated - Budget
2235.900.9221-5860.02 439,538 - 32401 9221 EX Capital Prof Svcs - Engineering/Architectural
2235.900.9220-4309.00 - (439,538) 32401 9220 RE Federal Grants - Capital
2235.900.9221-4309.00 - 439,538 32401 9221 RE Federal Grants - Capital

4702.860.7999-5899.00 (149,443) - 46020 7999 EX Unallocated - Budget
4702.860.7235-5860.02 149,443 - 46020 7235.9221 EX Capital Prof Svcs - Engineering/Architectural

5400.720.5600-5808.00 (198,680) - 11011 1 EX Improvements - Water Line
5400.860.5600-5860.02 198,680 - 11011 7235.9221 EX Capital Prof Svcs - Engineering/Architectural
 - -
 - -
 - -
 - -
 - -
 - -
 - -
 - -




 G:\Divs\Engineering\Engineering Design Services\Projects\Safe Streets & Roads for All Grant\5 Projects\College Ave (SS4A)\Council
 and Mayor Items\Garver Design Contract\2025-1010 BA SS4A College Ave - Garver design 1 of 1
 Appendix B
 City of Fayetteville
 College Avenue Phase 2
 Garver Hourly Rate Schedule: July 2025 - June 2026

Classification Rates Classification Rates
Engineers / Architects Resource Specialists
E-1 $ 141.00 RS-1 $ 113.00
E-2 $ 164.00 RS-2 $ 149.00
E-3 $ 188.00 RS-3 $ 211.00
E-4 $ 220.00 RS-4 $ 290.00
E-5 $ 268.00 RS-5 $ 362.00
E-6 $ 329.00 RS-6 $ 446.00
E-7 $ 457.00 RS-7 $ 498.00

Planners Environmental Specialists
P-1 $ 170.00 ES-1 $ 113.00
P-2 $ 213.00 ES-2 $ 142.00
P-3 $ 265.00 ES-3 $ 181.00
P-4 $ 296.00 ES-4 $ 214.00
P-5 $ 333.00 ES-5 $ 269.00
 ES-6 $ 345.00
Designers ES-7 $ 431.00
D-1 $ 128.00 ES-8 $ 487.00
D-2 $ 146.00
D-3 $ 174.00 Project Controls
D-4 $ 208.00 PC-1 $ 115.00
D-5 $ 256.00 PC-2 $ 152.00
 PC-3 $ 194.00
Technicians PC-4 $ 248.00
T-1 $ 103.00 PC-5 $ 303.00
T-2 $ 124.00 PC-6 $ 392.00
T-3 $ 151.00 PC-7 $ 491.00
T-4 $ 195.00
 Management / Administration
Surveyors AM-1 $ 82.00
S-1 $ 63.00 AM-2 $ 104.00
S-2 $ 84.00 AM-3 $ 145.00
S-3 $ 113.00 AM-4 $ 186.00
S-4 $ 161.00 AM-5 $ 227.00
S-5 $ 203.00 AM-6 $ 295.00
S-6 $ 237.00 AM-7 $ 378.00
S-7 $ 280.00 M-1 $ 552.00
S-8 $ 353.00
2-Man Crew (Survey) $ 244.00
3-Man Crew (Survey) $ 305.00
2-Man Crew (GPS Survey) $ 301.00
3-Man Crew (GPS Survey) $ 374.00

Construction Observation
C-1 $ 122.00
C-2 $ 152.00
C-3 $ 186.00
C-4 $ 240.00
C-5 $ 289.00


Agreement for Professional Services
College Avenue Phase 2 Garver Project No. 2501052
 Appendix B

 City of Fayetteville
 College Avenue Phase 2

 FEE SUMMARY
 Title I Service - College Ave. - Sycamore St. to Township St. Estimated Fees
 Surveying - College Ave. Subtotal $ 122,920.00
 Project Management $ 4,739.00
 Topographic Survey $  22,778.00
 Property Survey $ 71,300.00
 Expenses $ 1,403.00
 Utility Locates (ARKUPS) $ 4,700.00
 Property Title (WACO) $ 18,000.00
 Environmental Services Subtotal $ 66,400.00
 NEPA Permitting (Garver) $ 53,257.00
 Expenses $ 3,993.00
 Cultural Resources (Flat Earth Archeology, LLC) $ 9,150.00
 Public Involvement/Design Meetings Subtotal $ 40,500.00
 Garver $ 34,725.00
 RDG $ 5,775.00
 Conceptual Design Subtotal $ 32,930.00
 Civil Engineering (Garver) $ 19,500.00
 Landscape Architecture (RDG) $ 13,430.00
 Preliminary Design Subtotal $ 103,645.00
 Civil Engineering (Garver) $ 59,700.00
 Landscape Architecture, Structural for Placemaking Features (RDG) $ 43,945.00
 Final Design Subtotal $ 91,020.00
 Civil Engineering (Garver) $ 60,500.00
 Landscape Architecture, Structural for Placemaking Features (RDG) $ 30,520.00
 Signalization Design Subtotal $ 38,700.00
 Electrical/Lighting Design Subtotal $ 35,300.00
 Conceptual Design $ 7,341.00
 Preliminary Design $ 19,335.00
 Final Design $  8,556.00
 Expenses $ 68.00
 Property Acquisition Subtotal $ 48,000.00
 Bidding Services Subtotal $ 9,565.00
 Garver $  5,700.00
 RDG $ 3,865.00
 Subtotal for College Ave. - Sycamore St. to Township St. $ 588,980.00


 Title I Service - Water and Sewer Design Estimated Fees
 Project Management $ 13,045.00
 Conceptual Design $ 42,772.00
 Preliminary Design $ 66,902.00
 Final Design $ 39,638.00
 Bidding $ 6,164.00
 Topographic Survey $ -
 Property Survey $ -
 Property Acquisition $ 23,752.00
 Property Title (WACO) $ -
 Permitting $ 6,108.00
 Expenses $ 299.00
 Subtotal for Water and Sewer Design $ 198,680.00



 Total for Title I Services $ 787,660.00




L:\2025\T21-2501052 - College Ave Phase 2\Contracts\Client\Draft\2025-07-10 Exhibit B - Garver Fee Spreadsheet - Lump Sum or Hourly
 Appendix B
 City of Fayetteville
 College Avenue Phase 2

 SURVEYS

 WORK TASK DESCRIPTION S-5 S-4 S-3 2-Man Crew (Survey)

 $203.00 $161.00 $113.00 $244.00
 hr hr hr hr
1. Project Management
 Administration and Coordination 16
 Quality Control Review 8
 Submittals to Client 1
 Subtotal - Project Management 17 8 0 0
2. Topographic Survey
 Establish Horizontal and Vertical Control Points 2 8
 Utility Locates (New Utilities not in MCE Survey) 30
 Topographic Surveys 20
 Data Processing/Preparation 30 30
 Subtotal - Topographic Survey 2 30 30 58
3. Property Surveys
 Dilligence and Research 8
 Establish Existing Right of way 4 20
 Property Surveys (60 Max) 20 160
 Data Processing/Preparation 20 100 40
 Subtotal - Property Surveys 24 128 60 160

 Hours 43 166 90 218


 Salary Costs $8,729.00 $26,726.00 $10,170.00 $53,192.00


 SUBTOTAL - SALARIES: $98,817.00

 DIRECT NON-LABOR EXPENSES
 Travel Costs $1,403.00

 SUBTOTAL - DIRECT NON-LABOR EXPENSES: $1,403.00



 SUBTOTAL: $100,220.00

 SUBCONSULTANTS FEE (Waco Title Research): $18,000.00
 SUBCONSULTANTS FEE (ARKUPS): $4,700.00


 TOTAL FEE: $122,920.00
 Appendix B
 City of Fayetteville
 College Avenue Phase 2

 ENVIRONMENTAL SERVICES

 WORK TASK DESCRIPTION ES-3 ES-1 ES-4 ES-2 ES-4 ES-1 E-2 ES-6

 $181.00 $113.00 $214.00 $142.00 $214.00 $113.00 $164.00 $345.00
 hr hr hr hr hr hr hr hr
1. Environmental Data Collection
 1. Air Quality 1
 2. Archeological and Historic Sites 2
 3. Civil Rights/Title VI 1
 4. Community 1
 5. Economic 1
 6. Federally Endangered/Threatened Spp 1
 7. Floodplains 2 1
 8. HazMat and USTs 2 2 1
 9. Land Use 1
 10. Migratory Birds 2
 11. Recreational Areas 1
 12. Relocations 2
 13. Secondary and Reasonably Foreseeable 2
 14. Section 4(f) and 6(f) Properties 1 2
 15. Terrestrial and Aquatic Communities 2
 16. Traffic Noise Levels 1
 17. Visual 1
 18. Water Quality and Drinking Supplies 1
 19. Wetlands and Streams 1 1
 Coordination Letters to 3 Agencies (DEQ NEPA, Parks, ADH) 1 4
 Project Map for Agency Coordination 4 1
 Subtotal - Environmental Data Collection 8 31 1 3 0 0 0 0
2. Cultural Resources and Historic Properties
 Subconsultant coordination and contracting 4
 Phase I Arch. Report QC 1
 Historic Structures Report QC 2
 FHWA Coordination & Sec 106 Clearance 4
 Initial Tribal Coordination Letters & Map 1 8 1 4
 Properties 12 8 1 4 0 0 0 0
3 Biological Investigations
 Wetland and Stream Delineation Fieldwork 2 6
 Delineation Report and QC (txt, maps, DPs, pics,
 weather) 1 29
 Delineation Report QC & Revisions 2 4 2
 PJD Request 1 2
 ANHC Data Coordination 1 2
 USFWS IPaC List 1
 Section 7 Consultation Pkg (txt, Keys, & QC) 2 8
 Subtotal - Biological Investigations 9 52 2 0 0 0 0 0
4. Hazardous Materials Investigations
 RST Coordination Letter and Follow Up 6 2
 Database Review and Field Check 2 6
 Subtotal - Hazardous Materials Investigations 8 8 0 0 0 0 0 0
5. Public Involvement
 Coordination with PI Team 4 4 24
 Prepare meeting materials 2 26
 Coordination for NEPA Public Meeting 2 40
 NEPA Public Meeting 3 9
 Synopsis 2 8
 QA/QC 4 8
 Subtotal - Public Involvement 7 0 0 0 14 106 9 0
6. Environmental Document
 Draft Tier 3 CE and Attachments 20 2 1
 Internal QC 1 2
 Preparation of Environmental Checklist 1 2
 Preparation of Roadway Design Form 1 3 2
 Addressing FHWA Comments (2 rounds) 6 2 1
 Subtotal - Environmental Document 29 9 0 0 0 0 2 4
 Appendix B
 City of Fayetteville
 College Avenue Phase 2

 ENVIRONMENTAL SERVICES

 WORK TASK DESCRIPTION ES-3 ES-1 ES-4 ES-2 ES-4 ES-1 E-2 ES-6

 $181.00 $113.00 $214.00 $142.00 $214.00 $113.00 $164.00 $345.00
 hr hr hr hr hr hr hr hr
7. Environmental Permits and Special Provisions
 USACE Section 404 NWP 2 16 1
 Storm Water Pollution Prevention Plan (SWPPP) 1 16
 2 Short Term Activity Authorizations (STAAs) 1 8
 Special Provisions 5 5 1 2
 Provisions 9 45 2 0 0 0 0 2

 Hours 82 153 6 7 14 106 11 6

 Salary Costs $14,842.00 $17,289.00 $1,284.00 $994.00 $2,996.00 $11,978.00 $1,804.00 $2,070.00

 SUBTOTAL - SALARIES: $53,257.00

 DIRECT NON-LABOR EXPENSES
 Meeting exhibit boards $500.00
 Printing (8 1/2 x 11 B&W) $194.00
 Postcards direct mailing/EDDM (2 mi. radius) $2,000.00
 Mailings $25.00
 PSA (La Zeta 95.7 FM) $200.00
 Roll Plot $500.00
 SWPPP Fee ($200 each) $200.00
 GPS Equipment $80.00
 STAA Fee (1 max at $150 each) $150.00
 ANHC Data Request Fee $50.00
 Bio. Field Supplies (water, meal, bug spray; 2 people) $66.00
 Bio. Travel Costs (40 miles roundtrip) $28.00

 SUBTOTAL - DIRECT NON-LABOR EXPENSES: $3,993.00


 SUBTOTAL: $57,250.00

 SUBCONSULTANTS FEE (FEA Cultural Resources Survey): $9,150.00



 TOTAL FEE: $66,400.00
 Appendix B
 City of Fayetteville
 College Avenue Phase 2

 PUBLIC INVOLVEMENT/DESIGN MEETINGS

 WORK TASK DESCRIPTION E-4 E-2 E-1 T-2 P-2 ES-4 ES-1

 $220.00 $164.00 $141.00 $124.00 $213.00 $214.00 $113.00
 hr hr hr hr hr hr hr
1. Design Meetings
 Kick-Off Meeting 1 1 1
 Progress Meetings 4 4
 Stakeholder Meetings (N College 41 property owner contacts) 8 40 40
 Review Meetings 4 4
 Transportation Committee Meetings (2 each) 2 2
 Arts Council Meetings (1 each) 2 1 2
 Active Transportation Committee Meeting (1 each) 2 1
 Subtotal - Design Meetings 23 4 49 0 43 0 0
2. Public Involvement
 Coordination with PI Team 1 2 12
 Prepare Exhibits 8 8 12
 Synopsis 2 16
 QA/QC 2 8
 Public Involvement Meeting (1 Non-NEPA) 3 3 3 3
 Subtotal - Public Involvement 6 3 15 8 3 8 40
 Hours 29 7 64 8 46 8 40

 Salary Costs $6,380.00 $1,148.00 $9,024.00 $992.00 $9,798.00 $1,712.00 $4,520.00

 SUBTOTAL - SALARIES: $33,574.00

 DIRECT NON-LABOR EXPENSES
 Meeting exhibit boards $500.00
 Printing (8 1/2 x 11 B&W) $60.00
 Roll Plot $489.00
 Hand-delivered flyers = 300 mi at a 0.70 rate $0.00
 Travel Costs $102.00

 SUBTOTAL - DIRECT NON-LABOR EXPENSES: $1,151.00


 SUBTOTAL: $34,725.00

 SUBCONSULTANTS FEE: $0.00


 TOTAL FEE: $34,725.00
 Appendix B
 City of Fayetteville
 College Avenue Phase 2

 CONCEPTUAL DESIGN

 WORK TASK DESCRIPTION E-4 E-2 E-1 T-2

 $220.00 $164.00 $141.00 $124.00
 hr hr hr hr
1. Project Management
 Administration and Coordination 2
 Quality Control Review 6
 Submittals to Client 1

 Subtotal - Project Management 9 0 0 0
2. Civil Engineering
 Cover Sheet 1 1
 General Notes, Index, and Legend 1 1
 Typical Sections 8 4
 General Site Layout and Survey Control 2 6
 Plan & Profile Sheets 4 30 24
 Intersection Improvements 4 8 4
 Driveway/Parking Lot Improvements 8 8
 Utility Coordination 2
 Quantities 1 6
 Opinion of Probable Construction Cost 1 4

 Subtotal - Civil Engineering 0 10 70 48

 Hours 9 10 70 48

 Salary Costs $1,980.00 $1,640.00 $9,870.00 $5,952.00

 SUBTOTAL - SALARIES: $19,442.00

 DIRECT NON-LABOR EXPENSES
 Travel Costs $58.00

 SUBTOTAL - DIRECT NON-LABOR EXPENSES: $58.00


 SUBTOTAL: $19,500.00

 SUBCONSULTANTS FEE: $0.00


 TOTAL FEE: $19,500.00
 Appendix B
 City of Fayetteville
 College Avenue Phase 2

 PRELIMINARY DESIGN

 WORK TASK DESCRIPTION E-4 E-2 E-1 T-2

 $220.00 $164.00 $141.00 $124.00
 hr hr hr hr
1. Project Management
 Administration and Coordination 4
 Quality Control Review 12
 Submittals to Client 2

 Subtotal - Project Management 18 0 0 0
2. Civil Engineering
 Cover Sheet 1 1
 General Notes, Index, and Legend 1 1
 Typical Sections 4 4
 General Site Layout and Survey Control 2 2
 Miscellaneous Details 1 4 12 12
 Demolition Plans 8 4
 College Ave. Plan & Profile Sheets 12 40 40
 Green Acres Rd. Plan & Profile Sheets 2 8 4
 Poplar St. Plan & Profile Sheets 4 4 4
 Drainage Plan & Profile Sheets 4 24 16
 Driveway Profiles 2 8 4
 Grading and Layout Plans 4 40 16
 Pavement Marking and Signage Plans 2 8 8
 Cross Sections 2 24 16
 Coordination with Utility Companies 4 4
 Coordination and Meetings with Owner 4 4 4
 Quantities 2 8
 Opinion of Probable Construction Cost 2 4
 Subtotal - Civil Engineering 5 48 204 132
3. Structural Engineering
 Retaining Wall Layout 4 4

 Subtotal - Structural Engineering 4 0 4 0

 Hours 27 48 208 132

 Salary Costs $5,940.00 $7,872.00 $29,328.00 $16,368.00

 SUBTOTAL - SALARIES: $59,508.00

 DIRECT NON-LABOR EXPENSES
 Travel Costs $192.00

 SUBTOTAL - DIRECT NON-LABOR EXPENSES: $192.00


 SUBTOTAL: $59,700.00

 SUBCONSULTANTS FEE: $0.00


 TOTAL FEE: $59,700.00
 Appendix B
 City of Fayetteville
 College Avenue Phase 2

 FINAL DESIGN

 WORK TASK DESCRIPTION E-4 E-2 E-1 T-2

 $220.00 $164.00 $141.00 $124.00
 hr hr hr hr
1. Project Management
 Administration and Coordination 4
 Quality Control Review 8
 Submittals to Client 1
 Subtotal - Project Management 13 0 0 0
2. Civil Engineering
 Cover Sheet 1
 General Notes, Index, and Legend 2
 Typical Sections 4 4
 General Site Layout and Survey Control 1 1
 Micellaneous Details 8 8
 Erosion Control Plans 6 4
 Maintenance of Traffic Plans 1 2 24 16
 Demolition Plan 8 4
 College Ave. Plan & Profile Sheets 8 40 40
 Green Acres Rd. Plan & Profile Sheets 2 8 4
 Poplar St. Plan & Profile Sheets 4 8 8
 Drainage Plan & Profile Sheets 8 24 12
 Driveway Profiles 4 4
 Grading and Layout Plans 4 24 12
 Pavement Marking and Signage Plans 2 4 4
 Cross Sections 2 12 8
 Coordination with Utility Companies 4 4
 Coordination and Meetings with Owner 4 4
 Quantities 2 8
 Opinion of Probable Construction Cost 1 2 4
 Specifications/Contract Documents 12 8
 Subtotal - Civil Engineering 6 56 199 132
3. Structural Engineering
 Retaining Wall Layout/Elevations 4 8 4
 Subtotal - Structural Engineering 4 0 8 4

 Hours 23 56 207 136

 Salary Costs $5,060.00 $9,184.00 $29,187.00 $16,864.00

 SUBTOTAL - SALARIES: $60,295.00

 DIRECT NON-LABOR EXPENSES
 Document Printing/Reproduction/Assembly $105.00
 Travel Costs $100.00

 SUBTOTAL - DIRECT NON-LABOR EXPENSES: $205.00


 SUBTOTAL: $60,500.00

 SUBCONSULTANTS FEE: $0.00


 TOTAL FEE: $60,500.00
 Appendix B
 City of Fayetteville
 College Avenue Phase 2

 ELECTRICAL/LIGHTING DESIGN

 WORK TASK DESCRIPTION E-6 E-5 E-4 E-3 E-1 T-2 AM-3

 $329.00 $268.00 $220.00 $188.00 $141.00 $124.00 $145.00
 hr hr hr hr hr hr hr
1. Conceptual
 Coordinate Lighting Standards 2 2 2
 Electrical Infrastructure Design 1 2
 Lighting Layout Plans (4 Sheets) 1 2 4 8
 Quantity Calculations 1 2
 Engineer's Estimate of Probable Cost 2 2
 Internal Meetings 1 1 1
 External Meetings 1 1 1
 QA/QC 1 1 2 4

 Subtotal - Conceptual 1 1 11 0 16 12 4
2. Preliminary
 Site Visit 3 3
 Utility Coordination 2 4
 Electrical Infrastructure Design 2 4
 Voltage Drop Calculations 1 4
 Lighting Legend Sheet (1 Sheet) 1 2 4
 Lighting Installation Plans (4 Sheets) 1 2 8 12
 Lighting Details (4 Sheets) 1 2 8
 Lighting One-Line Diagrams (1 Sheet) 1 4 2
 Conflict Coordination 2 2
 Quantity Calculation Updates 1 4
 Engineer's Estimate of Probable Cost Updates 2 2
 Internal Meetings 1 2 2 2
 External Meetings 2 2 2
 Special Provision/Specifications 1 4
 QA/QC 2 2 4 8 2

 Subtotal - Preliminary 2 3 28 0 47 34 6
3. Final
 Utility Coordination 1 2
 Electrical Infrastructure Design 1 2
 Voltage Drop Calculations 2
 Lighting Legend Sheet (1 Sheet) 1 2
 Lighting Installation Plans (4 Sheets) 1 1 4 8
 Lighting Details (4 Sheets) 1 4
 Lighting One-Line Diagrams (1 Sheet) 1 2
 Conflict Coordination 1 1
 Quantity Calculation Updates 2
 Engineer's Estimate of Probable Cost Updates 2
 Internal Meetings 1 1
 Special Provision/Specifications Updates 2
 QA/QC 2 1 2 4

 Subtotal - Final 2 1 13 0 18 18 0

 Hours 5 5 52 0 81 64 10

 Salary Costs $1,645.00 $1,340.00 $11,440.00 $0.00 $11,421.00 $7,936.00 $1,450.00

 SUBTOTAL - SALARIES: $35,232.00

 DIRECT NON-LABOR EXPENSES
 Document Printing/Reproduction/Assembly $18.00
 Postage/Freight/Courier
 Travel Costs $50.00

 SUBTOTAL - DIRECT NON-LABOR EXPENSES: $68.00



 SUBTOTAL: $35,300.00

 SUBCONSULTANTS FEE: $0.00



 TOTAL FEE: $35,300.00
 Appendix B
 City of Fayetteville
 College Avenue Phase 2

 SIGNALIZATION DESIGN

 WORK TASK DESCRIPTION E-6 E-5 E-3 E-1

 $329.00 $268.00 $188.00 $141.00
 hr hr hr hr
1. Preliminary (1 Signal, 1 RRFB)
 Site Visit 4
 Traffic Signal Notes 0.5 1 1
 Signal Detail Sheets 0.5 1 4
 Signal Plan Sheets 2 4 60
 Wiring Diagram Sheet 1 2 4
 Charts Sheet 1 2 4
 Summary of Quantities 1 2 6
 Opinion of Probable Construction Cost 1 2 2
 RRFB Design 4 8 12
 Evaluation of Traffic Study 1 8 8
 QA/QC 8
 Subtotal - Preliminary (1 Signal, 1 RRFB) 9 11 34 101
2. Final (1 Signal, 1 RRFB)
 Signal Plan Updates 0.5 4 36
 RRFB Updates 0.5 4 8
 Quantity Updates 0.5 2 4
 Standards and Specifications 1 2 4
 Update OPCC 0.5 1 1
 QA/QC 4
 Subtotal - Final (1 Signal, 1 RRFB) 4 3 13 53

 Hours 13 14 47 154

 Salary Costs $4,277.00 $3,752.00 $8,836.00 $21,714.00

 SUBTOTAL - SALARIES: $38,579.00

 DIRECT NON-LABOR EXPENSES
 Travel Costs $121.00

 SUBTOTAL - DIRECT NON-LABOR EXPENSES: $121.00



 SUBTOTAL: $38,700.00

 SUBCONSULTANTS FEE: $0.00



 TOTAL FEE: $38,700.00
 Appendix B
 City of Fayetteville
 College Avenue Phase 2

 BIDDING SERVICES

 WORK TASK DESCRIPTION E-4 E-2 E-1 T-2

 $220.00 $164.00 $141.00 $124.00
 hr hr hr hr
2. Civil Engineering
 Coordinate with City Purchasing Division 4
 Addendums/Inquiries 8 2 4
 Pre-Bid Meeting 2 2 2
 Bid Opening 1
 Prepare bid tabulation - Not Applicable
 Evaluate bids and recommend award 2
 Prepare construction contracts 2
 Notice to Proceed 1

 Subtotal - Civil Engineering 2 20 4 4

 Hours 2 20 4 4

 Salary Costs $440.00 $3,280.00 $564.00 $496.00

 SUBTOTAL - SALARIES: $4,780.00

 DIRECT NON-LABOR EXPENSES
 Document Printing/Reproduction/Assembly $850.00
 Travel Costs $70.00

 SUBTOTAL - DIRECT NON-LABOR EXPENSES: $920.00


 SUBTOTAL: $5,700.00

 SUBCONSULTANTS FEE: $0.00


 TOTAL FEE: $5,700.00
 Appendix B
 City of Fayetteville
 College Avenue Phase 2

 WATER AND SEWER DESIGN

 2-Man Crew
 WORK TASK DESCRIPTION E-5 E-4 E-1 S-5 S-4 S-3 D-1
 (Survey)
 $268.00 $220.00 $141.00 $203.00 $161.00 $113.00 $244.00 $128.00
1. Project Management
 Kickoff Meeting 3 4 1 0
 Client Coordination (emails, non-progress
 8 24 16 0
 meetings)
 Site Visit 2 2 4 0

 Subtotal - Project Management 13 30 21 0
2. Conceptual Design
 General Sheets 0 1 4 8
 Water Line Layout 0 8 32 60
 Sewer Line Layout 0 8 32 60
 Details 0 0 0 0
 OPCC Class III 1 2 8 4
 Record Drawing Research 2 16 24 0
 Quality Control Review 8 8 0

 Subtotal - Conceptual Design 11 35 108 132
3. Preliminary Design
 General Sheets 0 2 4 8
 Water P&P 2 12 60 120
 Sewer P&P 2 12 60 120
 Specifications 0 0 0 0
 Details 0 1 2 4
 OPCC Class II 1 2 8 4
 Quality Control Review 12 16 16

 Subtotal - Preliminary Design 17 29 150 272
4. Final Design
 General Sheets 0 1 8 12
 Water P&P 0 2 40 60
 Sewer P&P 0 2 16 40
 Specifications 1 4 8 0
 Details 1 1 2 2
 OPCC Class I 1 2 8 4
 ADH & ArDOT Coordination 0 4 8 16
 Quality Control Review 12 16 0

 Subtotal - Final Design 15 16 106 134
5. Bidding
 Addenda/Inquiries 1 6 6 4
 Pre-Bid Meeting 0 4 4 0
 Bid Opening 0 2 2 0
 Bid Tabulation and Recommendations 1 1 4 0
 Subtotal - Bidding 2 13 16 4
6. Topographic Survey - N/A
 Establish Horizontal and Vertical Control Points
 Utility Locates (New Utilities not in MCE Survey)
 Topographic Surveys
 Data Processing/Preparation
 Subtotal - Topographic Survey - N/A 0 0 0 0 0 0 0 0
 Appendix B
 City of Fayetteville
 College Avenue Phase 2

 WATER AND SEWER DESIGN

 2-Man Crew
 WORK TASK DESCRIPTION E-5 E-4 E-1 S-5 S-4 S-3 D-1
 (Survey)
 $268.00 $220.00 $141.00 $203.00 $161.00 $113.00 $244.00 $128.00
7. Property Survey - N/A
 Dilligence and Research
 Establish Existing Right of way
 Property Surveys
 Data Processing/Preparation
 Subtotal - Property Survey - N/A 0 0 0 0 0 0 0 0
8. Property Acquistion
 Survey Project Management 30
 Permanent Right-of-Way Acquisition Documents 25 25
 Temporary Construction Easements 20 20
 Staking for owner and agents 4 20
 Subtotal - Property Acquistion 0 0 0 30 45 49 20 0
9. Permitting
 Arkansas Dept of Health 8 8 12 4

 Subtotal - Permitting 8 8 12 0 0 0 0 4

 Hours 66 131 413 30 45 49 20 546

 Salary Costs $17,688.00 $28,820.00 $58,233.00 $6,090.00 $7,245.00 $5,537.00 $4,880.00 $69,888.00


 SUBTOTAL - SALARIES: $198,381.00

 DIRECT NON-LABOR EXPENSES
 Document Printing/Reproduction/Assembly $103.00
 Travel Costs $196.00

 SUBTOTAL - DIRECT NON-LABOR EXPENSES: $299.00


 SUBTOTAL: $198,680.00

 SUBCONSULTANTS FEE (Waco Title Research): $0.00


 TOTAL FEE: $198,680.00
 Appendix B
 City of Fayetteville
 College Avenue Phase 2

 PROPERTY ACQUISITION DOCUMENTS

 WORK TASK DESCRIPTION S-5 S-4 S-3 2-Man Crew (Survey)

 $203.00 $161.00 $113.00 $244.00
 hr hr hr hr
1. Project Management
 Administration and Coordination 13
 Quality Control Review 44
 Submittals to Client 8

 Subtotal - Project Management 57 0 8 0
2. Acquisition Documents College (40 Max)
 Permanent Right-of-Way Acquisition Documents 50 50
 Temporary Construction Easements 40 40
 Staking for owner and agents 6 40

 Subtotal - Acquisition Documents College (40 Max) 0 90 96 40

 Hours 57 90 104 40

 Salary Costs $11,571.00 $14,490.00 $11,752.00 $9,760.00

 SUBTOTAL - SALARIES: $47,573.00

 DIRECT NON-LABOR EXPENSES
 Document Printing/Reproduction/Assembly $200.00
 Postage/Freight/Courier $0.00
 Office Supplies/Equipment $0.00
 Communications $0.00
 Survey Supplies $100.00
 Aerial Photography $0.00
 GPS Equipment $0.00
 Computer Modeling/Software Use $0.00
 Traffic Counting Equipment $0.00
 Locator/Tracer/Thermal Imager Equipment $0.00
 Travel Costs $127.00

 SUBTOTAL - DIRECT NON-LABOR EXPENSES: $427.00


 SUBTOTAL: $48,000.00

 SUBCONSULTANTS FEE: $0.00


 TOTAL FEE: $48,000.00
TOMORROW’S CORRIDOR
 TOMORROW’S CORRIDOR


 RETHINKING 71B
  CONTENTS

1/A Brief History of 71B						5 8/Implementing the Plan					139
2/An Atlas of Key Conditions				 11 A Concluding Note							143
3/Community Engagement					35
 						
4/Markets for 71B							57
5/Corridor Urbanism and 71B 			 65
6/The Framework Plan						75
7/The Regulating Plan			 119
1/A BRIEF HISTORY OF 71B



Historical information in this section is based on On the Avenue:
An Illustrated History of Fayetteville’s US Highway 71B by Anthony
Wappel with Douglas Garrison (2015). Historical photographs are also
from On the Avenue and are used with permission.
60,000




50,000



 Arkansas College is founded
40,000 by Rev, Robert Graham of First
 Christian Church in 1852. First
 Road north of Downtown is
 buildings were destroyed during
 known as Fayetteville and
 the Civil War. College Avenue is
 Springfield Road and south
 named for this college rather than
 as Fayetteville and West Fork
 the University of Arkansas.
 Part of the Butterfield Road. Both ends brought
30,000 Overland Mail route, first people to resorts in town.
 stopping in Arkansas in
 1858
 One of the routes of the
 Trails of Tears, over which
 Native Americans were
20,000 forced to travel from
 ancestral homelands to
 Oklahoma


 Fayetteville’s portion of the
10,000 trail would be known as
 part of the Old Wire Road
 between St Louis and Fort
 Smith



 0


 1830 1840 1850 1860 1870 1880 1890
 Fayetteville Veterans
 60,000
 Administration Hospital is Motel Row begins to
 developed at its College Avenue Municipal Airport, renamed Drake develop along North
 site in 1934. In 1949, it sold a part Field in 1947, is built during the College in the late
 of the site for the construction 1930s. Commercial air service 1940s and 1950s
 of a new county hospital, which begins in 1940, ending with the
 became the Washington Regional opening of Northwest Arkansas 50,000
 Health Center. Regional Airport in 1999.


 Lake Fayetteville is
 Jefferson Highway Association developed, built initially
 as a drinking water 40,000
 reroutes highway designation
 through Fayetteville, helping to reservoir, 1948-1950
 increase area tourism. North part
 of the road is now called North
 College Avenue and south part
 Walter and Myrtle Miller buid a is Greenland Road and School 30,000
 house on South School in 1919. Avenue. US 71 routed
 The house is now occupied by the through the
 Farmer’s Table Cafe. Square on a
 sometimes
 US 71 established in
 shifting route,
 1926 after passage of 71 Drive-In Theater,
 Jefferson Highway built using School
 now the site of Fiesta
 20,000
 the Federal Highway
 between Winnipeg Avenue and
 Act identified highways Square shopping
 and New Orleans but Mountain,
 by numbers center, opens in 1949
 bypasses Arkansas,
 probably because of
 difficulty in roadbuilding
 through the Ozarks 10,000




1890 1900 1910 1920 1930 1940 1950
70,000 First building at
 Northwest Arkansas
 Mall opens in 1972. University of Arkansas
 Research Park opens Nelson’s Crossing
 in 1986 shopping center is
 Evelyn Hills Shopping developed, 2006,
 Center, city’s first one of the largest
60,000 large center outside of multi-tenant retail
 Downtown, opens in developments in the
 1960 New sign ordinance
 passed, placing tighter Mall District
 restrictions on neon
 and other types of Fiesta Square develops on
50,000 large signs, 1972 former drive-in theater site,
 1981-85


 First leg of Fulbright Highway 71 widening
 Expressway built projects executed,
40,000 between Skelton and producing current road
 Millsap in 1971 section, 1970s.
 Archibald Yell
 Blvd built to Traffic growth causes Redevelopment of the former
 bypass the Southgate Shopping Planning Commission Campbell’s Soup Mill, built in
 Downtown Center is developed Chair Alguire to suggest a 1957, begins in 1999, creating
30,000 Square in 1952 at 15th and South flyover to solve congestion the Mill District.
 School, 1965. Wal-Mart problems on North College
 is one of the original
 occupants
 Mud
 Iconic Gator Golf
 Creek Trail
 Land acquired miniature golf course
20,000 Highway 71 widening opens,
 and development opens, 1988
 projects executed, 2002
 begins for Fulbright
 City Liquor, one producing current road
 Expressway and
 of the oldest section, 1970s.
 College interchange
 continuous retailers
 1967
 on 71B, opens,


10,000

 1950 1960 1970 1980 1990 2000 2010
130,000
 2040 Comprehensive Plan is
 adopted, projecting a 2040
 population of over 140,000
 people. Voters approve a
 major transportation and
120,000 community enhancement
 bond issue, including
 significant funding for 71B
 improvements. Tomorrow’s
 Corridor: Rethinking 71B study
 is completed to help guide this
110,000 implementation program.

 The Flyover,
 carrying
 northbound
100,000 to westbound
 traffic from
 College Avenue
 to the Fulbright
 Expressway, is
 completed, 2014
90,000




80,000




70,000


 2010 2020 2030 2040 1930 1940 1950
2/AN ATLAS OF EXISTING CONDITIONS


Specific information about the use and key elements of a corridor are
fundamental to analysis and development of solutions. This chapter provides a
visual presentation of vital information addressing land and building use, and
transportation and access factors.
CURRENT LAND USE: Cato Springs to Rock Street




- Tax-exempt public and institutional
uses, most notably the University of
Arkansas Research Park, Walker Park,
the National Cemetery, and the Public
Library are dominant land uses in the
southern part of the study area.

- Most of the immediate South School
Avenue frontage is assessed as
commercial land, although significant
parts of it are in industrial, salvage, or
other non-retail uses. Some of these
include long-standing Fayetteville
businesses. Others provide significant
redevelopment opportunities.

- Residential uses are beginning
to be introduced to the South
School area, with Mill District
redevelopment and university-oriented
multifamily development. The Co-
op redevelopment project at MLK
and School will include a substantial
residential component.

- Land use along Archibald Yell is
primarily residential, with some
commercial and multi-family uses along
the path of this 1952-vintage bypass.




 12
 TOMORROW’S CORRIDOR: RETHINKING 71B


CURRENT LAND USE: North to Township




 - A strip commercial use pattern
 dominates the College Avenue corridor
 from North Street to Township Road.
 On the east side, commercial sites are
 relatively shallow, with the exception
 of the historic Evelyn Hills site.
 Commercial coverage extends farther
 off the main corridor west side, along
 Green Acres Road and into the Colt
 Square/Township cluster of commercial
 and office development. Topography
 limits the depth of commercial sites
 between Sycamore and Township.

 - Major public and institutional uses
 include the VA Medical/NAMS complex
 between North and Sycamore, Gregory
 Park, Lake Lucille, and Woodland
 School.

 - Residential uses predominate on
 the eastern side of the corridor. While
 somewhat separated from the the strip
 by topography, these neighborhoods
 will be sensitive to the nature of future
 development to the west. New small
 lot single-family has been developed
 immediately east of Evelyn Hills.




 13
CURRENT LAND USE: Township to Millsap




- As with other parts of the study area,
most the frontage along 71B is located
within and assessed as commercial
use. The east side of the commercial
strip is limited by topography between
Township and Rolling Hills. The area
and depth of commercial use off the
main corridor increase to the north with
multi-tenant centers like Fiesta Square,
new care dealerships, and other space
intensive commercial.

- Topography limits commercial
depth on the east side of the corridor
between Sunbridge and Rolling Hills,
and effectively buffers commercial
from residential uses.

- South of Rolling Hills, neighborhoods
to the east of the corridor are largely
low-density single-family, while
higher single-family density, notably
Sunbridge Villas, prevails to the west.

- Office uses dominate the Millsap
corridor to the west toward
Washington Regional Medical Center.




 14
 TOMORROW’S CORRIDOR: RETHINKING 71B


CURRENT LAND USE: Millsap to City Limits




 - Large format commercial dominates
 land use in this segment, Most retail
 uses are west of the 71B corridor. Office
 development is concentrated along
 Joyce Boulevard east of the corridor.

 - A substantial amount of land is
 in floodplains and will remain as
 permanent open space. This includes
 the Mud Creek and Scull Creek
 greenways, both of which are served by
 regional trails.

 - Parking lots in this area are so large
 that they emerge as a dominant land
 use in themselves.

 - Significant public and institutional
 uses include University of Arkansas
 holdings and Lake Fayetteville.




 15
BUILDING USE AND COVERAGE: Cato Springs to Rock




  LAND COVERAGE
 Coverage Area (A) %


 Buildings 18.76 8.51
 Parking 29.46 13.36
 Roads 21.37 9.69
 Open 150.87 68.43


 Total 220.45 100.00

- City edge character with low building
coverage and extensive open space
(including Town Branch Creek flood
plain, Walker Park, and wooded slopes)
as well as low-coverage industrial uses
such as salvage).

- Planned development of Co-op site
and continued growth of Mill District
and future build-out of the University
of Arkansas Research Park will increase
development density.




 16
 TOMORROW’S CORRIDOR: RETHINKING 71B


BUILDING USE AND COVERAGE: North to Township




 LAND COVERAGE
 Coverage Area (A) %


 Buildings 22.43 16.08
 Parking 44.34 31.79
 Roads 13.94 9.99
 Open 58.77 42.13


 Total 139.49 100.00

 - Highest building coverage of the
 four study segments, although still a
 relatively low density strip pattern.
 With the exception of the Evelyn Hills
 shopping center and a few larger
 footprint commercial buildings, small
 free-standing structures predominate.

 - Parking is the largest developed
 use, occupying twice as much area as
 buildings.




 17
BUILDING USE AND COVERAGE: Township to Millsap




  LAND COVERAGE
 Coverage Area (A) %


 Buildings 34.78 16.05
 Parking 90.53 41.77
 Roads 18.91 8.72
 Open 72.51 33.46


 Total 216.73 100.00

- Pattern of free-standing commercial
buildings continues north of
Township, with footprints increasing
to the north. Commercial building use
dominates.

- Parking is by far the largest
consumer of land in this segment,
accounting for over 70% of developed
private land. The largest single paved
area is Fiesta Square’s parking lot, but
smaller commercial boxes and strip
centers also have large parking lots.




 18
 TOMORROW’S CORRIDOR: RETHINKING 71B


BUILDING USE AND COVERAGE: Millsap to City Limits




 LAND COVERAGE
 Coverage Area (A) %


 Buildings 26.08 10.38
 Parking 66.29 26.37
 Roads 55.13 21.93
 Open 103.89 41.33


 Total 251.38 100.00


 - Very large footprint commercial
 buildings, including big boxes, the
 Northwest Arkansas Mall, and multi-
 tenant strips and power centers,
 dominate this segment’s built
 environment.

 - Consistent with the Township to
 Millsap segment, parking occupies
 about 70% of developed private land.
 The percentage of parking occupancy
 appears less in this segment than
 others because of the large area used
 for transportation, specifically the
 Fulbright Expressway interchange.
 Flood plains also boost the amount of
 open land.




 19
REGIONAL FUNCTIONAL STREET CLASSIFICATION
- The 71B system (highlighted
with the thicker line) remains
the only continuous north-south
transportation corridor between
I-49 and Crossover Road. Gregg
Avenue to the west and Old Wire/
Missouri to the east provide
parallel minor arterial routes
through parts of the corridor, but
do not serve local destinations
along 71B.

- Continuous east-west links
to I-49 occur at three places:
Fulbright Expressway, Wedington
Road/North Street, and Martin
Luther King Boulevard.

- East-west collectors crossing 71B
are scarce between the study areas
of Cato Springs and Rock Street
and North Street to the north city
limits. This,combined with the
lack of close, parallel north-south
routes forces both traffic headed
for local destinations and through
traffic to use 71B.

- In 2019, the State and City
executed an agreement to take the
71B route from the north and south
Fulbright Expressway interchanges
off the state network and transfer
jurisdiction to the City. This
provides great flexibility to the City
on street design.




 20
 TOMORROW’S CORRIDOR: RETHINKING 71B


REGIONAL ACTIVE TRANSPORTATION - Existing trails and potential
 connections are important
 development assets along the 71B
 corridor. The Razorback Greenway
 parallels the corridor and crosses
 it near Lake Fayetteville on the
 north and MLK Boulevard on the
 south. In addition, the Mud Creek
 and Town Branch Trails connect
 the Greenway to 71B, and the
 Cato Springs and Tsa-La-Gi Trails
 also lead to the corridor. On-
 street bikeway connections from
 the Razorback Greenway include
 Sycamore, Poplar, and Appleby.

 - A parallel bikeway system is
 developing east of College Avenue
 along Old Missouri Road and Old
 Wire Road. Currently, this connects
 to College with Rolling Hills Drive’s
 protected bike lane pilot project.
 A future trail along Sublett Creek
 will run from Mission and North to
 College and Poplar.

 - Ozark Regional Transit operates
 local bus service along much of the
 study area corridor, and upgraded
 that service in 2019 with more
 frequent headways. The Northwest
 Arkansas region is contemplating
 Bus Rapid Transit (BRT) between
 Fayetteville and Bentonville,
 and it is likely that such a line, if
 implemented, would follow 71B.




 21
REGIONAL AVERAGE ANNUAL DAILY TRAFFIC
- Average daily traffic (ADT) on
71B increases from south to north.
South of MLK, the ADT ranges
from 12,000 to 15,000 vehicles
per day (vpd), generally within the
capacity of a three-lane section.
The Archibald Yell section is in
the 18,000-19,000 vpd range, still
serviceable for three lanes, but
gradually increases to the north
from the middle 20,000’s through
Downtown and peaking at about
37,000 at Joyce Boulevard.




 22
 TOMORROW’S CORRIDOR: RETHINKING 71B




23
CRASH
FREQUENCY,
2015-17
- Unsurprisingly, crashes on the
South School and Archibald Yell
segments clustered around (but
not always at) intersections. An
unexpected group of incidents
occurred at the unsignalized 11th
Street intersection.

- Between North and Township
with relatively frequent curb
cuts, crashes were distributed
throughout the segment. However,
the most severe incidents
clustered at intersections,
especially Sycamore and Township.
 Cato Springs to Rock




 North to Township
 24
 TOMORROW’S CORRIDOR: RETHINKING 71B


 - Between Township and Millsap,
 a five-lane section with many
 curb cuts, crashes again string
 out with more serious incidents
 at intersections. However, the
 greatest density of crashes occurs
 between Longview and Millsap,

 - Access control north of Millsap
 causes crashes to cluster at
 principal intersections, with the
 largest number taking place at
 the very busy Joyce Boulevard
 crossing. The crash cluster at the
 eastbound to southbound ramp
 from the Fulbright Expressway is
 probably the result of the abrupt
 merge and short stopping distance
 of traffic transitioning from the
 expressway to local city traffic
 environment.
Township to Millsap




Millsap to City Limits
 25
CURB CUTS: Cato Springs to Rock




- Curb cuts are abundant and
relatively uncontrolled in the
five lane sections of the street,
and generally correlate to crash
incidents.

- The four-lane Archibald Yell
section has relatively few curb
cuts because of land use and
topography. Once again, the
clustering of access points at
intersections tends to correlate to
crashes.

- Access north of Millsap on the
divided section of 71B is mostly
limited to intersections.




 26
 TOMORROW’S CORRIDOR: RETHINKING 71B


CURB CUTS: North to Township




 27
CURB CUTS: Township to Millsap




 28
 TOMORROW’S CORRIDOR: RETHINKING 71B


CURB CUTS: Millsap to City Limits




 29
SIDEWALKS:
CURB CUTS: Cato Springs to Rock




Despite the relatively rural or city
edge character of the of the south
stretches of the 71B study area,
sidewalk continuity is fairly good
if not entirely comfortable for
users on the ground. Major gaps or
issues include:

- Condition issues between
Research Center Blvd. and 15th
Street.

- Periodic condition issues on the
east side between 15th and 13th
Streets.

- A major gap on the west side
south of 11th Street, adjacent to
a busy commercial strip center.
This segment also has a significant
number of crashes.




 30
 TOMORROW’S CORRIDOR: RETHINKING 71B


SIDEWALKS: North to Township




 The North to Township segment
 lacks sidewalk servicxe in most
 places. Existing sidewalks
 generally are adjacent to sites
 with relatively recent commercial
 development, or along the VA
 frontage between North and
 Memorial Drive.




 31
SIDEWALKS: Township to Millsap




This segment resembles the
pattern along the North to
Township segment – sidewalks
only along relatively recent
development, specifically near
Township, adjacent to Fiesta
Square, and immediately south of
Millsap.




 32
 TOMORROW’S CORRIDOR: RETHINKING 71B


SIDEWALKS: Millsap to City Limits




 In this higher speed, six-lane
 divided environment, sidewalks are
 rarely provided along the main line
 or even frontage roads. Exceptions
 are developed sites along Shiloh
 Drive, the west side service road
 and short segments adjacent to a
 relatively new strip center on the
 east side.




 33
3/COMMUNITY ENGAGEMENT


The recommendations in this plan grow from intense community interest in the
71B Corridor. Undoubtedly, those that live and work on and near the corridor
know area the best. Beginning the strategic planning process by going to
the people gives life to a real vision for the future of the street. The public
engagement process began in July 2018 and concluded in Summer 2019.
This section reviews some of the findings and opinions recorded during that
process.
PUBLIC ENGAGEMENT
The recommendations of this plan capitalized on the wide community interest in the 71B Corridor. The knowledge and insight
 2018 PUBLIC ENGAGEMENT EVENTS
of people who shop, work, do business and live on or near the corridor help produce a plan that creates a realistic vision of the
the future for this major functional and economic part of Fayetteville. The public engagement process began in July, 2018
and concluded in Summer, 2019, and was designed to maximize continued community engagement The process provided a July Committee Kick-off
variety of on-site and on-line opportunities to participate in the planning process. Central to this process were four multi-day
collaborative planning workshops, focusing on a specific part of the corridor study area. This approach recognized the individual August Farmers Market Event and Survey Launch
character of each part of this long corridor.

The first step of the process established an education and outreach program with a kickoff event that discussed the history of the 71B September Kick-off Event
corridor and the merits and state of the art in corridor planning in America. This initial program also set up the the project’s on-line
presence, with tools that could be accessed from home, office, or elsewhere. The city managed the on-line public engagement portal,
SpeakUp Fayetteville. The site hosted regular updates of the process including notifications, questionnaire, and potential concepts.
 October Focus Group Discussions

Summary of Public Engagement Activities November Planning Workshop #1: Overall Vision
 ›› Steering Committee
 December Planning Workshop #2: Subarea
 ›› Technical Committee

 ›› Online Survey and Website. Results are shown following event descriptions. January Planning Workshop #3: Subarea
 ›› Focus Groups
 February Planning Workshop #4: Subarea
 ›› Farmers Market

 ›› Kick-off Meeting and Seminar
 March-April Initial Draft Preparation
 ›› Planning Workshops
 May Public Open House, Planning Commission, and
 ›› Open House
 		 City Council Transportation Committee 		
 ›› Approval 		 Presentation

 June-August Revisions/Regulating Plan Draft

 October South School Focus Area Design Workshop
 2019




 36
 TOMORROW’S CORRIDOR: RETHINKING 71B




Steering Committee Meetings. The steering committee met regularly Technical Committee Meetings. Throughout the planning process, Focus Groups. In September 2018, the project team conducted a multi-
to discuss ideas for the corridor’s future, provide feedback on emerging the consultant team met with the technical committee bi-weekly by day program of stakeholder group discussions to address the project
concepts, and direct the project’s recommendations. video conference and while on-site. Discussions ranged from sharing area, its dynamics, potential, and future directions. The team met with
 background information of the corridor, next steps, and emerging new developers, investors, residents, business owners/operators, healthcare,
 information. city departments, Planning Commission, and other various stakeholders.




 37
Farmers Market Booth. In August 2018, the City hosted a booth at the Kick-off Meeting and Seminar. In September 2018, the project began Planning Workshops 1-4. Four onsite planning workshops, located
Farmers Market. The event brought awareness to the launch of the project with a public kick-off meeting to share background information about the throughout the stretch of the corridor, occurred in November, December,
and online survey. Participants received sticky dots to vote on their corridor, the process for preparing the plan, and best practices in corridor January, and February. The first three workshops lasted for four days and
preferred images for the corridor. These images were also used in the planning in the country. Separate events were scheduled and located included multiple open hours for the public to share input, ideas, and even
online visual listening survey. north and south of the downtown area. illustrate their own concepts.




 38
 TOMORROW’S CORRIDOR: RETHINKING 71B




Planning Workshops 1-4. Each planning workshop built on the previous Open House. In May, 2019, the City held an Open House to present
over the months, starting with an overall system-wide concept and moving the plan’s recommendations. The open house gave participants an
towards the details of each segment of the corridor. Quick results and high opportunity to identify their opinions of various actions and proposals, and
energy were features of these workshops. their relative priority.




 39
Speak Up Fayetteville Portal Activity TYPE OF RESPONDENTS AGE OF RESPONDENTS




While much of the real work on developing a new, attainable vision
for the 71B corridor was done on-site, the Speak Up Fayetteville portal
reached the largest number of people of all engagement elements
and helped define both community perspectives and priorities for the
detailed process. Some of the key results of the on-line survey and other
features are displayed on these pages.

 WEBSITE VISITOR ACTIVITY
  AWARE PARTICIPANTS 1,190
  ENGAGED PARTICIPANTS 229
  INFORMED PARTICIPANTS 631
 Downloaded the Input Opportunities Flyer 26
 Visited the Key Dates page 91 Under 18
 Visited multiple project pages 455
 18-24
 Contributed to a tool (engaged) 229
 25-34
LOCATION OF RESPONDENT’S RESIDENCE
 45-54

 55-64

 65-74
 23%
 7% 75 and over



 41% 23%

 6%




 40
 TOMORROW’S CORRIDOR: RETHINKING 71B


ASSESSMENT: NORTH OF NORTH STREET
Physical Environment Economic Environment




 Feel and character Adequacy of street “Curb appeal” of Experience of Condition of Safety and Health of Business New Availability Opportunities Job creation
 of the street lighting the street and its traveling along surrounding security businesses variety and investment of goods and for new business
 businesses College Ave neighborhoods quality and trends services that I and development
 need




 41
ASSESSMENT: NORTH OF NORTH STREET
Transportation Environment Aesthetic/Visual Environment




Ease of access Traffic flow Pedestrian Public Bicycle Traffic Safety Overall image of N. Property Quality between Quality between Parking lot Signs and
to businesses environment, transportation accommodation College Ave maintenance North Street and Fulbright Expwy to appearance landscape
 walkability, and service and upkeep Fulbright Expwy city limits
 access




 42
 TOMORROW’S CORRIDOR: RETHINKING 71B


ASSESSMENT: SOUTH OF NORTH STREET
Physical Environment Economic Environment




Feel and character Adequacy of street “Curb appeal” of Experience of Condition of Safety and Health of Business New Availability Opportunities Job creation
of the street lighting the street and its traveling along surrounding security businesses variety and investment of goods and for new business
 businesses College Ave neighborhoods quality and trends services that I and development
 need




 43
ASSESSMENT: SOUTH OF NORTH STREET
Transportation Environment Aesthetic/Visual Environment




Ease of access Traffic flow Pedestrian Public Bicycle Traffic Safety Safety and Property Overall quality Overall Overall
to businesses environment, transportation accommodation security upkeep of Archibald quality of quality south
 walkability, and service Yell Blvd. of MLK Jr.
 access Mill District
 section Blvd



 44
 TOMORROW’S CORRIDOR: RETHINKING 71B


FREQUENCY OF BUSINESS VISITS PURPOSES OF VISITS TO 71B STUDY AREA
North of North Street




South of Rock Street




 3 or more/week About1/month

 1-2/week Occasional < 1/month

 About 2/month Never




 45
MOST IMPORTANT ASSETS FOR BUILDING 71B FUTURE IMPROVEMENTS FOR A BETTER 71B
 Image and Services




 Redevelopment Better linkage to Lake Relocation or burial of Reconstruction or
 of vacant and Fayetteville overhead utilities improvement of
 deteriorating buildings infrastructure




 46
 TOMORROW’S CORRIDOR: RETHINKING 71B


IMPROVEMENTS FOR A BETTER 71B

Development and Land Use Street Environment




 Very important

 Somewhat
 important

 Neutral

 Somewhat
 unimportant

 Very
 unimportant
 More new Reuse or New Major More walkable Reuse of Redevelopment Better roadway Better lighting Better street Relocation of
 Green space/ Comfortable,
 housing on development neighborhood redevelopment development underused of Northwest
 landscape continuous lighting at pedestrian appearance parking away
 and around of large commercial of obsolete uses with gradual property for Arkansas Mall
 the corridor buffers/trees sidewalks level from the streets
 parking lots development and buildings change away new mixed
 along the street
 along 71B from auto- uses
 oriented
 patterns
 47
IMPROVEMENTS FOR A BETTER 71B

Traffic Transportation Choice




 Very important

 Somewhat
 important

 Neutral

 Somewhat
 unimportant

 Very
 unimportant
 Modify travel Modify travel Major revision to Reducing Redesign of More traffic Increasing Continuous, Better bicycle Better Better pedestrian Bus rapid transit More
 lanes through lanes south of traffic patterns, traffic intersections signals to through traffic comfortable access connections connections frequent
 Midtown and Downtown to including a new speeds like Rolling allow for capacity pedestrian including to the trail from the street bus service
 Uptown to accomodate all street network to Hills, Sycamore, additional access, including specific space system to business
 accommodate all users serve the study and Fulbright pedestrian improved for bikes on or entrances
 users area Expressway to crossing pedestrian off the street
 function better and vehicle crossings
 for all users access

 48
 TOMORROW’S CORRIDOR: RETHINKING 71B


 VISUAL
Housing PREFERENCE
 SURVEY
 The Visual Preference section of
 the survey presented a series of
 photographs of good design and
 corridor planning practices from
 around the country and asked
 respondents to rate them for their
 relevance to the 71B corridor.




 Very important

 Somewhat
 important

 Neutral This idea does not apply to 71B

 More apartment More owner-occupied Housing Housing New housing I find this interesting by I’m not sure.
 accommodations for
 Somewhat
 development along housing along or development that development that
 homeless people unimportant
 and adjacent to the adjacent to the meets the needs of meets the needs of
 corridor (attached seniors and empty young families
 This idea might have some merit.
 corridor
 homes, townhomes, nesters Very
 condominum settings) unimportant This could be a very good idea for parts of 71B.


 49
This idea does not apply to I find this interesting This idea might This could be a very
 71B but I’m not sure. have some good idea for parts
 merit. of 71B.



 50
 TOMORROW’S CORRIDOR: RETHINKING 71B




This idea does not apply to I find this interesting This idea might This could be a very
 71B but I’m not sure. have some good idea for parts
 merit. of 71B.



 51
This idea does not apply to I find this interesting This idea might This could be a very
 71B but I’m not sure. have some good idea for parts
 merit. of 71B.



 52
 TOMORROW’S CORRIDOR: RETHINKING 71B




This idea does not apply to I find this interesting This idea might This could be a very
 71B but I’m not sure. have some good idea for parts
 merit. of 71B.



 53
This idea does not apply to I find this interesting This idea might This could be a very
 71B but I’m not sure. have some good idea for parts
 merit. of 71B.



 54
 TOMORROW’S CORRIDOR: RETHINKING 71B




This idea does not apply to I find this interesting This idea might This could be a very
 71B but I’m not sure. have some good idea for parts
 merit. of 71B.



 55
4/MARKETS FOR 71B


 A successful corridor concept must take markets into account and propose changes and
 concepts that are consistent with economic potential and reality.We are in a period where
 economics, consumer preferences, and behaviors are producing dramatic changes in retail
markets and demand for space. Transportation changes also have a significant impact in project
 design, parking requirements, and community access. Chapter Four summarizes a market
 analysis completed to inform the design, transportation, and policy recommendations of this
 plan for the 71B corridor. The full report is included in an Appendix to the plan. The analysis
 addresses the entire corridor, but places special emphasis on the future of Northwest Arkansas
 Mall. This comes in a period when regional malls are experiencing uncertain futures. Many
 traditional malls are experiencing declining sales and occupancy. On the other hand, others
 are finding other productive uses to fill vacated space and some indications exist that younger
 shoppers are again finding malls to be attractive for social interaction.
MARKETS AND STRATEGIES FOR
THE 71B CORRIDOR
This chapter summarizes the assessment that Gruen Gruen + Associates
(“GG+A”) conducted of the market for retail uses on the College
Avenue/71B corridor and the Northwest Arkansas Mall. It includes both the
south section of the study area, South School Avenue and Archibald Yell
Boulevard from Cato Springs Road to Rock Street, and the north section,
College Avenue from North Street to the city limits. The center section
covers Downtown Fayetteville, which is not technically part of the physical
study area but has an impact on overall demand. In addition to evaluating
potential market demands for retail uses and identifying potential additional
market opportunities that could be captured within the corridor, this
chapter also identifies strategic actions and policy recommendations
that will advance the economic vitality and enhancement of the College
Avenue/71B corridor and Northwest Arkansas Mall.
 two primary market areas: the “South 71B” corridor and the “North 71B” region. In 2006, the Mall was sold. In the same year Pinnacle Hills
WORK ELEMENTS AND METHODOLOGY corridor; Promenade opened (slightly less than 12 miles northwest, in Rogers)
 creating the first regional-serving competition to the Mall. Situated on
 4. Converted estimates of purchasing power or retail demand into 152-acres, this 934,000-square-foot open-air center is now anchored
To accomplish the study objectives, GG+A analyzed a variety of data sources estimates of the supportable amount of on-the-ground retail space for by a Dillard’s, JCPenney, and a 12-screen Malco Pinnacle Theatre and
and conducted primary research and: the two primary market areas; high-volume Fresh Market. According to the General Manager of the
 Pinnacle Hills Promenade, Fresh Market replaced Border Books. Pinnacle
1. Inspected the College Avenue/71B corridor and Pinnacle Hills Promenade 5. Obtained estimates of the supply of retail space and identified the
 Hills Promenade had the same three anchor tenants when it opened as
 activity center in Rogers and conducted interviews with property relationship between estimated retail space demand and supply for the
 did the older Mall (Sears has closed at both properties). Pinnacle Hills
 owners, developers, and real estate brokers including representatives two primary market areas; and
 Promenade, however, has a more contemporary format and better mix
 of CBRE, Inc., Colliers, High Street Real Estate Development, Mark
 6. Synthesized the results of the primary and secondary research and of retailers currently including Williams-Sonoma, Banana Republic,
 Zweig, Inc., Mathias Properties, Newmark Moses Tucker Partners, Sage
 analysis and field inspections in order to reach conclusions about the Lululemon, Pottery Barn, and restaurants such as P.F. Chang’s China
 Partners, and Specialized Real Estate Group as well as staff with the City
 potential opportunities and constraints affecting demand for retail Bistro. The Promenade is also the location of the first Cabela’s World’s
 of Fayetteville and University of Arkansas Technology Development
 space and to identify strategic action recommendations for subsequent Foremost Outfitter /Bass Pro in Arkansas, and a “green” Target store.
 Foundation. GG+A also obtained information from the General Manager
 planning, marketing, and enhancement implementation. Adjacent to the Pinnacle Hills Promenade is a big-box power center
 of the Pinnacle Hills Promenade;
 including Bed Bath & Beyond, Old Navy, Ulta, PetSmart, and DSW. The
 trade area served by the Pinnacle Hills Promenade retail agglomeration
2. Analyzed land use, real estate market, and population, sales tax, FINDINGS is reported to include Fayetteville and a great deal of the metropolitan
 and employment data. Local sources consulted included the Center
 for Business and Economic Research of the University of Arkansas, area and extends to southern Missouri.
 Retail
 Northwest Arkansas Regional Planning Commission, and Washington
 County Assessor’s Office; • The retail agglomeration in Rogers provides a relatively complete supply
 • From the opening in 1972, through its initial expansion in 1978, its second
 of regional-, community- and value-oriented retail shopping alternatives.
3. Analyzed demographic and income characteristics of households, and expansion in 1986, and its final expansion over 1997-99 and until 2006,
 The development of the Pinnacle Hills Promenade retail agglomeration
 prepared purchasing power estimates for retail goods and services for the Northwest Arkansas Mall was the only mall in Northwest Arkansas
 has caused a decline in the trade area served by the Northwest Arkansas



 58
 TOMORROW’S CORRIDOR: RETHINKING 71B


 Mall and a decline in the sales spillover the Mall generates for nearby
 retail uses. As a consequence of supply additions in Benton County
 and along Interstate 49 in locations with visibility and even better
 accessibility to freeways and shifts in the geographic distribution of
 population and employment bases, the strength and magnetism of the
 Northwest Arkansas Mall and retail agglomeration in the corridor has
 declined.

• In addition, the Pinnacle Hills Promenade tends to be the preferred
 location for out-of-region retailers to enter the market (Whole Foods,
 which selected a location in the northern portion of the corridor is a
 notable exception to this site location tendency). The area around the
 Pinnacle Hills Promenade has experienced significant office, hotel,
 and residential development, which has reinforced the location as the
 regional hub. According to real estate brokers, the Great Recession and
 growing competitive impact of etailing caused some retailers to retrench
 and reduce store counts. Some retailers which had stores in both the
 Pinnacle Hills Promenade and Northwest Arkansas Mall areas chose to
 close the Northwest Arkansas Mall locations.
 2.9 million square feet of shopping center space and major freestanding and Elkins. The primary trade area generally includes the University
• The northern portions of the College Avenue/71B corridor, however, are stores. Almost all the existing retail space in the corridor study area is of Arkansas campus, but does not extend north past Archibald Yell
 surrounded by desirable residential neighborhoods, are situated on or located north of the Downtown, but for the freestanding Walgreen’s Boulevard into the Downtown area. Interstate 49 to the west represents
 near roadways connecting to Interstate 49 and a large employment base and Walmart Neighborhood Market stores located at the intersection a physical and psychological barrier limiting the primary trade area to
 and are near Springdale which has experienced population growth but of School Avenue and Martin Luther King Jr. Boulevard just south of the west.
 does not have a compete supply of retail uses. Downtown.
 • Households and workers within the primary trade area for the northern
• The southern part of the College Avenue/71B corridor is characterized • Based on a synthesis of interviews and a review of competing supply portion of the corridor currently generate approximately 3.9 million
 by proximity to the campus of the University of Arkansas, the Arkansas locations, and consideration of advantages and disadvantages and square feet of retail space demand. Due to projected growth in the
 Research and Technology Park, and student housing. Household geographic and transportation access factors that apply to the corridor, household base within the primary trade area, demand is estimated to
 incomes are lower, on average, in southern parts of Fayetteville and the primary trade area from which the northern portion of the corridor increase to about 4.2 million square feet in 2023. These findings are
 nearby communities such as Elkins and West Fork. attracts or could attract shoppers includes most of Washington County. based on a total combined expenditure potential of local market area
 Retail brokers and developers uniformly indicate that U.S. Highway 412, households, non-resident workers and on-campus students of nearly
• The Fayetteville area contains approximately 3.6 million square feet of just north of Fayetteville’s border, represents a dividing line within the $1.3 billion in 2018 and nearly $1.4 billion in 2023 and an estimate that
 shopping center space according to CoStar. Current availability rates regional retailing market. Households located north of Highway 412 do high quality retail space must generate at least $325 per square foot in
 (percent of space currently available for lease) exceed 11 percent for not tend to shop within the northern portions of the corridor. order to be viable. The existing retail supply within the primary trade
 community, neighborhood, and strip centers. The total inventory of retail area is estimated to total approximately 4.9 million square feet. Most
 space in Fayetteville, including “general” freestanding retail uses such as • The primary trade area from which the southern portion of the corridor of this space, about 2.9 million square feet, is located within the 71B
 restaurants, service, and automotive-related, is reported by CoStar to attracts or could attract shoppers includes southeast Fayetteville and corridor. Thus, an existing supply “surplus” of at least 808,000 square
 encompass more than 9.0 million square feet of rentable space. nearby communities to the south and east of Fayetteville. The primary feet of retail space is estimated to exist. Future household growth over
 trade area extends approximately 15 minutes south and east along US-71 the next five years is estimated to reduce the retail supply surplus,
• The College Avenue/71B corridor is estimated to contain approximately and Highway 16, to the smaller communities of Greenland, West Fork, although existing supply will still exceed estimated potential demand by



 59
 an estimated 490,000 square feet of retail space by 2023.

• The total combined expenditure potential of local market area
 households, non-resident workers and on-campus students within the
 southern portion of the corridor is estimated at approximately $111 million.
 Based on an annual sales per-square-foot threshold requirement of $375
 per square foot for necessity- and convenience-oriented neighborhood
 retail space, the expenditure potential can support approximately
 300,000 square feet of retail space. Due to projected growth in the
 household base within the primary trade area, demand is estimated to
 increase to about 320,000 square feet in 2023.

• The existing retail supply within the primary trade area served by
 southern portions of the corridor is estimated to total at least 272,000
 square feet. Almost all of this space is comprised by freestanding grocery
 and drug stores and restaurants. The comparison between estimated
 demand and supply results in a small amount of “unmet” demand at
 25,000 square feet of neighborhood-serving retail space, which could
 grow to approximately 50,000 square feet of space by 2023. CONCLUSIONS AND RECOMMENDATIONS approvals is reduced. Relatively higher density apartment uses would support
 higher land values and investment returns than thrift shops, churches, tattoo
 parlors, and other users only able to pay low rents for older, relatively obsolete
• While the mathematical model of supply and demand is not a precise Retail Planning Policy Strategy
 retail spaces and which do not tend to generate positive sales spillover for
 tool, the results of the quantitative analysis are consistent with interview other businesses.
 findings. Based on our interviews with multiple real estate brokers and Those merchants and retail centers unable to adapt to the constantly changing
 local owners or leasing agents, the retail markets are highly competitive. retail environment and unable to respond to contemporary consumer
 Gen-Yers, who tend to marry later and have fewer children, households
 The larger centers and concentrated nodes of retail uses are better preferences will lose sales. This is part of the natural evolution and inherent
 moving to the area for jobs, or educational or healthcare service opportunities,
 positioned to siphon off sales from strip centers and smaller buildings creative destruction and reinvention of the retailing and retail real estate
 and empty-nester household are primary sources of demand for apartment
 along the College Avenue/71B corridor which lack the size and tenant sectors. The primary strategic retail use implication is that the City should
 units. Two apartment projects – the 308-unit Uptown Fayetteville
 mix to effectively compete for users and sales from shoppers. encourage the reduction in the amount of smaller, older, obsolete centers,
 Apartments+Shops and 306-unit Watermark at Steele Crossing -, each
 especially those without strong grocery and drug store anchors that by
 completed in 2017, leased up quickly at above market rents. The interviews
• The Northwest Arkansas Regional Planning Commission forecasts their very nature serve limited trade areas, do not encourage multi-purpose
 suggest demand attributable to job growth, shortage of housing for
 that about 50,200 households will be added within the regional trips, do not generate significant sales spillover for adjoining tenancies, and
 University of Arkansas graduate students, and presence of major medical
 trade area (northern portion of the corridor) by 2040, and that nearly are not positioned to create dynamic shopping and dining environments
 facilities, will support continued multi-family development, which in turn,
 6,700 households will be added within the smaller primary trade area through size, tenant mix, and physical improvements. Retail Planning
 would help support local restaurants, services, and retailers.
 identified for the southern portion of the corridor by 2040. In the Policy Strategy should be directed to encouraging smaller obsolete retail
 longer-run, demand may support additional commercial space in the centers to either be combined with adjoining property to create larger and
 Vacant big-box retail space in older centers may have more potential to
 corridor. Occupancy rates, rental rates and household and employment stronger retail developments and/or converted to higher density residential
 be reused for office space. According to the University of Arkansas Skyline
 growth and supply additions within the trade areas should be monitored. and office uses. Residential and office uses will augment demand for retail
 Report, office space vacancy rates in Fayetteville have declined from 6.7
 Such monitoring will facilitate evaluating retail development and goods and services.
 percent in the second half of 2016 to 3.9 percent in the first half of 2018.
 redevelopment proposals and opportunities. CoStar estimates the office vacancy rate in Fayetteville is currently below
 The interviews suggest that apartment uses would replace some obsolete
 three percent, down from about 15 percent vacancy as recently as 2012. The
 commercial uses if the regulatory uncertainty about obtaining development
 interviews and review of tenanting trends suggest continued demand from



 60
 TOMORROW’S CORRIDOR: RETHINKING 71B


 One strategy to explore is a restaurant row, which needs to be placed in The 12,000-square-foot facility located at the corner of Van Asche Drive and
 a highly-visible location such as along frontage of the Mall property with Steele Boulevard includes a brewery, and the corporate offices of JJ’s Grill.
 landscaping and signage techniques that serve to attract residents and It is reported to be performing well and is an example of an entertainment,
 workers as well as travelers through the College Avenue/71B corridor. We experiential use that cannot be duplicated by the Internet and has an
 use the term restaurant row because one restaurant by itself cannot serve extensive draw.
 to attract a significant number of patrons from an extended area. A cluster
 of restaurants, however, can typically penetrate a deeper area because The interviews suggest that other food/bar entertainment-oriented concepts
 consumers have the added confidence that if they cannot get into one (e.g., Walk-On’s Bistreaux & Bar, which locates in “college towns”) not yet
 restaurant, other options will be available. A cluster of restaurants can also in the Northwest Arkansas region are considering entering the market and
 engage in greater promotional activity. while the interviews also suggest the first units are likely to be located in the
 Pinnacle Mall Promenade submarket, Fayetteville would be the next logical
 The food preferences of Generation Ys are changing the culinary landscape location for expansion. This finding suggests it would be beneficial to pro-
 — stimulating the proliferation of ethnic restaurants, food trucks, and farmers actively position and market sites on the Mall property or in or near the
 markets. Perhaps Generation Y’s fascination with food is one of the defining older Evelyn Hills or Fiesta Square centers with ample parking as location
 characteristics of this eat-and-tweet generation. As part of making the Mall for these kind of destination venues that could help rebrand and enhance
 property relevant and to take advantage of the ample parking availability, the quality and appeal of these centers to space users and patrons.
 expansion of the Farmer’s Market and regular food truck gatherings to the
office space users in the 10,000- to 30,000-square-foot range seeking lower Mall property should be planned, organized, and implemented. This will In places where the demographics and local real estate market conditions are
cost space than available in Class A office buildings in Benton County and help create the type of social environment and amenity package appealing supportive, mall owners and asset managers are sometimes able to replace
which do not need to be very close to Wal-Mart’s headquarters. These call to Generation Yers looking for authenticity and a place to congregate as well closed department stores by transforming the tenant mix to other retail,
center, administrative processing, and other support users benefit from the as appeal to area employees and family households. including non-traditional mall anchors. Dick’s Sporting Goods, which has
labor produced by the University and proximity to a diverse housing stock and located in other regional malls, has a store in Fort Smith but not yet in either
transportation accessibility. The users can pay more than retail users for the A consumer shopping pattern shift from the purchase of goods to the Benton County or Fayetteville, could be a candidate for the Mall property
vacant big-box retail space. The cost of remodeling such buildings is typically purchase of services and experiences has occurred. Food and service- if it expands into the regional market. Off-price retailing is still growing
lower than new office space construction and the space can be moved into related uses, including medical services, are driving demand growth for and a leading operator in this sector, Burlington, would also be new to the
sooner. The proximity to retail services and amenities and plentiful parking neighborhood and community shopping center space. The optimal tenant market. Its store prototype consists of 40,000 to 50,000 square feet. The
are advantages to office space users offering convenience and efficient use mix for the College Avenue/71B corridor will continue to evolve in favor of demographics of the northern 71B corridor primary market area would fit
of time for their workers and visitors. retailers, restaurants, and service providers that do not directly compete with the site selection criteria of Burlington.1
 with the Internet. Consistent with this consumer shopping pattern shift,
Development of locations within the corridor as destinations for ethnic and the interviews suggest that an LA Fitness may be searching for sites in Closed or poorly performing mall retailers will need to be replaced with off-
other unique, authentic restaurants and restaurant/entertainment rows the broader market. LA Fitness has chosen second generation, vacant big- price retailers like Burlington or experiential tenants including sports related
should be encouraged. The accessibility of the College Avenue corridor box stores and junior anchor locations in regional mall sites that are close such as Dick’s Sporting Goods– those that cannot readily be replaced by the
to not only local households and students and faculty associated with the to residential neighborhoods and employment centers. Fitness One has internet. Entertainment, food and beverage, and services will be potential
University of Arkansas but also to residents living in other parts of the region located in a 41,000-square-foot facility near Interstate 49 and Wedington replacement solutions. For example, tenants providing organic takeout
and to nonresident employees is an advantage. Low building space costs also Drive, west of the corridor, and is reported to be performing much better meals, high-grade services like health spas, and facilities for pets such as
provide advantages to unique ethnic and other restaurants. Bocca Italian than anticipated. This suggests potential support for an additional fitness dog hotels illustrate retailers not easily replaced online, and which benefit
Eatery and Pizzeria replaced at the end of 2015 Backyard Hamburgers, a facility that if located at the Mall property would help generate daily traffic from (and contribute to) mall or corridor traffic. As a local example last year,
Nashville-based chain that closed the midtown College Fayetteville location to the site. Hounds Lounge Pet Resort & Spa replaced a resale shop as the occupant
but kept open a unit in Rogers. Conway-based Tacos 4 Life opened its of the former Big 8 Tire building of 8,868 square feet at the intersection of
restaurant at the Eveyln Hills shopping center in Fall 2015. The restaurant In 2016, the owner of JJ’s Grill opened a restaurant, beer garden, and concert
remodeled a space formerly occupied by a USA Drug store. venue in Uptown near Target and Kohl’s and a new apartment development.



 61
 office uses on currently retail zoned property, the City will stimulate stronger identify feasible physical, tenanting and marketing enhancements and
 performance within its focused, designated retail areas. Focus the highest implementation procedures to reposition and strengthen their performance.
 intensity of uses at key intersections and nodes. The City can assist in this process by, for example:

 Residential development is crucial to corridor revitalization and enhancement • Streamline and make more predictable the development process; and
 in two fundamental ways. First, it is the basic component that will reduce the
 amount of property available for commercial uses. Second, more housing will • Provide information on the goals and objectives for development/
 provide a larger local market to support the commercial and entertainment redevelopment, and how the City may assist owners and developers
 uses that remain or are added. Therefore, rezone obsolete uses, including seeking to implement development/redevelopment consistent with
 smaller, older, currently less successful retail centers and commercial buildings City priorities (such as municipal policy action or facilitation of the
 for relatively higher density residential uses. Zoning changes accompanied by entitlement process or where appropriate with financial assistance to
 appropriate design and other regulatory revisions to encourage assemblage bridge feasibility gaps).
 of older obsolete retail or other property into multi-family housing will bring
 in more residents who will provide both the employment base for offices, Area or property specific feasibility studies should be conducted or required
 healthcare, and research and development activities in the corridor as well as before any specific re-zoning, changes in design parameters or other land use
 patrons for stores and restaurants. regulations, capital budget authorizations, or public programs to implement
 the business plan or economic action should be approved. Municipal
 Provide for Fewer but Larger Retailing-Mixed Use Nodes assistance should be directed toward retaining and expanding uses or
 attracting new businesses that can reasonably be expected to serve to expand
College and East Township Road. The purchaser of the building also operates Retail agglomerations succeed because they contain a variety of proximate the trade area from which customers are attracted and serve to induce more
a pet resort in Little Rock. The site was chosen because the location has high shopping opportunities whose synergy attracts more customers. It would frequent visitation from households and workers within the existing trade
traffic volume and adjoins the east-west commuter gateway to I-49 near be advantageous if the corridor has fewer, but larger, well-integrated area. In some cases, for example, rather than accept a standard development
residential neighborhoods and was available for a relatively low price. and linked shopping nodes than numerous smaller strip centers and free- that meets planning and other regulations, it may be more beneficial to
 standing buildings with excessive numbers of curb cuts that siphon off encourage through municipal assistance enhanced design or added services
The key is both to provide the type of experience and convenience that a relatively small sales dollars so as to make more difficult the development or uses to facilitate the long-run competitiveness and tax-generating ability
shopper cannot get from sitting at home, and to eliminate the sameness that of larger projects with greater trade areas and more frequent visitation, or of a development. As another example, the City should provide for flexibility
fails to differentiate from the competition. To become and stay relevant, higher per visit expenditures. in its land use regulations to allow for the orderly transition of former retail
malls and commercial corridors will become much more mixed and not just uses to alternative uses.
a place for retail consumption. Instead, the relevant mall, for example, will Identify opportunities to make new amenities and services available along
be where people go for dining, entertainment and education (concerts, College Avenue such as parks and recreational offerings, including bicycle Northwest Arkansas Mall
art shows, plays, movies, farmer markets, and classes), health, fitness, and jogging paths that link with nodes of denser development. Ideally,
and beauty, and stay overnight at a hotel – or to work and/or live. By this implementation of such opportunities should be in conjunction with the Vision: The place where people go for more than shopping; for dining,
standard, the current Northwest Arkansas Mall is not relevant. removal of obsolete building space and assembly of smaller parcels into entertainment and education (concerts, art shows, plays, movies, farmer
 larger cohesive redevelopment sites. markets, and classes), health, fitness, and beauty, and stay overnight at a
RECOMMENDATIONS FOR POLICY ACTIONS hotel or to work and/or live.
 Assist with Development and Implementation of Business Plans
Reduce the amount of retail zoning along the College Avenue/71B Course of Public Action: Encourage Northwest Arkansas Mall to develop
corridor. The City should encourage property owners and managers to develop business plan to reuse and enhance property. Market and feasibility
Like many communities, Fayetteville has designated most of the land along business plans for the revitalization or adaptive reuse of commercial studies should be conducted or required before any specific re-zoning,
its College Avenue arterial/71B corridor for commercial uses. By reducing properties such as the Northwest Arkansas Mall characterized as functionally changes in design parameters or other land use regulations, capital budget
the amount of property zoned for retail uses or permitting multi-family and (competitively), but not locationally obsolete. The challenge will be to authorizations, or public programs to implement the business plan or



 62
 TOMORROW’S CORRIDOR: RETHINKING 71B


economic action should be approved. redevelopment, and how the City may assist with the implementation
 of the business plan consistent with City priorities.
The City can assist accomplishing the reuse and enhancement of the • Adapting land use regulations to various markets associated with
property by the following: different parts of the site. For example, logical uses for the part of the
 site immediately adjacent to College Avenue (such as free-standing
 restaurants) will be different from those appropriate for the west edge
• Streamline and make more predictable the development process; and of the site, where residential and mixed use urban development can
• Provide information on the goals and objectives for development/
 take advantage of Greenway access and scenic qualities.


 FIGURE 4.1: Strategic Imperatives for Northwest Arkansas Mall
 Potential Use Opportunity Public Policy/Property Benefits Needed Actions
 Multi-family development Contributes support for local restaurants, services, and restaurants; helps Market/survey research to identify scale and type of preferred product;
 local employers attract and retain talent financial feasibility analysis; site planning and due diligence; implement
 needed zoning/regulatory process and approvals; developer solicitation,
 evaluation, and selection
 Reuse vacant anchor/big-box buildings for office space Contributes support for local restaurants, services, and retailers; provide Implementation needed zoning/regulatory process and approvals, market
 job and income opportunities; contributes to demand for multi-family space for office use; be prepared to respond to incentive requests- to do so,
 development; and occupies vacant space evaluate economic and fiscal impacts and feasibility gap
 Restaurant row in a highly-visible location such as long frontage of the Mall Generates day- and evening- traffic for Mall occupants; appeals to and Site planning, due diligence, marketing/user solicitation, evaluation,
 property with landscaping and signage supports office workers and multi-family households (and visitors) negotiation, selection; implement needed zoning/regulatory process and
 approvals
 Expand Farmer’s Market and food truck gatherings on excess parking area Generates day- and evening- traffic for Mall occupants; appeals to and Plan/research, organize, and implement; identify if public funding may be
 supports office workers and multi-family households (and visitors) needed to facilitate feasible launch and ramp up
 Proactively position and market sites on the Mall property for destination Generates day- and evening- traffic for Mall occupants; appeals to and Site planning, due diligence, marketing/user solicitation, evaluation,
 entertainment venues supports office workers and multi-family households (and visitors); rebrand negotiation, selection; implement needed zoning/regulatory process and
 and enhance the quality and appeal of the Mall to space users and patrons approvals
 Fitness Facility Generates day- and evening- traffic for Mall occupants; appeals to and Identify options for re-tenanting existing space and new development;
 supports office workers and multi-family households (and visit marketing/user solicitation, evaluation, negotiation, selection; implement
 needed zoning/regulatory process and approvals
 Replace closed and closing retailers with off-price retailers like Burlington or Improve competitive strength and market responsiveness, reinforce other Marketing/user solicitation, evaluation, negotiation, selection; implement
 experiential tenants including sports related such as Dick’s Sporting Goods– businesses and uses; replace some of the sales-tax lost from competitive needed zoning/regulatory process and approvals; be prepared to respond
 those that cannot readily be replaced by the internet. Entertainment, food obsolescence to incentive requests- to do so, evaluate economic and fiscal impacts and
 and beverage, and services will also be potential replacement solutions (see feasibility gap
 pages 6/7)
 Educational and cultural programming and uses and healthcare uses (see Generates day- and evening- traffic for Mall occupants; appeals to and Confer with institutional stakeholders; Plan/research, organize, and
 page 7) supports office workers and multi-family households (and visitors) as well as implement; identify if public funding may be needed to facilitate feasible
 community as a whole launch and ramp up
 Hotel Use (see page 7) Supports and reinforces office, retail, restaurant, and entertainment uses; Market research, feasibility analysis; site planning, due diligence, marketing/
 generates tax revenue user solicitation, evaluation, negotiation, selection; implementation needed
 zoning/regulatory process and approvals; likely to be residual use, later in
 sequence of redevelopment and reuse



 63
 5/CORRIDOR URBANISM AND 71B


Citizens of Fayetteville have different visions for the 71B corridor. The concepts of New Urbanism,
 advocating higher densities, mixed uses, human-scale,street orientation, and connectivity are
 deeply engrained in the city’s urban development and design philosophy. Some people envision
 a transformed corridor that eventually produces a high-density, transit-oriented mixed use
  environment capable of accommodating a significant part of Fayetteville’s projected residential
 growth. Other people believe that 71B should be improved physically and functionally, but will
 always remain a regional, auto-oriented arterial dominated by commercial uses. This section
introduces a third approach – “corridor urbanism “ – that grows from and respects the character
 and economy of the corridor, but integrates the quality of place and urban interaction that mark
 Fayetteville’s development aspirations.
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 TOMORROW’S CORRIDOR: RETHINKING 71B


TOWARD CORRIDOR URBANISM New Urbanism is a planning and
Various philosophies of urban development have emerged during the
 development approach based on the
last 150 years to guide the nature and growth of American Cities. Most of principles of how cities and towns had been
these grew out of reform movements, designed to change the natural or
technological directions that cities had moved in. For example, the City built for the last several centuries: walkable
Beautiful movement of the nineteenth century sought to bring a sense
of order and aesthetic beauty to the clutter of the industrial city of that blocks and streets, housing and shopping
era. The Garden City movement of the same era and extending into the
1920s, combined the priorities of social and public health reformers with
 in close proximity, and accessible public
landscape architecture to create an ideal suburban alternative to the spaces. In other words: New Urbanism
conditions of big cities struggling to accommodate both industrialization
and waves of immigration. The concept of Euclidean or single-use zoning, focuses on human-scaled urban design.
also grew out of these same reform movements, designed to remedy the
health and safety threats presented by locating industrial and residential
 - Congress for the New Urbanism
uses in the same areas and inadequate light, sanitation, and ventilation.

In our own era, different philosophies of community design have also
grown in an attempt to redirect a prevailing pattern of urban development.
 New Urbanism. From top: Bethesda Crescent,
 Bethesda, MD; The Boulevard, Saint Louis, MO;
 Landscape Urbanism, New and Old. From top: 606
 Trail, Chicago; Central Park, New York City Landscape urbanism involves “an
New Urbanism developed “to offer alternatives to the sprawling, single-
use, low-density patterns typical of post-World War II development, which And ultimately, the technology and enormous market success of the understanding the fluid or changing nature
have been shown to inflict negative economic, health, and environmental
impacts on communities.” A competing philosophy, “Landscape
 automobile created the low-density development patterns and commercial
 corridors that New Urbanism sought to replace. The Promenade is
 of any environment and the processes that
Urbanism,” was presented as a response to New Urbanism’s largely a walkable regional shopping center, but it is still a shopping center affect change over time. A respect for natural
architectural approach by emphasizing landscape and open space as surrounded by large amounts of surface parking – the same model as
the desirable central organizing elements of cities and towns. Debates Northwest Arkansas Mall. processes (Ecology) - the idea that our lives
between these two philosophies have largely focused on density: New
Urbanists contending that high density is critical to urban interaction and Ultimately, many physical philosophies of urbanism tend to be utopian.
 intertwine with the environment around us,
Landscape Urbanists making something of the same claim for open space. When properly executed, they provide environments that are a delight and we should therefore respect this when
 and demonstrate principles of good design. Places like Riverside, Illinois
These urban philosophies and others have been very influential, even when and Radburn, New Jersey demonstrate the beauty of the garden cities and creating an urban environment. Landscape
not fully implemented. For example, contemporary “life style centers” like landscape urbanism philosophies (even when they preceded the theory);
the Pinnacle Hills Promenade in Rogers draw from New Urbanist principles, Seaside and Celebration, as well as numerous other developments across
 Urbanism is concerned with a working
replacing the traditional regional mall with a crossroads of pedestrian- the country, illustrate the effectiveness of New Urbanism in creating great surface over time – a type of urbanism that
oriented, open-air “main streets.” But the primary forces that shape urban places. But low-density development and the commercial strip remain
form still tend to be transportation, technology, and markets. The dense dominant, and these forms and their establishments generate other anticipates change, open endedness and
forms of the traditional cities and towns were generated by walking and uses and service requirements that our current ideas of urbanism fail to
public transportation as primary modes of travel. In metropolitan areas, address. The strip continues to challenge – specifically, how can we apply negotiation.
commuter railroads and rail rapid transit made the suburbs that became the compelling principles of contemporary if sometimes conflicting urban
the antecedents of “traditional neighborhood development” possible. design and land use philosophies to these ubiquitous cityscapes in general - James Corner
 and to the 71B corridor in particular.


 67
We find considerable insight in the iconic 1972 volume Learning from Las Yet the corridor’s features and even some of its problems can also help
Vegas by Robert Venturi, Denise Scott Brown, and Steven Izenour: evolve it into an urban environment with greater vitality and lower impact.
 Specifically:
 The commercial strip challenges the architect to take a
 positive, non chip-on-the-shoulder view. Architects are out • Business and destination mix. Even if they are dispersed and
 of the habit of looking non-judgmentally at the environment separated from one another, the eating and drinking places, shops,
 because orthodox Modern Architecture is progressive, if churches, schools, service businesses, medical facilities, and offices
 not revolutionary, utopian and puristic; it is dissatisfied with are precisely the destinations that people want to live near.
 existing conditions. Modern architecture has been anything
 but permissive. Architects have preferred to change the • Underused land. The unnecessarily large parking lots, unused spaces
 existing environment rather than enhance what is there. between free-standing buildings, obsolete structures, vacant land,
 and underutilzed sites, grouped together, present major opportunities
Venturi (1925-2018) developed the idea of post-modern architecture, for new and different development and connections.
incorporating cultural allusion, symbol, and humor into buildings. In
Learning from Las Vegas, the authors take on the Las Vegas strip and other • Integral open space. Flood-prone areas that cross the corridor and
commercial corridors on their own terms, as environments that are “almost the major greenways, parks, and trails around it provide create unique
all right” rather than impositions on the environment that should be either possibilities for using large and small urban open spaces to catalyze
transformed or rejected. This leads to an integrative approach when new, higher-density growth.
applied to 71B – the challenge to respect the corridor and its history, often
rich in memory and very much a part of Fayetteville, and “enhance what is • Street width and area. The wide street right-of-ways and space-
there” rather than trying to make it something else. We call this approach intensive intersections and interchanges that now tend to separate
Corridor Urbanism. parts of the corridor from each other can be re-imagined as bridges
 rather than barriers.
THE STRIP AS AN OPPORTUNITY
 CORRIDOR URBANISM AS AN APPROACH
Corridor Urbanism considers some of the intrinsic characteristics of the
strip as the keys to making it a successful and sustainable environment. The idea of Corridor Urbanism synthesizes different points of view and
The 71B study area, like most other long commercial corridors, uses land alternative futures that were expressed during the 71B planning process
inefficiently, and the amount of its total area that is actually in its intended to take advantage of these opportunities. At one end of a continuum were
primary use (that is housing human enterprise and activity rather than the ideas related to the visionary 2030 Transit City Scenario by the University
movement and storage of cars) is actually very small. On the other hand, of Arkansas Community Design Center. This scenario was based on
the environmental footprint of the corridor is very high. Its current single- accommodating up to 80% of Fayetteville’s projected growth along and
use zoning and transportation access are completely dependent on motor immediately adjacent to the 71B corridor, served by a light rail rapid transit
vehicles. Some of the operational aspects of the corridor, such as traffic line. At the other were people, including existing businesses, who saw the
delays at intersections and a lack of landmarks that often causes even local Two poles of addressing the 71B environment. Top: Incremental improvements with
 future role of the street as a continuation of its current role as a regional
 sidewalks, landscaping, and monument signage along North College Avenue. Above:
users to miss their destinations and double back through parking lots at arterial and commercial corridor. These groups were largely interested Transit City Scenario, 2030, University of Arkansas Community Design Center. Both
slow speeds, also place cars in their least efficient mode. And large paved in functional improvements at intersections, a better visual environment solutions have individual merits. Corridor Urbanism is designed to synthesize the
areas increase the volume and speed of urban runoff and increase impacts for motorists and customers, more reliable infrastructure, and possible realism of the former with the vision of the latter.
on the flow and water quality of the creeks and greenways that cross and burial of power lines. Other stakeholders advocated intermediate types of
parallel the corridor. change: residential development, more efficient use of land, right-sizing of
 TOMORROW’S CORRIDOR: RETHINKING 71B


 term processes. 71B is made
 up of hundreds of owners and
 businesses, all making individual
 decisions. Thus, the term “master
 plan,” which implies a controlling
 presence, does not apply well
 to such a diverse urban district.
 In such an environment, a plan
 that wills things to be done in
 REALITY AND the face of economic and market
 RESPECT drivers rarely succeeds. Change
 when it comes is and should be
 The 71B corridor will Respect existing businesses and incremental and occurs over a long
 The 71B corridor should period of time.
 always be a regional build on the historic character of
 be a high density, high- the corridor
 highway and that is rise, primarily mixed use Use this plan as a tool to guide
 its main function. The 71B corridor is a strong that evolution.
 development, designed
 Development along primarily for movement
 economic entity and preserving 71B, like other corridors, is not
 it will be oriented to that economic life is a primary a site under unified ownership
 by active modes: walking,
 automobile travel. project objective. The corridor has and actual change will take place
 biking, transit. It should provided further ground for new
 Improvements along the be totally re-imagined
 through individual decisions
 enterprises and has retained a responding to markets, trends, and
 corridor should reduce as a high-density urban high degree of dynamism. A good goals at the time. A plan provides
 or eliminate congestion, environment served by example of that is the recycling of a unifying framework for these
 increase safety, and a web of local streets,
 improve the motorist CORRIDOR URBANISM restaurants originally built by or individual decisions. Its concepts
 absorbing a substantial for fast-food chains that have now on private property illustrate
 experience. A pragmatic synthesis percentage of the city’s recycled for use by locally-owned general site and use guidelines;
 projected growth. restaurants, many of which have possibilities rather than specific
 an international character. redevelopment proposals; and
 We also know that 71B has deep proposed relationships between
 historical memories for many buildings and sites. The plan
large, marginally used parking lots to provide redevelopment possibilities, economy. Corridor Urbanism then constructs a model of principles, born
 people and those memories are becomes somewhat more specific
access management to reduce the number of curb cuts, continuous from and guiding the more detailed elements of the plan for Fayetteville,
 very important. Few corridors when it addresses public realm
sidewalks, better connections to the city’s bikeway and trail system, but also exportable to other cities and towns.
 warrant a document like Tony investments and the interface
improved streetscape, and incorporation of bus rapid transit.
 Wappel’s On the Avenue, and between the public and private
 Five broad categories of guiding principles include: environment. But this and other
 few such books would sell out as
Corridor Urbanism applied to the 71B corridor synthesizes these points corridor plans should be viewed
 quickly.
of view. It should ultimately incorporate the mixed use, connectivity, • Reality and Respect as organic and flexible, rather than
street quality, density, and civic life components of New Urbanism; the • Resident Population View change as evolutionary and
 static and “designed.”
structuring green space and greenway elements of Landscape Urbanism • Opportunities generally market driven.
and its progenitors; and the Venturi/Scott Brown concept idea of • Transportation Function and Choice Cities and corridors are long-
understanding and planning/building within a community context and • Urban Environment



 69
 Work toward an environment Develop new projects that fill College, it will be important to
 where a growing population can gaps. preserve capacity. On the other
 comfortably walk, bike, or use hand, where volumes are low or
 Low building coverage, oversized
 other active modes to travel to declining, as on South School,
 parking lots, lack of relationships
 corridor destinations an effective strategy will change
 between buildings, and lack of
 While commercial corridors lack connectedness create gaps in the street design to maintain smooth
 the intimacy of “traditional” continuity of a corridor. These traffic flow at desirable speeds.
 business districts, mixing disconnected destinations fail to Create a web of streets and
RESIDENT residential, commercial, office, OPPORTUNITY AND reinforce each other, But gaps also TRANSPORTATION alternative routes.
 and employment uses can create create opportunities, where new
POPULATION highly walkable and bikeable ORIENTATION commercial, office, or residential FUNCTION AND One consistent problem with
 commercial corridors (and 71B
Gradually increase the number of
 environments with supporting development can connect CHOICE is certainly no exception) is a
 infrastructure such as good quality Take advantage of opportunities otherwise separated businesses.
 lack of local street connectivity
people living in and immediately and comfortable walking and such as underused parking lots, This helps create the sense of Fix functional transportation and alternative routes. The
around the corridor. shared use paths. The corridor’s vacant sites, obsolete buildings, a mutually reinforcing district problems, addressing capacity, result is a mix of local and
Residential development has character can generate a large and marginal uses. where one stop can serve multiple access, and parking needs that through movements, frequent
been fundamental to downtown number of potential trips under Evolutionary change should destinations. exist today. and sometime eccentric turning
redevelopment and has the one mile, making low-cost occur naturally through voluntary Increase the number of Most people travel to and through movements, and motorists
same relevance to commercial alternative modes feasible. We action rather than disruption. intersections and decrease 71B and similar corridors by car, traveling at a variety of speeds
corridors. The easy availability of often think of corridors in terms of But opportunity sites along the length of undifferentiated and are likely to do so in the future, for a variety of purposes. The
retail assets, eating and drinking long-distance linear modes: traffic 71B are abundant and can be stretches of road and land use. despite plans for alternatives. topography of Fayetteville creates
places, and transportation support arterials and rapid transit. But the used in ways that reinforce the
 Corridors like 71B are disorienting. Conflicts between local and special challenges, as 71B becomes
housing of various densities, short local trip is also a significant existing commercial structure.
 Intersections relatively few through traffic, disorientation, lack the only direct through route from
and housing adds neighborhood component and diverting more of For example, parking lots at large
 and hard to read unless they of alternative links, intersection north to south and through the
character generally lacking in these trips to active modes creates shopping centers responded to
 are signalized. These corridors delays, and issues at the Fulbright/ center of the city. A lack of local
single-use commercial strips. real benefits. zoning or tenant demands based
 often lack landmarks or nodes College half-interchange can connectivity also separates the
Further, when demand for Include a variety of housing types on a few peak days that are no corridor from other neighborhoods
 of different densities. Even local reduce safety, increase frustration,
brick and mortar commercial attainable by a range of people. longer reached. In addition to their and prevents development
 residents report that they often and ultimately hurt business.
is declining, residential growth unproductive use of land, these of adjacent development, like
 The concept of “attainable” miss their destinations or don’t Addressing these issues creatively
provides a great potential for sites also maximize environmental medium-density residential, that
 housing, a principal goal of know exactly where they are. and continuing to provide an
reuse of surplus commercial sites. impact. More efficient site design may not be appropriate along the
 Fayetteville’s comprehensive plan, Increasing street connections adequate supply of convenient and
Finally, commercial corridors avoid and shared access can open strip but benefits from adjacency.
 requires diverse housing types that to the primary strip reduces easy-to-use parking are critical,
the neighborhood opposition other development possibilities, A web of local streets that includes
 meet the needs of different people frequency on individual curb cuts, even as other modes of travel are
often faced by projects with and some uses are economically parallel circulators and cross-
 and household types. Housing in improves wayfinding, and provides introduced.
higher residential densities. In viable because of low land costs or connections dramatically helps
 and around the 71B corridor should opportunities for landmarks and In addition, this also means
Fayetteville, planning initiatives rents. When buildings account for function and safety along the
 not be a housing “monoculture.” higher-density development maintaining or “right-sizing” street
like the Transit City 2030 concept less than 15% of land coverage, a mainline by minimizing conflicts
 It should have the capacity to nodes. capacity to actual and probable
clearly recognize the role of significant amount of land existing between through and local traffic
 accommodate households with future traffic volume. Therefore,
residential development in the for increasing the use density of streams, and provide routes to
 people of all ages, including the where traffic volume demands a
future of the 71B corridor. the corridor. major locations that avoid the main
 emerging market of families with multi-lane section, as on North
 young children.


 70
 TOMORROW’S CORRIDOR: RETHINKING 71B


corridor entirely. As important, also be very important. Active Implementing a new rail start on
it helps provide adjacent transportation access to the a corridor like 71B would require
development possibilities that can corridor is as much a priority as a very large capital investment
reduce the need for auto travel and along the corridor. and, equally challenging, a major
increase use of active modes. change in street sections, vehicular
 Integrate public transportation
 capacity, and overall behavior
Provide sidewalk and off-road, into the corridor when
 patterns and preferences by the
shared use path continuity to link appropriate.
 general public. As a result, major
present and future residents with Transit should be considered rail projects in auto-oriented
each other and corridor stores, as an important component corridors, when proposed, have
 URBAN
restaurants, workplaces, schools,
and public space.
 of mixed use planning of long been extremely controversial and, ENVIRONMENT
 urban corridors. Trip categories as in the case of Columbia Pike in
An important benefit of corridor for transit and active modes Arlington, Virginia, discontinued Build a quality environment that
urbanism is the ability to use are analogous. They include in the planning stages. Bus rapid is rewarding to people traveling The residential/commercial interface. These homes, in Bloomington, Indiana, face a trail and shire service
 access (including garages) with a shopping center drive aisle on their rear elevation.
alternative means (walking, relatively short trips between transit (BRT), with lower cost at different speeds, from 3 to 50
biking, or “scootering”) to travel origin points and destinations and disruptions to existing travel mph.
from living places to other within the corridor and trips patterns and land uses, has
destinations within the corridor, to corridor destinations from People experience urban corridors
 emerged as a more acceptable
or from other parts of the city to outside. However, regional public at different speeds and our
 option and should be designed
corridor destinations. Most of transportation adds another visual perception of the physical
 into the 71B concept.
these internal trips will be less potential trip type – the commuter environment changes with those
 Ultimately, though, integration speeds. Most corridors (and 71B
than two miles. This requires a trip originating from residents on
 of public transportation into a is no exception) are scaled to
robust, and barrier- and stress- or near the corridor to outside
 corridor should address three motorist speeds, which lack the
free path network. Clearly sidewalk destinations such as workplaces or
 types of trips: detail and quality necessary to
continuity along the corridor other regional centers. In a transit
is a minimum requirement, world, this market builds mixed use - Internal travel between points engage pedestrians. Even an
but a continuous off-street or density potential around stations: along the corridor. unattractive streetscape can be
protected element that provides a rapid transit model. tolerable to drivers who have a
 - Inbound trips from outside to
direct access to destinations is relatively narrow cone of vision
 In Fayetteville, the 2030 Transit destinations within the corridor.
critical. This is especially true in and will not be spending much
 City scenario was based on - Outbound trips from points time in any one location. The
Fayetteville, with shared use paths building density along a fixed rail
are fundamental parts of the within the corridor to destinations street environment then should A commercial corridor that engages. Ventura Boulevard in Los Angeles with its iconic palm tress.
 transit line. On a long corridor that (including employment centers) be engaging at three basic speed
transportation system. generates high-density mixed use outside. levels: pedestrians (3 mph),
In Fayetteville’s trail system, east- development, this can serve both scooters and bicycles (12 mph),
west connections to the corridor an internal market, connecting and motorists. However, people at
network from surrounding nodes or destinations several miles all speeds require nodes and visual
neighborhoods, using facilities like apart within the corridor, and an rhythm that provide both interest
the Razorback Greenway and the external market, connecting the and orientation along the street.
future Sublett Creek Trail or on- corridor to destinations in the
street bikeways like the Rolling broader city or region. Be certain that the environment
Hills protected bike lanes, will responds to the needs of both




 71
residents and businesses, and public open space, interior streets Viable existing development Access management
establishes a fabric based on or drive aisles with a residential
connectedness. street character, and trail and Higher density nodes with transit
 greenway corridors to separate
Clearly, introduction of residential
 residential and commercial uses.
uses into what once was a
commercial environment is - Creating neighborhoods that
essential to the concept of corridor cluster buildings that relate
urbanism. Residential use fills in to surrounding commercial
the gaps in commercial strips, development but provide enough
provides interest and continuity, critical mass and common space to
and furnishes a customer base form an interior residential refuge.
for businesses. Yet, business - Orienting commercial and
and residents have individual residential service areas toward
requirements that are sometimes each other, or locate commercial
in conflict. Businesses need service areas in places that avoid
parking, exposure, identification impact on neighboring residential
signs, lighting, and service areas, development.
while residents need urban
fabric, calmer streets, landscape, - Placing lower-density residential
walkways, and, for many, a farther away from the main
reasonable level of peace. These street and close to pre-existing
conflicting needs lead to the neighborhoods.
physical separation and buffering - Managing the size and visibility
 New mixed use infill in- Improved street
of uses that are typical of single- of commercial signage, focusing cluding substantial resi- environment with Secondary street network
use zoning districts. And this signage toward the main corridor. dential development with sidewalks
physical separation can defeat the
 Create personality, texture, and a range of densities. Integrated shared use path
idea of corridor urbanism.
 social space.
Careful site planning and a creating individual character and Corridor Urbanism on 71B. This access management; high density free access to businesses. And,
 Traditional commercial strips
sensitive regulating plan can amenity areas along the way. diagram describes how the major nodes at key intersections; conversely, active and diverse
 developed as corridors to drive
address these different needs principles of Corridor Urbanism an improved functional and retail, service, and hospitality
 through or to a single destination. On 71B, logical locations for these
and avoid both extremes of combine to create a more aesthetic street environment; and businesses, combined with quality
 A few, like the Las Vegas strip or special places include trail access
injecting apartment buildings economically and environmentally a continuous system of shared residential development, can
 Ventura and Sunset Boulevard in points, drainageways and flood
unceremoniously into parking sustainable 71B. Components use paths connecting everything transform College and South
 Los Angeles, do create a unique zones, intersections, and right-
lots and separating adjacent include mixed use infill with a together. School into great neighborhoods.
 image and sense of space, but of-way that is vacated by street
uses by walls and buffers. These major residential component on The illustrative plans displayed
 most corridors are generic. realignments. It bears repeating the building
techniques and regulations should underused land and excessively in the next chapter envisions
 Consequently, they rarely include a resident population is a key
provide connectedness without large parking lots; a network of development of up to 3,000 new
 public space or human-scaled unifying priority of this plan. A
conflict through such techniques secondary circulators and access residential units along the 71B
 elements. Corridor urbanism major avenue toward commercial
as: roads to serve local traffic and study corridor.
 envisions the strip itself as a place, revitalization is building a
- Using public environments like and part of that is achieved by expand points of orientation;
 customer base with easy auto-



 72
6/THE FRAMEWORK PLAN


 Note:
 The principles of Corridor Urbanism are derived from the contexts and This Plan is intended to illustrate transportation con-
  opportunities presented by the 71B corridor and its three constituent segments cepts, street design, and other public improvements and
 – South School Street, Archibald Yell Boulevard, and College Avenue– but how general plan principles might be applied to private
 provide a model that is relevant to other corridors seeking redirection in a sites along the corridor. While it suggests potential pri-
 dramatically changing commercial economy. This chapter applies the principles vate development possibilities to private property own-
more specifically to the 71B corridor and addresses three interacting framework: ers and developers, it in no way is intended to propose
access, development, and urban. The access framework considers transportation redevelopment of specific sites.
 and connectivity; the development framework addresses possibilities and
 patterns for land use and new development; and the urban environment
  describes community and public space and all the three frameworks interact to
 create a unified but multi-nucleated urban corridor.
THE ACCESS FRAMEWORK • Enhancing public transportation for local access and accommodating
 a future regional bus rapid transit (BRT) line with specific station
 this part of the corridor still depends on College for both local and regional
 circulation.
 stops.
Route 71B and its predecessor facilities developed as the primary
transportation route through Northwest Arkansas, connecting • Using the above features to open land for future mixed-density New Circulator/Collector Streets
its communities and becoming its primary artery for commerce. development with a major residential component. New street segments can complete new routes to reduce local and turning
Appropriately, concepts for a future multi-modal, urban corridor start traffic on College. Some of these new connections would also serve
with the supporting transportation structure. The transportation system ACCESS FRAMEWORK COMPONENTS new development areas. The most important and promising of these is
analysis in Chapter Two suggested that many of the functional and safety combining Appleby Drive and an extended Plainview Avenue to create
 The Access Framework is built on the following components, illustrated in
problems along 71B, and primarily the College Avenue segment, stem a north-south parallel route. This new route establishes a new public
 the Access Framework Maps on successive pages.
from a dependence on this single corridor for regional, intra-city, and street through the existing Fiesta Square parking lot and would ultimately
local movements. This is largely caused by the lack of a web of connecting connect across the Fulbright Expressway to Mall Avenue. Rolling Hills Drive
streets to provide alternatives for moving to, through, and around the 71B Main Line would intersect to this new street with a roundabout within the current
corridor. This is the main South School/Archibald Yell/College Avenue route Fiesta Square site. Connections of Longview, Masonic, and Harold west to
 between Cato Springs and the north city limits. Starting from the south, the new Plainview connection completes an effective circulation grid to
OVERALL STRATEGIES South School with its high capacity and relatively low volume would be
 converted to three-lane section (two direct and a center two-way turn
 relieve local traffic on College. Realignments of Masonic and relocation of
 the traffic signal to the south can provide a better western access for the
The overall Transportation Framework, then, proposes the following lane) with protected bicycle lanes and continuous sidewalks on both sides. Whole Foods center, and increase the distance between signals at Millsap
strategies: The Fayetteville Mobility Plan proposes a three-lane section with a shared and Masonic. Extending North Front south to Harold Street with future
• Developing a street network that complements North College use path and sidewalk for the Archibald Yell segment. The North College redevelopment relieves the lack of an outlet for Millsap east of College and
 Avenue and to a lesser degree South School Avenue. This provides segment between North and Millsap would retain four through lanes with provide a circulator route for businesses and development on the east side
 alternative routes for local circulation, helping to reduce congestion, a raised median or a two-way center turn lane, depending on specific of College Avenue.
 traffic conflicts, and potentially crashes along the street and at major contexts and access needs.
 intersections. Major Intersection Redesign
 Where techniques like interconnected parking lots, shared driveways, “slip Some major intersections in the 71B study area present chronic problems
• Managing access along the corridor and reducing the number of
 lanes,” redesigned parking lot circulation are feasible without adverse for all users and warrant special consideration. These include the Archibald
 driveway cuts and turning conflicts. Techniques to retain good local
 impact to businesses, medians would be used to reduce traffic conflicts, Yell/Rock/and College intersection and the North College/Fulbright
 access include building alternative routes, providing more public
 increase safety and pedestrian access, and improve visual quality. Where Expressway interchange. Both were addressed in the Mobility Plan, and
 street intersections to replace curb cuts and improve user orientation,
 land use patterns make this impossible, two-way turn lanes will be used, refined concepts are provided later in this plan.
 and establishing shared access points with better interconnections
 using patterned pavement to provide better definition and appearance.
 among existing parking lots and driveways.
• Modifying street sections along 71B itself to improve pedestrian and in Private Connected Circulation Routes
 Existing Circulator and Collector Streets These are drives or parking aisles that either are or can be connected to
 some cases bicycle access, calming traffic where needed, and “right-
 These existing streets either complement College and South School or provide better access between individual properties. They can help reduce
 sizing” segments of the corridor to be more consistent with actual
 provide east-west access to provide alternative routes to the main corridor. the number of curb cuts along the street, again reducing traffic conflicts.
 traffic volume.
 They are the foundation of the local street network and can provide routes When two-way turn lanes are used on parts of College, these curb cuts
• Improving major points of congestion and clusters of crashes. for local traffic with better connectivity. For example, Villa Boulevard should line up across from each other wherever possible.
• Improving pedestrian and bicycle crossings of the corridor. and Plainview parallel College could help relieve local traffic on College.
 But Villa’s angle of intersection with College is very acute and is currently
• Developing a parallel shared use path system that provided access to
 closed and Plainview is discontinuous. Sunbridge, Drake, Appleby, Rolling
 Off-Street Trail Network
 most of the corridor’s present and future destinations and connects to The Access Framework and street sections propose continuous sidewalks
 Hills, Harold, Longview, and Millsap all connect to the College corridor
 the regional trail system, including the Razorback Greenway and the on both sides of South School and College Avenue, and upgrading the
 from the west and east. However, these streets sometimes have offset
 planned Sublett Creek Trail. existing sidewalk on at least one side of Archibald Yell. Beyond sidewalks
 intersections or lack connections to other functional streets. As a result,



 76
 TOMORROW’S CORRIDOR: RETHINKING 71B




on the main line itself, the framework includes an off-street shared use Urban Intersections
trail network that approximately parallels North College on both sides The plan increases the number of clear street intersections to 1) reduce
and accommodates pedestrians, bikes and other human powered modes, the need for mid-block driveway cuts and 2) improve people’s orientation
and other low-impact personal mobility devices. These paths run behind and sense of where they are relative to the destinations they are trying to
existing buildings, through or along potential development sites, along reach. These intersections also provide opportunities for placemaking and
local or collector streets, and occasionally in front of existing development higher-density development. Potential nodes include Cato Springs, 15th
or parking lots. They also connect the corridor and proposed development Street, MLK Drive, and South Street along the South School/Archibald Yell
to the regional Razorback Greenway and the Mud Creek, Town Branch, segment; and Memorial Drive, Sycamore, Poplar, Green Acres, Colt Drive,
Cato Springs, and future Sublett Creek Trails. Ultimately, these links will Township, Sunbridge, Golden Eagle, Drake, Rolling Hills, Harold, Longview,
produce continuous paths that connect future residents along the corridor relocated Masonic, and Millsap. These are further categorized as signalized
to its commercial and community destinations.. and non-signalized intersections on the Framework maps.

On-Street Bikeways Transit (BRT) Stations
On-street facilities are proposed as part of the right-sizing of South School Depending on feasibility, a regional Bus Rapid Transit line would operate
from Cato Springs to MLK Drive, linking the Cato Springs Trail, Razorback along the 71B corridor from Fayetteville to Bentonville, serving stations
Greenway, and Town Branch Trails, all of which intersect the corridor. in Fayetteville, Springdale, Rogers, and Bentonville. College Avenue also
Other key on-street facilities this segment include the Appleby/Rolling BRT station planned for construction on Omaha’s central Dodge Street
 has local bus service through Ozark Regional Transit, which has recently
Hills system, using standard and protected bike lanes to link North College corridor. This system is scheduled to begin service in 2020.
 been enhanced with new vehicles and more frequent service. A concept
to the Razorback Greenway on the west and the Old Missouri/Old Wire for BRT stations on the corridor anticipates a turnout bus and right-turn
Road system on the east. Experimental protected bike lanes through only lane at station stops, combined with a signal control that allows the
Fiesta Square and along Rolling Hills were installed in 2018 and their Township, Millsap, Rolling Hills, and Zion Road. These stops should also
 bus operator to hold a green light. This technique, combined with far side
performance is being evaluated. The east-west Poplar Bikeway is currently include trail connections for people using active modes to connect to the
 stops, allows the bus to bypass a queued traffic at these intersections. BRT
a signed, shared roadway connecting the Razorback Greenway, College rapid line.
 stations may also include such features as high amenity shelters, protected
Avenue, and the future Sublett Creek Trail. bike storage, Internet hot spots, digital arrival information, and high-level
 loading. Possible College Avenue stops include the VA (North Street),



 77
SOUTH CORRIDOR FRAMEWORK: CATO FIGURE 6.1: South School/Archibald Yell Framework Components

SPRINGS TO ROCK STREET
 South School Avenue to 3 lanes, protected bike lanes, and
 1 continuous sidewalks
71B Main Line
• Converting South School Avenue to a three-lane section (two direct Upgraded pedestrian crossing with redevelopment at Cato
 2 Springs
 and a center two-way turn lane) with protected bicycle lanes and
 continuous sidewalks on both sides. On-street parking may be Loop drive with redevelopment connecting Cato Springs
 included as required by adjacent redevelopment. 3 and Research Center Blvd.
• Implementing the recommendations of the Fayetteville Mobility Plan, Trail connection with redevelopment between Cato Springs
 which suggest converting Archibald Yell to a three-lane section with 4 and Town Branch Trails
 improved pedestrian and bicycle access. Installing a traffic signal at
 New circulator street with redevelopment between Salva-
 the South Street. 5 tion Drive and 13th Street
Circulator/Collector Streets
 Interconnected alleys and drives between 11th and 15th
• Better connection and definition of 7th Street between Locust and 6 Streets
 School as a public street rather than private driveway.
 Upgraded pedestrian crossing with refuge median at 11th
• New short street connections to serve redevelopment that may 7
 include new research center access to South School, an access loop
 between Salvation Drive and 13th Street, a continuation of 13th Street Trail connection and creek crossing with redevelopment
 east of South School, and an 8th Street connection between Church 8 between 7th and 11th
 and School.
 Street connection with redevelopment between Church and
Intersections 9 S. School
• Improved pedestrian crossings at Cato Springs Road and 11th Street, Improved street definition of 7th Street
 including a refuge median at 11th to complement existing trail 10
 crossings and provide direct access to the existing commercial strip
 Archibald Yell and College Intersection Concept Modification of Archibald Yell with shared use path on one
 center.. This concept is designed to separate traffic conflicts while respecting the difficult to- 11 side
• Installing a signal at South Street and Archibald Yell. pography of this site. Westbound Rock is realigned slightly to the north. Northbound
 traffic from South College and Archibald Yell merge into College north of Rock in Signalized South Street intersection with pedestrian cross-
• Redesigning the Archibald Yell/College/Rock intersection to separate distinct lanes. Southbound College movements have a continuous dedicated left- 12 ing
 turn lane to both Rock and South College. Pedestrians on the favored north side of
 conflicting movements and create a safer pedestrian environment.
 Archibald Yell and east side of College have clear and easily define paths through the Redesign of College and Archibald Yell intersection
Private Connected Circulation intersection. 13
• Loop on east side of School for redevelopment, aligning with Research • Trail on east side with new development to connect the Town Branch Second Research Center access as shown in campus plan
 Center Blvd. and Cato Springs Road. and Cato Springs Trails. Trail link on east side through potential 14
• Interconnected parking lot and alley to improve links between existing development areas linking 7th and 11th Streets.
 South School to Walker Park trail connection with new
 uses, including a busy strip center, between 11th and 15th. • Improved access with trail connections and creek bridges to connect 15 creek crossing
Active Transportation Features South School with Walker Park and the Razorback Greenway.

• Continuous sidewalks or sidepaths on South School. • Protected bike lanes as part of South School lane reallocation.
 Shaded rows indicate projects that require redevelopment



 78
 TOMORROW’S CORRIDOR: RETHINKING 71B




 Cato Springs Rd
 15th St
 MLK Blvd


 Bra Tsa-Ha-Gi Trail
 Town
 r
 nch T 13th St

 11th St
 Razorback Greenway
 14
 2 S W Ave

 1 6
 3 7
 10
 4 9
 5 15
 8 11
 Razorback Greenway
 12
College Avenue “Mainline” S. Block Ave
Other Major Streets
Existing Circulator/Collector Streets
 Walker Park
 7th St
Proposed Collector Links
Future Links Requiring Redevelopment
Private Connected Circulation S. College Ave
Regional Shared Use Trails 13
Proposed Corridor Trail Network
Protected Bike Lanes

Signalized Intersections

Unsignalized intersections

Transit Stops




 79
 6’ 6’ 36’ 6’ 6’ 6’ 6’ 4’ 40’ 4’ 6’




60-foot Road Channel with Protected Directional Bicycle (Mobility) Lanes 60-foot Road Channel with Protected Two-Way Bicycle (Mobility) Track




South School section need emerged with adjacent redevelopment. The 64-foot section can accommodate on-street parking on both sides with a reduc-
South School currently provides two lanes in each direction with a continuous two-way turn lane within two sections: a 60-foot tion in the buffer to an acceptable 3-feet. The mobility track in both options is adjacent to the west side curb. The separation be-
width north of Town Branch Creek, increasing to 64 feet south of the creek. Traffic volume on this part of the corridor can be tween travel lanes and the bicycle facility may be accomplished by parking, a painted buffer, bollards, planters, or a raised median.
accommodated by a three-lane section and both this plan and the Mobility Plan recommend this lane reallocation. Several alter-
natives exist for using the balance of this street channel. These alternatives include 7-foot directional protected bike (or mobility) The concept section also includes a desirable 6-foot sidewalk with a typical 6-foot sidewalk on the west side with an 8 to 10-foot
lanes with a 5-foot buffer (illustrated above) and a 10-foot two-way protected mobility track with a 6-foot buffer and an 8-foot sidepath on the east side for best access to Walker Park and adjacent regional trails.
shoulder on the opposite side (illustrated at right). This shoulder could be used for for right turns or even on-street parking if the



 80
 TOMORROW’S CORRIDOR: RETHINKING 71B


64-foot Road Channel with Protected Two-Way Bicycle (Mobility) Track and 2-Sided Parking




 South School perspectives
 Right: Rendering of section with bufered directional bike (mobility)
 lanes. Far right: Preferred concept with two-way cycle track on west
 side of street and parking shoulder, with sidepath on east side. The
 separation between travel lanes and the bicycle facility may be ac-
 complished by parking, a painted buffer, bollards, planters, or a raised
 median.



 81
MIDTOWN FRAMEWORK: NORTH TO • Interconnection of interior drives between Poplar and Colt Drive to NORTH TO TOWNSHIPL FRAMEWORK COMPONENTS
 reduce individual curb cuts and connect restaurants into a district.
TOWNSHIP Private connection of these drives to Green Acres to provide North College Ave with 4 travel lanes, median with protect-
 1 ed left turns or two-way turning lane where necessary, ac-
71B Main Line alternative access to the district. This also helps connect Elm Street to
 cess management, and continuous sidewalks on both sides.
 the corridor.
• Maintenance of two travel lanes in each direction with either medians Upgraded pedestrian crossing and potential BRT station.
 or two-way center turn lane. Potential new intersections at Poplar, Regional Shared Use Trail Connections/On-Street Bikeways 2
 Green Acres, Colt Square, and Colt, and access management to • Path extension would connect Sublett Creek Trail and eastside
 Interior street with Evelyn Hills redesign.
 reduce and align driveway cuts make medians with protected left turn neighborhoods to College Avenue corridor, continuing to Poplar 3
 pockets feasible through most of this segment. In some segments intersection.
 Extension of Memorial Drive as rear service street with fu-
 where medians would deny reasonable access to property from either 4
 • Upgraded Poplar Bikeway. Poplar is the most direct and comfortable ture redevelopment.
 direction, two-way turn lanes are used with patterned pavement to
 route from the Midtown segment of College to the Razorback Continuous shared use path, serving residential redevelop-
 provide better definition and appearance. 5
 Greenway. It is currently a shared roadway with street sections ment and connecting to Poplar Bikeway.
• Continuous six-foot sidewalks behind a typical six- to eight-foot varying from 27 to 35 feet and discontinuous sidewalks. Best long-
 tree lawn/sidewalk setback. Sidewalk setback may vary with local Path connection to Gregory Park.
 term solution is a shared use sidepath; short term action would 6
 topography and property lines. use advisory bike lanes, more visible than the current shared lane
Existing Circulator/Collector Streets markings. Connecting street between Evelyn Hills north service road
 7 and Sycamore Street with future redevelopment.
• Improved use of Green Acres Drive as a local service street by College Avenue Trail Network
 Proposed Sublett Creek Trail
 realigning the intersection at College to 90 degrees from its current • Shared use path network would parallel College on both sides and 8
 sharp acute angle. This permits turns to and from Green Acres in would accommodate pedestrians, bikes and other human powered
 both directions and, along with a median break and shared driveway Sycamore Street node. Redevelopment possibilities on
 modes, e-bikes, scooters, and other low-speed conveyances. 9 northeast and southwest quadrants.
 connections, provides access to the “restaurant row” on the west
 • Initial phase to connect Sycamore and Colt Square Drive, serving
 side of College, providing an alternative for local customers. Vacated Redesign of Green Acres intersection to 90-degree align-
 Green Acres segment becomes a green space and potential catalyst
 Woodland Junior High. 10 ment, green space, and possible redevelopment.
 for new development. • East side corridor path extends Sublett Creek Trail to Township Street.
 Extension of Sublett Creek Trail to connect to Poplar Bike-
• Signalized intersection at Poplar, with better pedestrian/bicycle Urban Intersection Nodes 11 way and extend north to Township behind existing and fu-
 crossing and link to Sublett Creek Trail. Poplar links the corridor to the ture development.
 Increased number of clear street intersections to 1) reduce the need for
 Razorback Greenway. mid-block driveway cuts and 2) improve people’s orientation and sense 12 Upgrade and signal installation at Poplar Street.
New Circulator/Collector Streets of where they are relative to the destinations they are trying to reach.
 Includes new or redesigned intersections at Green Acres, Colt Drive, and 13 Shared use path and greenway along drainage to Colt
• Extension of Colt and Colt Square Drives between College and Green
 Colt Square Drive, Square, connecting back to Township.
 Acres to improve local circulation function of Green Acres.
 High visibility crosswalks with refuge medians if possible at signalized 14 Colt Square Drive connection to College
• Street segment between Fiesta Square north service road and
 intersections. These include Memorial Drive, Sycamore, Poplar, and
 Sycamore, serving a potential development site.
 Township. Signal installation at Poplar. Colt Drive connection to College
Private Connected Circulation 15
 A pedestrian refuge median between Poplar and Township in the
• Redesign of Evelyn Hills parking lot, envisioning circulation drive along “restaurant district.” Township intersection node with upgraded pedestrian
 building front as an interior street with continuous pedestrian access.
 16
 crossing and potential BRT station.
 Improved Poplar Bikeway to Razorback Greenway
 17
 Shaded rows indicate projects that require redevelopment

 82
 TOMORROW’S CORRIDOR: RETHINKING 71B




 Sycamore St
 Gregory Park Poplar St



 4 6 17
 2 5


 Township St
 Green Acres Rd
 1
 Colt Dr
 10
 9
 12 13
 3 7
 P 14
 1 15
 Sublett Creek
 Tr (proposed) 11
 8 16



 College Avenue “Mainline”
 Other Major Streets
 Existing Circulator/Collector Streets
 Proposed Collector Links
 Future Links Requiring Redevelopment
 Private Connected Circulation
 Regional Shared Use Trails
 Proposed Corridor Trail Network
 On-Street Bikeway

 Signalized Intersections

 Unsignalized intersections

 Transit Stops

P Pedestrian Refuge Median




 83
Transit (BRT) Stations
Two potential locations for transit stations in the North to Township
segment: Memorial Drive and Township Street.
• Memorial Drive’s signalized intersection provides relatively good
 pedestrian access to the VA Campus. A high visibility crosswalk would
 provide a safer connection to Evelyn Hills. Memorial Drive also has less
 turning traffic than North Street, the other primary station location
 candidate for this general area.
• Township Road is a central location and a intensely developed and




 College Avenue Concept.
 Plan at left provides a section with 2 direct lanes in each
 direction and a center median with left-turn pockets at
 intersections and aligned curb cuts were possible, or a
 two-way turn lane where required to provide reasonable
 access to property. Access management techniques
 include interconnected drives or parking lots, which in
 some cases have the continuity of slip lanes, parking lot
 redesign to align curb cuts on opposite sides of the street,
 and extension of streets to form new intersections. A pe-
 destrian refuge median with a “ceiling” of lights is used in
 this segment, with its grouping of restaurants, to create a
 distinctive Restaurant District.

 Median landscaping is important and is shown here for
 illustrative purposes. Actual landscape materials should
 be selected for both visual impact and durability in a rela-
 tively inhospitable center of the street environment. Tree
Midtown Street Section cover and shade should also be incorporated into median Ceiling of lights. These lights are installed over a major
The typical right-of-way width in the Midtown segment is 80 feet landscape design. street connection in the traditional city center of Wauwa-
 tosa, WI



 84
 1300



 VI LLA BLV
 0


 E
 EGE
 AV




 TOMORROW’S CORRIDOR: RETHINKING 71B
 COLL

 1316




 1300



 1320




 1314


 1318


 1312
 1310
 1308


 1306
 130
 2
 1304




 1296




 1300




 1298




 1302


 1296




 1300
 1302




 EGE AV
 E

 COLL




 1298




 1304
 TOWNS H IP ST


 TOWNSHIP ST
 6
 129




 129 4




 1292
 0 1294
 129




 128 6




 1288




 129
 4
 128 8




 TTEVILLE, AR - TOWNSHIP AND 71B
 JANE AVE




 128
 6
 College Avenue Concept.
 From left: Sketch of an initial North to Township segment of the street; close-up plan of the Township intersection, illustrating bus rapid transit (BRT) and right turn only turnout lanes; and a ren-
12
  84
 dering of the Township intersection. A bus turnout lane can provide room for transit to bypass a traffic queue and to control the signal at this location. This provides the BRT with a distinct time
 advantage over automobiles at busy intersections. Intermediate medians and a wide nose at the center median provide pedestrian refuges that break up the width of the street. A greater orienta-
 tion toward transit, substantial residential development along and adjacent to the corridor, and increased use of active transportation modes could lead to a future reconsideration of the nature of
 College Avenue that could ultimately include enhanced transit such as light rail and more intensive development at intersections like this one. An alternative concept would place the transit stop in
 the outer travel lane. This avoids the increase in pedestrian crossing distance but places the BRT in the line of regular traffic, eliminating its potential time advantage at intersections.
 E
 GE AV

 COLLE 1300




 lane Arkansas North FIPS 0301 Feet
 85
 1302

 128 6




 1294

 1302

 .mxd
UPTOWN FRAMEWORK: TOWNSHIP TO MILLSAP the redesigned Fiesta Square parking lot. Rolling Hills Drive would can then connect to a realignment of the North Front intersection at
 be connected across the existing signalized intersection, and would Millsap, extending the collector system to Joyce Boulevard, discussed
 intersect the Appleby-Plainview collector in a roundabout, creating in the Mall District section.
71B Main Line a connected system. This collector can be extended across the
 • New Masonic Drive route and connection between proposed east-
 Fulbright Expressway, linking to Mall Avenue and the center of the
• Maintenance of two travel lanes in each direction with either medians side collector, College, and Plainview. Between College and Plainview,
 Mall District. This key connection, combined with the Longview gap-
 or two-way center turn lane. Potential new or redesigned intersections this would follow a relatively flat route on the north side of the Lewis
 filling segment and other projects described below, provides more
 with cross-access at Villa, Drake, Golden Eagle Drive, Harold, and Ford lot. Options east of College to an extended Hemlock Avenue
 comfortable access alternatives from areas west of College to major
 revised Masonic with access management to reduce and align driveway include using the south edge of the Superior Nissan site, compensated
 corridor destinations.
 cuts and make medians with protected left turn pockets feasible
 through most of this segment. As with other segments, when medians • East side collector, created by connecting Market Avenue, Sara Lane,
 NORTH TO TOWNSHIP FRAMEWORK COMPONENTS
 would deny reasonable access to property from either direction, two- Lee Avenue, Hemlock Avenue with future redevelopment of the
 way turn lanes are used with patterned pavement to provide better existing shopping center at College and Longview and revised site Interior street continuity with redesign of office and retail
 definition and appearance. design of existing development between Rolling Hills and Harold. This 11 developments north of Rolling Hills, with connection to fu-
 ture Market-Lee-Hemlock collector
• Continuous six-foot sidewalks behind a typical six- to eight-foot
 Shared front driveways/slip lane with access consolidation
 tree lawn/sidewalk setback. Sidewalk setback may vary with local 12
 topography and property lines. NORTH TO TOWNSHIPL FRAMEWORK COMPONENTS
 Plainview connection to provide continuous local collector
Existing Circulator/Collector Streets North College Ave with 4 travel lanes, median with protect- 13 on west side to Millsap and eventually to Mall.
 1 ed left turns or two-way turning lane where necessary, ac-
• Realignment of the now closed Villa Boulevard intersection, analogous cess management, and continuous sidewalks on both sides. New Harold Street connection linking Plainview collector
 to the realignment of the Green Acres intersection. This provides 14 and College corridor.
 Villa Blvd intersection redesign
 better access for all modes of travel to College Avenue from densely- 2 Street segment to fill Longview Street gap to west side de-
 populated residential areas between College and Gregg. 15 velopment areas
 Continuous shared use path on west side of corridor
• Longview Street segment, completing a connection between the 3 New Masonic alignment between Whole Foods and Lewis
 medical district and the College corridor with continued connection 16 Ford to provide alternative local access to shopping center
 Drake Street right-sizing with bike lane/shoulders
 across College to the Market-Lee-Hemlock collector described below. 4
 Relocation of Masonic Street signal to south; existing Whole
• Plainview Avenue gap-filling segment between Fiesta Square and 17 Foods shopping center access is retained
 Rear collector connection to serve potential redevelopment.
 Millsap, providing a local access reliever on a particularly congested 5
 linking Township with Sunbridge intersection New alignment for Masonic Street on south side of Superior
 part of the main corridor.
 Nissan or north side of shopping center lot. Possible land
• Direct linkage of Appleby to the Plainview extension, with a connection 6 Continuous shared use path on east side of corridor 18 trade with auto dealership involving existing Masonic Street
 to Rolling Hills at a roundabout within the Fiesta Square property, as right-of-way.
 Aligned shared curb cuts on opposite sides of College
 discussed below. 7 Connection of Market Avenue and shopping center service
 19 drive and/or Sara Lane into a unified route between Rolling
New Circulator/Collector Streets Hills and Harold, aligning with Lee Avenue north.
 Appleby bike lanes with connection to Razorback Greenway
• Major element of the transportation strategy for this part of the 8
 Shopping center redevelopment that includes continuation
 corridor.
 Appleby-Plainview connection and roundabout to Rolling
 20 of the east-side collector using a continuation of Lee Avenue
• West-side relief collector, created by connecting Appleby to a 9 Hills with possible Fiesta Square parking redesign and new and connection to a Hemlock Avenue extension.
 Plainview extension with redesign of the Fiesta Square site and development Extension of Hemlock south of Millsap to Masonic, complet-
 21 ing the east side collector south to Rolling Hills.
 redevelopment of the shopping center’s frontage. This collector Rolling Hills protected bike lanes to Old Missouri/Old Wire
 would be developed as a public street through the eastern edge of
 10 path system. Shaded rows indicate projects that require redevelopment



 86
 TOMORROW’S CORRIDOR: RETHINKING 71B




 Drake St

 Appleby Rd
 Villa Blvd



 Longview St
 3
 Millsap
 2
 4
 1 7 Rd
 8
 5
 3 e


Township Rd
 6 v i ew Av

 Harold St
 5 Plain
 15
 P 7
 6
 9 13
 6 16
 14
 17

 Rollin 12
 gH
 11 18
 ills D 19 Lee 21
 r 20

 10




 87
 by a land swap for the existing Masonic right-of-way, or use of the bikeway connection and then north as a sidepath along the Plainview Transit (BRT) Stations
 north drive of the existing shopping center. A new access would be connection.
 • Potential BRT stop at either Rolling Hills or relocated Masonic,
 developed from the new Masonic alignment to College Marketplace,
 Urban Intersection Nodes depending on development objectives. Only one stop is needed in this
 and the existing traffic signal at Masonic would be relocated to the
 • High visibility crosswalks with streetscape elements and refuge segment, and choice may depend on timing of redevelopment.
 south, providing more separation from the Millsap intersection.
 medians if possible at signalized intersections. These include
• With redevelopment, a circulator link between Township Road and
 Sunbridge, Rolling Hills, Masonic, and Millsap.
 the Sunbridge and College intersection, extending Shiley Drive north
 of Township. This would provide a bypass for some eastside traffic • Protected pedestrian crossings with refuge median at or near Golden
 around the Township intersection. Eagle and Harold.
 Diagram displaying the Appleby/Rolling Hills/
Private Connected Circulation Plainview link at Fiesta Square (highlighted in red)

• Redesign of Fiesta Square parking lot, envisioning circulation drive
 along building front as an interior street with continuous pedestrian
 access.
• Aligned and shared driveway cuts, connecting the proposed eastside
 and westside collectors and College, effectively creating a web of
 local access ways around the main line.
• Maximum interconnection of interior drives to form slip lanes and
 incorporation of large rear service and drive areas into the overall
 circulation system across property lines.
Regional Shared Use Trail Connections/On-Street Bikeways
• New development and access configuration at Fiesta Square
 will maintain the connection (now a pilot project) to connect the
 Razorback Greenway and Old Missouri/Old Wire bicycle facilities.
 This bridges the gap between the Appleby bike lanes and Rolling Hills
 protected bike lanes.
• An extended bike route west is available by using the Scull Creek Trail
 portion of the Greenway to Drake Street.
College Avenue Trail Network
• Shared use path network parallelling College on both sides and to
 accommodate pedestrians, bikes, e-bikes, scooters, and other low-
 impact mobility conveyances.
• East side route generally follows the base of the hills and uses surplus
 space through or adjacent to service areas behind buildings and new
 routes through potential redevelopment projects.
• West side corridor follows rear property lines and available existing
 separations between buildings to connect back to College between
 Township and Rolling Hills. It continues along the Fiesta Square



 88
 TOMORROW’S CORRIDOR: RETHINKING 71B




 Trail continuity. The transportation concept assembles a continuous shared use
 path on both sides of 71B that connects proposed housing to commercial, enter-
 tainment, and recreation destinations. This path uses a number of different routes
 and settings for facilities, winding through new projects that should be designed
 to accommodate then and existing and new roadways proposed in the project.
 Above: Pilot cycle track project through the Fiesta Square parking lot. Left: Diagram
 of trail route (highlighted in green) through existing and proposed development.




89
MALL DISTRICT FRAMEWORK: MILLSAP TO Joyce Boulevard, with local slip lanes providing for turns and local corridor should be emphasized.
 movements into adjacent properties.
LAKE FAYETTEVILLE Existing Circulator/Collector Streets
 • Consolidation of travel lanes to the west side of the road channel
 • The local circulation network, both using existing and new facilities,
71B and Fulbright Expressway Main Lines and Interchange north of the Clear Creek bridge, with a five-lane or four-lane divided
 is a key element of the interchange reconfiguration. Adjustments and
• Re-envisioning the urban interface of the College and Fulbright section with a standard width median with left-turn pockets. This
 modifications of existing facilities are described below.
 Expressway interchange by replacing some of its “freeway” aspects eliminates the ambiguity of the current 40-foot center turn lane
 with greatly enhanced local access. Key components of the concept and permits a properly landscaped and attractive access to Lake
 presented here, which is subject to further study and operational Fayetteville Park, a major regional asset whose connection to the 71B MALL DISTRICT: Millsap to Lake Fayetteville Components
 modeling, are described here below. Alignment of North Front and Frontage Road intersections
 13 with Joyce Boulevard.
• Relocation of northbound lanes on College Avenue, pairing them MALL DISTRICT: Millsap to Lake Fayetteville Components
 more closely with southbound lanes. Benefits of this change include: Possible redesign of Joyce Boulevard intersection with
 1 Realignment of North Front to align with east-side Mar-
 1) replacing the existing left lane access to the flyover with a more ket-Lee-Hemlock connector route 14 grade separated through lanes and slip lanes for local access
 intuitive and safer right lane access, and reducing queuing issues on from College to Joyce.
 College Avenue’s northbound inner lane resulting from closely spaced Possible additional or alternate route from Sain Street to
 2 Mall Avenue with shared use sidepath to NW Arkansas Mall
 left-turn movements; 2) opening a significant development site on the
 Millsap 15
 former northbound lanes; and 3) improving pedestrian and bicycle Planned Sain/Vantage connection to Joyce Boulevard Redesigned peripheral street at Mall site with urban section,
 3
 connections now effectively blocked by the interchange. 16 street landscaping, and sidewalks with future Mall mixed use
• Replacement of Fulbright exit ramps to College Avenue with a new Roundabout intersection of planned Vantage-Sain connec- redevelopment.
 4 tion with North Front
 signalized T-intersection. This eliminates significant traffic conflict BRT stop at Zion Road. The Joyce Boulevard intersection
 17 may be considered as an alternate location.
 problems at the transition between a freeway environment and the Realignment of northbound College Avenue lanes to pair
 College and Millsap intersection.
 5 with southbound lanes Consolidation of College Avenue lanes on west side of trav-
• Fulbright and Plainview/Mall at-grade intersection. In this concept, New T intersection replacing ramp of eastbound Fulbright 18 elway, reducing paved area and improving entrance to Lake
 6 Expressway lanes. Vacated ramps integrated into a shared Fayetteville.
 the Fulbright Expressway transitions from expressway to urban
 boulevard, with the limited access portion beginning and ending at use path system connecting the west-side College Avenue East side College Avenue trail connection to Mud Creek Trail
 path network back to College and Millsap and to the Mud 19
 an intersection with the Plainview/Mall westside collector. Plainview
 Creek Trail.
 extends north from its current terminus at Millsap, and continues Existing Mud Creek Trail, with new shared use path connec-
 across the Fulbright as Mall Avenue. This increases use of the collector Existing flyover for northbound to westbound movement 20 tion to trail legs along N. Front.
 7 from College to Fulbright Expressway, also maintaining
 as a north-south traffic distributor, relieving College and opening a Local path along drainage corridor and Remington Court to
 southbound to westbound merge
 second significant development corridor. 21 Shepherd Lane
 Continuation of Plainview collector, with connection to Mall
• Resolution of the Shiloh/Mall Avenue intersection with a roundabout. 8 Avenue. Peripheral shared use path and walkways along redeveloped
 This can resolve a conflict with an at-grade Fulbright intersection 22 periphery of Mall.
 New signalized grade level intersection on the Fulbright Ex-
 and adjacent Shiloh Drive that provides access to Target and other 9 pressway with the extended Plainview/Mall collector. Direct trail connection from Mall trailhead to Mall building
 retail destinations. This three-point roundabout would be fed in part 23
 Roundabout intersection north of Fulbright Expressway, re-
 by a dedicated right turn lane exiting the westbound flyover. The 10 solving Shiloh Drive and Mall Avenue circulation. Existing Razorback Greenway underpass to Lake Fayetteville
 intersection with proper refuge medians can also connect a proposed 24
 shared use sidepath along Plainview with a similar facility on Mall Van Asche/Shiloh connection with bridge over Mud Creek.
 11 Connection to existing path link to Lake Fayetteville and
 Avenue.
 25 Greenway via Zion Drive shared use path
• Possible grade separation of the Joyce and College intersection. New connection between Van Asche/Shiloh and North Front
 12 north of Mud Creek and under College Avenue. Shaded rows indicate projects that require redevelopment
 This concept would take through lanes of College Avenue over



 90
 TOMORROW’S CORRIDOR: RETHINKING 71B




 Joyce Blvd

 Van Asche Dr
 r
 oh D
 22
 Shil 23



 10
 24
 Mall Ave
 9 15

8 5
 16
 20

 11
 6 7

 18
 5
 19 17
 12 14
 19 N. Front St
 4 Zion Rd
 1 13

 21
 20
 2
 3 25



 91
• Realignment of the north and south ends of North Front. The interior urban street as part of a redevelopment program to develop Shepherd Lane, and Zion Drive.
 intersection of North Front, which operates as an east frontage road surplus parking area with mixed use development. • Zion Drive intersection to be redesigned to reduce high speed
 for College, with Millsap would be relocated to the east, providing • Upgrade of the Shepherd Lane access between the Mall and Barnes character of right turn bypass lanes.
 more distance from the College and Millsap intersection and lining up and Noble shopping center, integrated into Mall drive redesign. This is
 with the proposed eastside connector. On the north, the street could Transit (BRT) Stations
 especially important if through lanes on College are elevated at Joyce
 be relocated to align with Frontage Road, possible with removal of the Boulevard. • Potential BRT stop at Shepherd Lane or Zion Drive. Scale of
 existing exit ramp from northbound College either with slip lanes or intersections and amount of space permits full turnout stops on one
 intersection redesign. Regional Shared Use Trail Connections side of the intersection: probably south at Zion or north at Shepherd.
• Sain-Vantage connector. The two existing streets are interrupted • Connection of proposed trails, some of which use vacated portions
 by Mud Creek. The successful March, 2019 bond issue includes of the interchange, linking the College/71B corridor to the Razorback
 funding to connect Sain and Vantage, linking North Front north to Greenway and Mud Creek Trails. Components are described below.
 Joyce Boulevard and Zion Road. This concept provides a short- to • Plainview/Mall shared use sidepath continues the trail on the west side
 medium-term termination of the Sain-Vantage connector with a of College, connecting directly to the Mud Creek Trail and, through the
 roundabout at North Front, with better local street connectivity and redesigned Mall site, the existing Greenway trailhead at the Mall.
 intersection relocation. Should a future Fulbright connection be
 • Trail from Plainview and Fulbright connects to Mud Creek Trail east
 considered necessary, the eastbound movement off the Fulbright
 of the corridor and to the northwest corner of College and Millsap,
 could extend under the flyover ramp and into the roundabout, while
 largely using vacated expressway ramps following redesign. Trail
 westbound movement from the connector could potentially merge
 could continue west along Futrall Drive to connect to the Greenway
 into the flyover, given the additional space provided by relocating the
 tunnel near Gregg, serving the Washington Regional Medical Center
 northbound College Avenue lanes.
 district.
• Van Asche/Shiloh Drive connection. Connecting these stub streets
 • Reuse of existing bridge for northbound College Avenue lanes over
 would provide continuous service access on the northwest quadrant
 Mud Creek as a park related to adjacent development and a link
 of the interchange. This logical connection has been stymied to date
 between the east and west segments of the Mud Creek Trail.
 by the need for a Mud Creek crossing. This proposed link continues
 into the Mall site and is integrated into the Mall’s internal street College Avenue Trail Network
 system. • East side system continues north along North Front corridor to
New Circulator/Collector Streets Mud Creek Trail, continuing north along tributary drainageway and
 Frontage Road to Zion Drive.
• Most new collectors in this segment fill gaps in the existing network
 and are described above. • East side connection continues with a path along Zion Drive to
 existing trail link to Lake Fayetteville and Greenway at Venetian Lane.
• New connection linking North Front and Shiloh Drive under the
 elevated section of College. At present, traffic bound from the east • West side route follows Mall Avenue and peripheral street to existing
 side of College to retail destinations on the west side must use the trailhead, and continues loop to Zion Drive entrance to the Mall.
 flyover. This link provides an alternative east-west link to businesses • Zion Drive link across College connects the east and west side
 and development on both sides. systems. Bridge Park
 With relocation of northbound lanes, this bridge could be converted to a park that
Private Connected Circulation Urban Intersection Nodes would be a resource for an adjacent high-density development and a connection be-
• Private drives using right-of-ways vacated by North Front intersection tween the two legs of the Mud Creek Trail.
 • High visibility crosswalks with streetscape elements and refuge
 relocation. medians at signalized intersections. These include Joyce Boulevard,
• Upgrade of the peripheral drive around Northwest Arkansas Mall to an



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 TOMORROW’S CORRIDOR: RETHINKING 71B




 Conceptual Sketches
 Design sketch at left highlights shared
 use path connectivity through the
 concept for the College and Fulbright
 interchange. Sketch above illustrates
 grade levels and possible development
 of vacated northbound right-of-way.




93
THE DEVELOPMENT based on highly seasonal loads and are rarely achieved, today around
 Christmas. Other smaller developments paved their sites as a low-
 DEVELOPMENT STRATEGIES
FRAMEWORK maintenance default option, inefficiencies caused by lack of connection
 to neighboring sites, and/or inefficient site design. All of these provide
 The following pages display diagrams and strategies for each segment of
 the 71B study area. They are overlaid on the Transportation Framework
 opportunities for more efficient use of real estate.
Development along the 71B corridor has been and will continue to be an and include general policy objectives and more specific guidance for
incremental process. This section establishes a guide for that continued potential strategy sites. These are followed by illustrative plans that show
 4. Transportation preferences in Fayetteville and elsewhere are likely to how these guidelines could be implemented. The site-specific guidelines
evolution that gradually, through market forces and individual, voluntary
 evolve during the next twenty years. Bicycle transportation, already a use terms that require further elaboration, presented here:
actions can lead to a new kind of connected, mixed use 71B corridor. The
 significant travel mode in the city, may increase with the introduction of
framework is based on an overall assessment of the long-term viability of
 e-bikes, bringing cycling within the physical capabilities of more people.
different types of occupancy, the conditions of sites and buildings, and • Small lot single-family residential. Single-family detached units on
 Ozark Regional Transit has increased service on the 71B corridor with
the effects of changing market forces on different types of land uses and lots less than 5,000 square feet, or a net average density of about
 positive results and the introduction of bus rapid transit is being seriously
demands for them. This assessment is in turn based on several overriding 8 units per acre, or single-family semi-attached or attached units,
 contemplated. Electric scooters and other personal mobility devices have
trends: typically on individually described lots and connected by garages
 become significant forces in peer cities like Bloomington, Indiana, while
 or a common wall, with an average net density of about 12 units per
 the effect of electric and autonomous vehicles on urban land needs is
1. The growth projections and policies contained in Fayetteville’s acre. In the 71B area, this development is used on the edge of the main
 uncertain. Finally, personal preferences and legislative mandates that
comprehensive plan and other planning documents, including the corridor as a transition to lower-density residential areas, on sites that
 respond to greenhouse gas emissions and climate change may also have
ULI’s healthy corridor assessment and the Fayetteville Mobility Plan. can be buffered from higher intensity surrounding uses, and as a way
 a profound effect on transportation in future years. One common trend is
The comprehensive plan projects a population growth of 50,000 for to introduce affordable single-family homeownership opportunities.
 likely though – the amount of land devoted to the circulation and storage
Fayetteville, corresponding to approximately 20,000 housing units. A However, higher intensity uses and residential densities are more
 of personal vehicles is likely to decrease significantly. And many alternative
substantial amount of this housing will be in medium to high-density prevalent in the development framework.
 modes are especially well-suited to shorter trips and greater adjacency
settings, including small-lot single family, attached units like townhouses,
 of residential uses, entertainment venues, and commercial and office
low- and mid-rise multi-family apartments, and innovative residential • Medium-density residential. Attached units, including townhomes
 services.
settings. and small multi-family buildings, with net densities in the range
 of 16 to 24 units per acre. This form of development can appeal to
 5. These collective forces increase demand for greater land efficiency,
2. The market analysis presented in Chapter Four indicates a declining households of a variety of ages but with small yards and shared
 higher densities, and higher value to land area ratios. The resulting
medium- and long-term demand for commercial land and square footage, covered parking, can provide an attainable option for households with
 market forces will tend to increase pressure on space intensive lower-
partially but not totally offset by population growth. This decline in the young children, a growing demographic at this specific point. These
 yield land uses such as small single-level strip centers, free-standing
immediate corridor market has a number of causes, including competition units can help fill the so-called “missing middle” gap in contemporary
 offices and retail, and some automotive uses to convert to higher intensity
from regional retail destinations such as the Promenade and the larger housing markets. The development framework proposes this concept
 development.
Rogers commercial area, the increasing prevalence of on-line retailing, and on sites that provide enough area for self-contained clusters and
the declining market for traditional retail malls like the Northwest Arkansas linkages to other community features, including schools, commercial
 6. These trends must be balanced strategically by the city of Fayetteville’s development, and parks and playgrounds.
Mall and older strip centers. This, coupled with substantial housing
 revenue structure, which places a significant reliance on sales tax
demand during the next two decades, suggests a significant probability of
 revenues. This translates to a strong public policy imperative to maintain
converting some current commercial land to residential occupancy during • Multifamily residential. Multi-level residential buildings, which in
 and strengthen the corridor’s retail environment, which remains highly
this period. Fayetteville are most commonly two or three levels of living units
 auto-oriented, while increasing the local customer and property value
 with net densities in the range of 20 to 40 units per acre. This is also
 base through policies that encourage residential development, higher land
3. The analysis of Chapter Two shows that building coverage percentage the most common multifamily form proposed for the study area. In
 efficiency, and mixed uses.
throughout the 71B corridor is very low and parking and impervious order to minimize surface parking and because of rocky subsurface
coverage are very high. Larger commercial developments, including conditions, the typical multifamily building will provide three levels
existing strip development, were designed with parking ratios that were over at-grade parking, with parking exposure hidden by landscaping,




 94
 TOMORROW’S CORRIDOR: RETHINKING 71B


 berming, or finished elevation treatment. As a general rule, one level possible facade and pedestrian improvements, and reducing
 of parking that extends for the full building footprint supports three unnecessary parking to be more consistent with normal demand
 residential levels. Single-use multi-family is proposed as a single use rather than extremes.
 on redevelopment sites that are on the edge of the corridor area and
 lack direct exposure to South School or College. On sites along or near • Internal streets. Driveways within projects such as shopping centers
 the street corridors, multi-family should be integrated into mixed use and large mixed use projects designed to have the character of streets
 projects (see below). with sidewalks, street landscaping and furniture, and limited driveway
 or drive aisle interruptions.
• Mixed use development. Mixed use projects are typically shown on
 sites that include 1) redevelopment of excessively large parking lots, • Iconic commercial. Properties to be maintained by virtue of the
 2) future redevelopment of low-intensity, high vacancy or obsolete memories and stories that they produce or because of their special
 commercial buildings or projects, or 3) vacant buildings or sites. place in the historic development of the 71B corridor.
 Typically, mixed use buildings involve retail, restaurant, office, and Iconic commercial. Gator Golf, Fayetteville
 residential uses, usually with residential over a commercial grade
 level. However, requirements that the entire footprint be reserved for
 retail, restaurants, or similar uses often create more commercial than
 the market supports and require either additional surface parking or
 a separate parking structure. Another option, appropriate along the
 71B corridor, locates parking at grade under residential levels and
 screened by commercial extensions appropriate to the market. Some
 locations have characteristics such as views, surrounding activities
 and assets, or urban design qualities that make taller buildings
 appropriate.

• Contemporary retail or commercial. Relatively recent (typically post
 Small lot single family. Florida Way, Fayetteville Medium-density residential. Gray’s Station, De Moines Medium-density residential. Huron Street, Culver City
 2000) development with landscaping and site design standards that
 do not require short-term change.

• Commercial infill. Generally applies to areas where existing uses are
 likely to remain but where space exists for additional, single-level
 commercial development with more efficient site design; or sites
 within an existing project intended for commercial development but
 not yet used for that purpose.

• Commercial enhancement. Generally applies to areas where existing
 uses are likely to remain but where access management, cooperative
 parking and site development, improved landscaping and pedestrian
 connections to front doors from trails or sidewalks are needed to help Mixed use concept. Wauwatosa, WI Interior street. Detroit Lakes, MN Commercial preservation. City Liquor, Fayetteville
 realize the corridor vision.

• Shopping center upgrades. Improved parking and site design,



 95
RESEARCH DISTRICT SOUTH FAYETTEVILLE DEVELOPMENT FRAMEWORK: Cato Springs to
 Rock Street
 FIGURE 6.X: South Fayetteville Development Framework: Cato Springs
 to Rock Street

SOUTH FAYETTEVILLE 1
 University of Arkansas Research campus master plan imple-
 mentation, with future expansion to South School
 14
 Site enhancements and access management of existing in-
 dustrial use

 Total Corridor Multifamily residential to support research campus Multifamily with existing commercial/restaurant frontage on
 2 15 School, improved parking
 • Reconfiguration of South School with three lanes, continuous
 sidewalks, protected bike lanes, two-way turn lanes, strategic Cottage or “tiny house” housing for temporarily homeless Mixed use redevelopment of the Co-op site. Future site en-
 pedestrian refuge medians, and possibility of future on-street 3 16 hancement with infill commercial on corner.
 households/families near 7hills service center
 parking as required by redevelopment. Ozark Steel with improved buffering and access Commercial maintenance and infill on School frontage, me-
 4 17 dium-density residential on Locust St infill sites
 Research Segment: Cato Springs to Town Branch
 Shopping center site redevelopment, maintaining viable ex- Contemporary retail. Improved site plan with upgraded pe-
 • Execution of Research Park master plan 5 isting businesses 18 destrian access from street.
 • Village concept for temporary housing around 7hills Center.
 • New multifamily development. Commercial infill, maintaining key neighborhood retail Mill District buildings. Infill street-oriented commercial
 6 19 along School frontage or maintenance as a public space
 • Trail link between Cato Springs Trail and Town Branch Trail
 Commercial maintenance and infill on South School front- Contemporary medium-density residential, commercial
 Walker Park District: Town Branch to 11th 7 age, medium density residential adjacent to trail and Walker 20 adaptive reuse possible at corner
 Park
 • Southgate redevelopment including commercial and resi- Existing neighborhood commercial with shared site access
 Commercial enhancement 21 and coordinated parking plan.
 dential redevelopment on shopping center and surrounding 8
 blocks.
 Medium density residential, with gradual redevelopment
 • Future mixed density development between 13th and 15th City Lumber site enhancements and buffer landscaping 22 continuing development precedent along 5th Street
 • Preservation and enhancement of key commercial assets 9
 • Trail spur connection to Walker Park Medium density residential infill and spot redevelopment
 10
 Medium-density residential infill development 23 on open or distressed sites along Archibald Yell. Focus on
 Mill District: 11th to Prairie southeast corner of South Street
 Mixed use with multifamily emphasis Single-family conservation and infill, continuing current de-
 • New mixed use and infill commercial development, including 11 24 velopment patterns
 planned redevelopment of the Co-op property.
 Commercial infill and site improvements, including land- Existing multifamily
 • Locust Street infill 12 scape and reduction of paved area
 25
 • Trail-related townhomes
 • Improved 7th and 9th Street cross access Existing contemporary multifamily residential (Varsity Key neighborhood business with improved pedestrian ac-
 • Right-turn only lanes at MLK 13 House) 26 cess to and through the site
 • Preservation of key commercial assets

 Archibald Yell Segment: Prairie to Rock

 • Residential infill of different types along Archibald Yell
 • Commercial enhancements of neighborhood commercial on
 north side.
 • Revised Archibald Yell design
 • Signal and pedestrian crossing and Arts Cluster at South
 Street
 • Redesigned College and Rock intersection


 96
 TOMORROW’S CORRIDOR: RETHINKING 71B




 Cato Springs


 Martin Luther King Dr
 1 15th St




 11th St
 16
 15
 14 19
 6 8 13


 20
 21


 South St 24


 3 4
2 7 10 12
 5 11 17 24
 9 18 22

 25
 23
 Urban Nodes with higher permitted
 density
 24
 Intersection amenities and placemaking
 improvements
 26




 97
 Co-op site. Comprehensive
 mixed use redevelopment with
 multifamily and commercial



 Cato Springs
 Research Campus Expansion. components, including adaptive
 Campus plan calls for extension reuse of some existing buildings
 Commercial enhancement. and site plan features that allude
 to South School. Research Cen- Redesign of busy neighborhood to the project’s history. Con- Mill Building. Illustrative plan
 ter Blvd transitions to a shared commercial center to provide nections provided to adjacent includes retail or mixed use
 street and plaza at the campus internal pedestrian link to Dollar regional trails. development along School Av-
 core. Internal trails and green-




 Martin Luther King Dr
 General, controlled curb cuts, enue frontage. Site could also
 ways connect to Town Branch and continuous walks along be retained as a neighborhood
 Trail. School. Shared parking and ac- See inset of this green space with historic inter-
 cess increases parking efficiency. development area pretation.
 on pages 99 and
 100. Neighborhood

 15th St 13th St 11th St
 commercial. Shared
 access and parking lot
 redesign for existing
 commercial uses on
 north side of Ar-
 chibald Yell.

 “Arts” cluster. Im-
 proved parking, sig-
 nalized South Street

 South St
New multifamily with Ozark Steel City Lumber intersection, and revi-
trail connection to sion of Archibald Yell
 A “tiny house” concept pro- section.
Town Branch Trail. New Be- viding housing for temporarily Infill townhomes. Locust
Loop access street ginnings. Small-lot single-family. Neigh-
 homeless households or house- Street townhomes, with
connects Research Bridge hous- holds in need of a permanent borhood cluster connects to
 New Walker Park neighbor- infill on residential street.
Center Boulevard and ing project supportive setting. This could Razorback Greenway and is
 hood redevelopment. Com- Commercial infill on
Cato Springs Road. to serve compatible with adjacent resi-
 benefit from a location adjacent School Avenue frontage.
At-grade parking un- unsheltered to 7hills Center. Improved buffer- Southgate rede- mercial services along South dential.
der residential levels people, de- ing should be developed around velopment area. School, with interior access
supports three floors. Includes trail con- street and medium-density, Infill townhomes. Medium
 veloped by Ozark Steel, with trail connection
Supplemental surface nection to Razor- family oriented townhomes be- Path connection. A path and density townhomes and
 Serve NWA. running through buffer.
parking can support back Greenway. hind, adjacent to Greenway and new creek bridge could con- small-lot single family on
additional housing. directly connected to Walker nect the South School corridor infill sites along or near
Market is strength- Park. Reinforces and comple- to the Razorback Greenway Archibald Yell. Major re-
ened by research ments new residential develop- and Walker Park. development of 4th and
 Existing Buildings and Establishments Block triangle
campus and overall ment in the Walker Park area.
university-related New mixed use/commercial/high-density residential
demand. Trail connec-
 Medium Density Residential
tion links Cato Springs
Trail to Town Branch Small lot single family
Trail.
 Future Research Center Buildings




 98
 TOMORROW’S CORRIDOR: RETHINKING 71B


 Focus on Southgate

 The Southgate area, between Town Branch Creek
 and approximately 11th Street, merits a special
 focus because of the substantial new development
 opportunity that it presents. While most of the 71B
 corridor involves evolutionary change on opportunity
 sites, this area’s underutilized or vacant land
 encourages a more aggressive, redevelopment-oriented
 approach. Such an approach also complements
 the major changes taking place in the Mill District,
 improvement efforts in the Walker Park neighborhood,
 and the continued growth of the University of Arkansas
 research campus. A key early initiative would be
 redevelopment of the under-occupied Southgate
 shopping center. In the concept, the vacant IGA
Food and Shelter Village, Norman, OK grocery store, most of which is in the Town Branch
 Creek floodplain, would be demolished and replaced
Housing “Village” for Temporarily Homeless Households by a multi-family building with parking at grade (or
 floodplain) level. The iconic Mountain Man store would
Homelessness is a significant challenge in the South Fayetteville part of the
 remain with improved parking and overall environment.
study corridor, but it encompasses different people with different needs.
 A contemporary but vacant bank building would be
The interfaith 7hills has established a Day Center along South School that
 reused, with a new mixed use building defining the 15th
provides support services including job assistance, transportation, meals,
 Street corner and more residentially scaled apartments
counseling, and other basic human services. It is also developing the
 lining the east side of the site.
Walker Community, a transitional housing environment that will provide 36
units for individuals and families in townhouse and efficiency apartments
 The following pages illustrate the continuation of this
Serve NWA’s New Beginnings project, under development in 2019,
 redevelopment approach toward the Mill District.
addresses the needs of unsheltered people by providing bridge housing
 New development focuses on sites with low use and
with supportive services to help them on the path to permanent settings.
 the concept maintains and enhances many existing
But others, including households with children, are temporarily homeless
 buildings and business establishments. Existing salvage
because of financial emergencies, domestic abuse, gentrification, and
 yards north of 15th Street would gradually be replaced
increasing housing costs. An interesting physical development model to
 with new commercial development and a medium-
address these needs is a “tiny house” community, providing individual
 density townhome community with access to the
detached units around common space with access to 7hills support
 Razorback Greenway and Walker Park. On the west side
services through its service center. This approach was pioneered by
 of School north of 15th, a mixed use project with two
Norman, Oklahoma’s Food and Shelter program and appears highly
 commercial spaces and multifamily buildings would
relevant to this need in Fayetteville. It also provides a place for families
 replace vacant uses or distressed buildings. Parking and
to live on a short-term basis while other, more permanent housing is
 pedestrian access are improved to important existing
developed.
 neighborhood businesses.




 99
Southgate Development Area Concept: Town Branch Creek to 11th Street


 100
 TOMORROW’S CORRIDOR: RETHINKING 71B


 Townhomes with
 Detached townhomes
 family-oriented
 features including yards
 South School redesign. Includes cycle


 15th Street
 Improved pedestrian
 track on west side, parking lane on east Residential over parking. crossing and intersection
 side in 60-foot section. Some street level retail alignment
 may be included.
 Office or trade



 11th Street
 commercial
 Bank building
 reuse
 Commercial



 13th Street


Existing
Mountain
Man
Store

 Commercial
 Office or trade




 Town Branch Trail
 Town Branch Creek
 Southgate Redevelopment
 commercial
 City Lumber. Site
 and circulation
 improvements




 New multi-family over Three-story walk- New mixed-use
 Townhomes with Residential over parking.
 at-grade parking. up multi-family building with Vaughn Recycling. Improved
 family-oriented Some street level retail may be
 The parts of the oriented toward corner orientation screening and building New circulation
 features including included.
 existing IGA building entryways upgrades drive. Includes
 yards
 in the floodway and path bridge and
 floodplain would be 13th Street Greenway. connection to
 Parking lot redesign Razorback Greenway
 demolished. New creek bridge and trail Greenway
 connection to South School
 Walker Park

Southgate Plan Elements


 101
Aerial perspective looking northeast. View illustrates scale of potential buildings with their relationship to surrounding neighborhoods, Walker Park, and existing development.



 102
 TOMORROW’S CORRIDOR: RETHINKING 71B




View looking south with City Lumber and existing commercial center (including Rick’s Looking north from north edge of City Liquor site.
Iron Skillet) in foreground.




Internal street through Southgate multi-family and townhome community includes Looking toward possible redevelopment of the existing Southgate shopping center.
a path that would link these new residential areas to Walker Park over a new creek
bridge and to the Walker Park Trail.


 103
MIDTOWN DISTRICT SOUTH:
NORTH TO TOWNSHIP
 Total Corridor
 • College Avenue upgrade with access management
 VA/Evelyn Hills Segment: North to Sycamore
 • College Avenue upgrade with access management
 • Redesign of Evelyn Hills parking lot, with future development
 possibilities FIGURE 6.X: South Fayetteville Development Framework: Cato Springs FIGURE 6.X: South Fayetteville Development Framework: Cato Springs
 • Future extension of Memorial Drive to serve new development to Rock Street to Rock Street
 • Path connection to Gregory Park
 VA Hospital campus with improved pedestrian access to Existing primarily single-family residential neighborhoods
 • Local path and sidewalk continuity 1 College 13
 • Urban family residential on “farm” and storage sites, tied to
 local streets Adaptive reuse of iconic motel by the Fayetteville Housing Existing contemporary commercial with possible infill
 • Transit (BRT) station at Memorial Drive 2 Authority to provide affordable housing for veterans. Possi-
 14
 Green Acres Segment: Sycamore to Poplar ble commercial infill at corner
 Multifamily with existing commercial/restaurant frontage on
 Existing commercial/office uses 15 College, improved parking
 • High-density node at Sycamore intersection, focusing on north- 3
 east quadrant Commercial maintenance and occasional infill, including
 • Green Acres realignment and replacement with central green Gregory Park with path links to College and surrounding
 4 uses
 16 preservation of historically important mid-century motel on
 space College
 • Sublett Creek trail connection to Poplar, with upgraded Poplar
 Evelyn Hills upgrade with improved parking and circulation Mixed use development with multifamily emphasis on Pop-
 bikeway to Razorback Greenway 17
 • Intersection nodes at Sycamore, Green Acres, Poplar 5 design. Possible future higher-density mixed use develop- lar node
 ment on College and on north side of lot
 • Infill mixed-use and multi-family Possible street-oriented commercial with potential for up-
 • Family- and trail-oriented townhomes using back parts of deep Contemporary commercial
 6 18 per level residential or maintenance of existing commercial
 commercial lots and adjacent to Woodland Junior High using surplus parking in place of street yard parking.
 Restaurant District: Medium density residential along internal street Restaurant District segment, maintaining individual build-
 7
 • Theming as a center of international, locally-owned restaurants 19 ings and providing shared pedestrian and driveway access,
 • Interconnection of parking and driveways with pedestrian Medium density or small-lot single family thematic streetscape, interconnected drives, and shared
 connections between businesses 8 parking where possible
 • Intersection nodes at Colt Square Drive, and Township Commercial maintenance, with potential reuse of excess
 • Infill mixed use development as opportunities emerge Mixed use with multifamily emphasis, commercial on direct 20
 • Local access grid to west side using Green Acres and Colt Drive
 9 College frontage
 surface parking.

 extensions Neighborhood greenway and park along drainage corridor
 • Greenway and neighborhood park along floodplain 10
 Existing contemporary commercial 21
 • Parallel, separated shared use paths paralleling both sides of Mixed use residential, with residential over parking and re-
 College Mixed use development with street-level commercial em- 22 tail
 11 phasis at intersection, high-density residential away from
 Township Node the street Township Node, maintaining existing contemporary com-
 • Transit (BRT) station at Township 23 mercial with improved links to future BRT station
 Existing medium density residential
 12


 104
 TOMORROW’S CORRIDOR: RETHINKING 71B




 Sycamore St Township Rd
North St Poplat St
 1
 4
 12 13 15
 7 10 14



 16



 20
 21 19
 18
 Green Acres Dr



 2 23
 3




 5 6 7 8 10 16
 9 11
 17 19
 Urban Nodes with higher permitted
 density
 22
 Intersection amenities and placemaking
 improvements




 105
 Existing Buildings and Establishments
 Neighborhood green. Neighborhood and
 New mixed use/commercial/high-density residential green space in 100 year floodplain area, with
 west-side trail, playground, and other passive
 Medium Density Residential Green Acres Common. Realignment of Green recreational features. Connection to Restau-
 Small lot single family Acres Drive intersection opens opportunity for rant District businesses. Design of this space
 Mixed use redevelopment. Possi- neighborhood common space on vacated street. should provide improved stormwater manage-
 Future Research Center Buildings ble redevelopment of single office This becomes a central green for surrounding ment along an existing drainage corridor.
 and automotive uses with row of new residential. Site design should include an
 mixed use, residential over parking/ amenity that also expands stormwater manage- Restaurant District. Special thematic
 Memorial Drive. High visibility
 commercial structures. Access from ment capacity. district that defines a grouping of local-
 crosswalk with adequate crossing
 extension of Memorial Drive to align ly owned, largely free-standing eating
 time for pedestrians and future bus Poplar node. Mixed use pos-
 with “Nature Drive” and continue to places with culinary diversity. District
 rapid transit station. Townhouse rows. Development of sibility on northwest corner
 Sycamore Street. Shared use path gateway and graphic features would be
 back side of deep commercial lots with shared parking provided
 parallels the rear drive with access located at the Poplar and Township in-
 with townhomes and access drive, by large lot between Poplar
 to Gregory Park. tersections, and special graphics along
 adjacent to Woodland Junior High. frontage and multi-tenant
 Shared use trail extended along commercial building to the the way. District elements include direct
 school/townhouse boundary. north. pedestrian connections between estab-
 lishments, interconnected and, where
 possible, joint parking lots, and com-
 mon landscaping and street furnishings.



Hi-Way Inn. Redevelop-
ment of mid-century motel
for affordable housing for
veterans by the Fayetteville
Housing Authroity. With
modification of street,
sidewalk continuity to
North Street. Possible infill Sycamore node. Rede-
 Evelyn Hills. Major site redesign
commercial at North Street velopment of northeast
 providing an urban interior street Residential community. Develop-
intersection, with access co- corner. Commercial/ Poplar node. Mixed used
 adjacent to building, clear park- ment of “vest-pocket” farm and
ordinated with Hi-Way Inn retail building on cor- building with retail extension,
 ing lot circulation, and mixed use mini-storage facility and free-stand-
affordable housing project. ner with public space with parking provided behind
 building over parking on north side ing commercial with mixed density
 of site. Parking is accessed from in front and parking and accessed from extension Mixed use development. Possible
 residential community. Local access
 lower level drive (formerly “Nature behind with Sycamore of Poplar. This extension also multi-family redevelopment near Town-
 uses new residential street between
 Drive”) adjacent to the site. Future access. Mixed use build- connects the Poplar bike ship node, with restaurant storefronts
 Nature Drive and Sycamore Street.
 redevelopment of College Avenue ings with multifamily route to the planned Sublett and off-street surface parking behind
 Townhouses developed on “farm”
 frontage with higher-intensity mixed emphasis on back of Creek Trail, with east-side buildings. Connected by path to bowl-
 site with small-lot single family, anal-
 use buildings is feasible with site site and adjacent to trail continuing north. Build- ing alley.
 ogous to units behind Evelyn Hills,
 redesign. planned Sublett Creek ing site is dictated by 100- Township node. Contemporary retail
 adjacent to single family on the stor-
 Trail. Resident parking year floodplain line. development on four corners. Corner
 age site. Residential over parking on
 provided at grade under features should be included to define
 College Avenue frontage, with retail
 residential buildings. the urban intersection, including a BRT
 extension along the street.
 station.




 106
 TOMORROW’S CORRIDOR: RETHINKING 71B




Evelyn Hills development concept in phases. An initial development phase
(above left) would include redesign of the parking lot for greater efficiency,
clearly circulation, and much better pedestrian connections between the
College and Memorial Drive intersection and the main shopping center. Ex-
isting free-standing pad buildings would remain in place, while a new mixed
use building with parking accessed from below would anchor the north end
of the strip. A later phase (above right) anticipates reduced parking demand
and increased emphasis on transit-oriented, street-defining mixed use
development. New mixed use residential/commercial buildings with up to
three residential stories over retail and parking would line the street, with an
additional structure defining a proposed public green closer to the historic
center. A pass-through gateway through this new building would emphasize
a direct connection to the street.




 Evelyn Hills shopping center today.



 107
 Sycamore Node. Massing diagram
 looks northeast, showing potential
 mixed use development on the
 northeast corner, completing a
 higher intensity node at the inter-
 section. Townhouses and a green
 space made possible by relocating
 the Green Acres intersection.




108
 TOMORROW’S CORRIDOR: RETHINKING 71B




Green Acre Commons. Relocating Restaurant District. Interconnection
the Green Acres intersection to a 90 of parking lots and connections be-
degree angle with College produces tween restaurants can help this col-
a neighborhood commons that can lection of unique restaurants gel into
encourage adjacent residential de- a special district. Thematic graphics,
velopment. It also provide an oppor- common areas for outdoor dining,
tunity for a neighborhood amenity and cooperative marketing can fur-
that can address stormwater man- ther define the district’s identity and
agement. brand recognition.




 109
MIDTOWN DISTRICT NORTH:
TOWNSHIP TO MILLSAP
Total Corridor
• College Avenue upgrade with access management
Township Urban Node: Township to Sunbridge
• Future new urban family and mixed use development center north of FIGURE 6.X: Midtown Development Framework: Cato Springs to Rock FIGURE 6.X: South Fayetteville Development Framework: Cato Springs
 Street to Rock Street
 Township to Sunbridge Drive with land use evolution, with a range of
 densities and supporting retail development Existing contemporary commercial Site and circulation enhancement of multi-building retail
 1 15 and office building group
• Transit (BRT) station at Township
Drake Segment: Sunbridge to south of Appleby Commercial infill Site and circulation enhancement with commercial infill
 2 16
• Interconnection of parking lots where possible
• Parallel access drives or streets with redevelopment High-density mixed use, typically residential over parking Medium density residential
• Continuous shared use paths separated from College 3 17
 with limited commercial
• Realignment of Villa Blvd and Drake Street to 90 degree intersec-
 Medium density and small lot single-family residential Commercial enhancement with increased public exposure of
 tions 4 18
• Urban node at Sunbridge auto dealership with Plainview extension
• Drake Street enterprise/innovation district Commercial maintenance and enhancement Multifamily residential group
 5 19
Fiesta Square Segment: South of Appleby to Harold
• Connection of Appleby and Parkview with T-roundabout with Rolling Existing trade commercial and light industrial, infill possibili- Commercial enhancement with access management
 6 ties and conversions to maker-space 20
 Hills to create parallel collector street on west side of College
• Urban node at Rolling Hills and College with high-density mixed use High-density mixed use, typically residential over parking Commercial enhancement with possible expansion across
 development and placemaking features 7 with limited commercial; preserves iconic miniature golf \ 21 Longview Street. Buffering against residential uses
• Possible transit station (BRT) at Rolling Hills
• Bikeway connections using Appleby, Rolling Hills, and shared use Commercial enhancement with access management and Commercial enhancement through common site design
 8 landscape 22
 path on extended Parkview
• “Right-sizing” and simplifying Fiesta Square parking lot, with mixed
 Commercial enhancement with mixed use infill Redevelopment of under-occupied commercial center with
 use development between College and Appleby/Parkview 9 23 mixed use development, with residential/commercial bal-
Uptown Segment: Harold to Millsap ance
 Commercial enhancement with improved coordinated site
• Local street grid created by Parkview and Lee/Front Street
 10 design Small lot single-family buffer
 24
 connections north and south; and Harold, Longview, Masonic, Fiesta Square upgrades with parking lot redesign and
 and Millsap connections east and west 11 “right-sizing” and increasing efficiency of parking Contemporary commercial center (Whole Foods), enhanced
• Masonic realignment to relocate Masonic Drive signal south 25 with site design and alternative preferred access with Col-
 and providing a west access from Whole Foods Mixed use development along Fiesta Square frontage along lege and Plainview routes
 12
• Major mixed use development opportunities at Parkview and College, including Appleby to Plainview connection Office/commercial infill
 Harold extension and on under-occupied shopping center 26
 Medium density residential
 south of Masonic 13
 Contemporary commercial/office development, site design
 27 enhancements
 Commercial enhancement and infill
 14


 110
 TOMORROW’S CORRIDOR: RETHINKING 71B




 Drake St Appleby Rd
 1 4 Villa Blvd
 2
 Millsa

 1 3 p Rd
 5 6
 3

 4

 Harold St
 8
 7

Township Rd
 10 11
 26
 9 27
 19
 12 21
 18 25
 13 20
 14

 22 23 27
 15 16 27

 Urban Nodes with higher permitted 24
 density 17
 Intersection amenities and placemaking Masonic Dr
 improvements




 111
 Villa Boulevard. New 90 degree alignment re- Drake innovation zone. New 90 degree align- Fiesta Square renewal. New street
 opens Villa Blvd intersection and provides sites ment creates an open space gateway to a Drake alignment connects Appleby and Pla- College Marketplace. Collector sys-
 for small-lot single-family. Two mixed use build- Street subdistrict. Improved design of Potter’s inview into critical west-side collector tem and a new alignment for Masonic
 ings possible, with residential over parking and a House parking and infill workshop/makerspace that maintains connection to Rolling provides a badly needed alternative
 commercial space buildings along Drake. Lane reconfiguration and Hills. Provides framework for a re- access for this busy shopping center
 bike lanes along Drake leading to Village Lake newal of Fiesta Square, described on anchored by Whole Foods. Walkways
 area. the opposite page. and a continuous shared use path
 along Plainview provide better bike/
 Commercial enhancement. Access management pedestrian access to interior of center.
 with adjacent parking, with reduction and land-
 scaping of existing parking in street yard. Also Plainview Connection. Plainview connection
 includes a commercial infill site. north and grid of east-west streets (Harold,
 Longview, Masonic) north opens potential
 multifamily sites east of the collector and
 lower density residential west. New quad-
 rangle layout creates interior parking and
 open space with street-defining buildings.




 Hi-Way Inn. Redevelopment
 of mid-century motel for
 affordable housing. With
Residential street. Small lot Gator Golf. Preservation of
 modification of street,
single-family and townhouses iconic miniature golf course,
 sidewalk continuity to
along a new street connecting potentially flanked by two mul-
 North Street. Possible infill
Township with Sunbridge, pro- tifamily mixed use or residential
 commercial at North Street
viding some local relief for the buildings. Trail extends to front
 Interconnected commercial. intersection, with access
current Township intersection. entrance of golf, and parking is
 Connected parking lots to pro- coordinated with Hi-Way
Townhome units are on lanes redesigned in terraces to detain
 vide equivalent of a slip lane Inn project.
perpendicular to new street. runoff and avoid steep side
 serving existing commercial
Mixed use buildings with resi- slope on parking lot. Possibility
 and office uses. Mixed use/com-
dential over at-grade parking, of townhomes at base of the
 mercial with rear parking on site
with commercial spaces ex- hill, served by loop drive serv-
 north of Golden Eagle.
tending from building ends. ing Gator Golf and connecting
Commercial is supported by to Drake Street intersection.
appropriately sized surface Infill townhouses. Redevelopment of un-
parking. derused commercial site with townhouse
 Shopping center redevelopment. Longview
 group with internal greenways. If adjacent
 and east-side collector provide framework
 motel becomes available, project could also
 for redevelopment, with mixed use buildings
 incorporate that site, with retail use at Rolling Market Avenue/Hobby Lobby Center. Defining Market Avenue
 along extended Longview, leading to Lee
 Hills intersection. and drive aisles clarifies circulation, parking, and path continuity. Avenue alignment through the site. Mixed
 Improved connection between Market Avenue and drive adjacent density housing includes small-lot single
 to main building begins east-side collector system. Providing a family along the Lee Avenue link, which
 clear access to College from Sara Lane, opens a site on the north continues north to Millsap using platted
 side of Trinity Fellowship site for church-related senior housing or Hemlock Avenue. Shared use path generally
 other development. follows new streets.Masonic is relocated as
 part of the project, providing continuous
 route between the two collectors.
 112
 TOMORROW’S CORRIDOR: RETHINKING 71B




Fiesta Square renewal. These views, looking to the northeast over the main Fiesta Square building, illustrate differ-
ent phases of the property’s potential development. An initial phase (above left) shows the new connection of Ap-
pleby Road and Plainview Avenue, the south end of a west-side collector that follows Plainview north to Millsap and
eventually across the Fulbright Expressway to the Mall. In addition to improving circulation, this new street creates
an opportunity for mixed use development at town center scale. It in turn frames the entrance to Fiesta Square and
produces a more efficient and appropriately sized parking for the main center. A greenway along the Rolling Hills axis
creates a strong visual and functional connection to College, extending walkways along the existing center to Col-
lege. Street oriented buildings would be developed in this initial stage between College and the Appleby-Plainview
connection. Development may provide space for a future BRT stop with station at Rolling Hills entrance.

A later phase (above right) adds a row of mixed use buildings along the west side of the new street,
giving it the two-sided enclosure and feel of a major urban street while maintaining substantial sur-
face parking to serve Fiesta Square. The Plainview connection north opens up other sites to pri-
marily office and residential development, improving access to Washington Regional Hospital
and providing land to satisfy a larger part of regional housing demand in or near the 71B corridor.




 113
MALL DISTRICT
MILLSAP TO LAKE FAYETTEVILLE
Interchange: Millsap to Joyce
• Major interchange reconfiguration, including relocation of
 northbound lanes to pair with southbound
• Continuation of east- and west-side collector streets and improved
 local connections to create new development possibilities
• Redevelopment of vacated right-of-way with mixed use residential
 and office development with some support commercial
• Extensive new greenway and trail connectivity

Mall Area; Joyce to Lake Fayetteville

• Mall redevelopment program, maintaining existing building and
 adding new, market-driven uses and development on surplus parking
 area
• Improved visibility and connection to Lake Fayetteville from College Google Earth aerial image FIGURE 6.X: Mall District Development Framework: Millsap to Lake
 corridor Fayetteville

• Modification of North College, consolidating travel lanes on west side With relocation of northbound lanes, residential point tow-
 1 ers with parking structure and townhomes on upper deck.
 of highway, converting east side from roadway to greenway
 Parks and trail corridor along North Front.
 2
 Office development with parking structure
 3
 Existing contemporary commercial
 4
 Existing contemporary commercial
 5
 Infill commercial, possibility of additional hospitality use
 6
 Mall redevelopment with evolution of existing mall building
 7 with new uses, commercial pads with street exposure, and
 major mid-rise, high-density housing
 Consolidation of College Avenue lanes to west side of right-
 8 of-way, providing greenway on vacated roadway
 Upgraded Lake Fayetteville entrance
 9



 114
 TOMORROW’S CORRIDOR: RETHINKING 71B




 5

 6

 7



 8 9

 1 2




 3

 4

Urban Nodes with higher permitted
density

Intersection amenities and placemaking
improvements




 115
 Collector connections. Freeway section ends with an Mall redevelopment. Major redevelopment project for the Mall site
 at-grade intersection at Plainview. West-side collector features maintenance of the mall building with introducing new
 and shared use path are continued to Mall using Mall uses, including office and entertainment, into space no longer used
 Avenue, Shiloh Drive intersection is managed with a for retail. Parking lot would be downsized and configured into sep-
 roundabout, and Van Asche is continued with a bridge arate blocks. The plan capitalizes on views from the hilltop site with
 over Mud Creek and extension into Mall’s circulation mid-rise multi-family buildings, providing up to six living levels over
 system. This system increases multi-modal connec- two parking levels. Parking ramp would be provided on outside fa-
 tivity and opens several new development sites by cade of parking levels. The peripheral drive would be moved inward
 removing dead ends. and designed as an interior urban street, with some retail frontage.
 The street is part of a pedestrian and trail loop around the outside
 of the center, linking to the existing trailhead. Common greenspaces
 are integrated into the parking lot and project redesign, connecting
 the housing into the Mall building. BRT station at Zion Rd..

 Restaurant Row. The southeast part of the Mall site has the
 best street exposure and provides pad sites, likely locations for
 free-standing restaurants. These are served both by the front pe-
 ripheral street and a parking lot drive aisle, accommodating drive-
 up windows.




 Lake Fayetteville Greenway on College
 Avenue. Consolidation of all College Av-
 Joyce Boulevard and Office Tower. The concept enue travel lanes on the west side of the
 Trail and greenway connections. shows a grade separation with elevated through roadway allows use of the balance of the
 T-intersection of Fulbright east- Point Towers. Relocation of northbound lanes to lanes and slip lanes for local access. With or without existing road for a greenway with shared
North Front alignment. bound lanes at signalized intersec- the west opens significant sites for high density grade separation, the lane relocation opens a stra- use trail, providing a direct trail link to the
Realignment of North tion with College, with resulting development outside of the Mud Creek floodplain. tegic development site on the southeast corner. A lake from the Mall District and the west-
Front to align with the speed reduction, opens land for Illustrative concept suggests two point towers with potential (but not exclusive) use is an office tower side collector trail. It also provides an up-
proposed east-side potential park and open space use. panoramic views on either side of a parking struc- with parking structure to the south. The flood plain graded visual and street connection from
collector reduces traffic Portion of vacant ramp would be ture with townhouses and private open space above area between this and the point tower site would be the Mall to the lake, for mutual economic
conflicts and provides used for a trail connecting Mud the parking levels. The bridge over Mud Creek, now used as public greenway with trail connection. benefit. An upgraded, ceremonial entrance
alternative route for Creek directly to the medical com- opened for reuse by the lane relocation, would be a to Lake Fayetteville Road from College
uses along East Millsap, plex and offices along Millsap.This park and possible dining deck over the creek, as well would reinforce this visual and functional
including Christian Life area also provides a significant as a connector for the now separated east and west connection.
Cathedral. stormwater management oppor- legs of the Mud Creek Trail.
 tunity



 116
 TOMORROW’S CORRIDOR: RETHINKING 71B




 Parking ramp

 Mid-rise residential

 Peripheral street

 Park and connection to Greenway
 trailhead

 Retail area




 Razorback Greenway

 Parking blocks




Mall redevelopment concept. In this concept, the Mall’s peripheral drive would be moved
inward toward the main building and redesigned as a city street. The drive relocation opens
sites for residential buildings with some street level retailing. Parking would be provided on
the lower levels, served by ramps on the back side of the apartment blocks. The site affords
excellent views of the forested hills and creek to the west, and has direct access to the
Razorback Greenway.



 Restaurant Row




 117
Cato Springs to Rock PLACEMAKING AND PUBLIC ART
 As stated earlier, creating distinctive urban places along the 71B corridor is important to the overall concept. This

 ML King
 strategy has important environmental, economic, functional, and image-building dimensions. A high-quality
 11th physical environment helps transform a commercial corridor into an attractive place to live, while an improved
 15th image builds the corridor as a destination that attracts customers and builds business. Placemaking improvements
 also help users orient themselves along the street, improving its user experience and overall ease of use. Public art
 has a proven role to play in the process of creating places and should be a major part of the development of this



 Cato Springs
 corridor. The adjacency of the corridor to both the developing Arts Corridor and the University of Arkansas art
 South department facilities provides the special opportunity to bring environmental art into a high-traffic public realm.
 This section is by no means a comprehensive plan for public art but is intended to open discussion on the value of
 a unified, contextual program for this highly public corridor. It identifies six specific types of art installations:

Memorial to Millsap
 Rock
 Subdistrict gateways. These define the edges and themes of identifiable districts along the the street, such as the
 research campus and Mill District along South School and the Restaurant District along College north of Township.


 Memorial Sycamore
 Urban intersections. These installations would help define major intersections along the way, including such
 locations as the MLK and Rolling Hills intersections. At special intersections such as bus rapid transit stops, art and

 Poplar
 function can be combined with thematically designed shelters or stations.
 Pedestrian crossings. Major pedestrian intersections such as the Greenway and Town Branch Trail crossings can be
 marked by placemaking elements that also increase safety and visibility.
 Sculpture Trail. Popular trails can become linear art galleries that attract users and enrich the experience of using



 ke
 D ra

 Applebee
 Millsap
 Subdistrict Gateway

 Township
 Plainview
 Urban Intersection Installation

 Major Pedestrian Crossing

 Major Free-Standing Art
 H ill s
 Functional Installation (e.g. bus shelter/station)
 in g

 Masonic
 Ro l l
 Sculpture Trail Installation



 118
 TOMORROW’S CORRIDOR: RETHINKING 71B


Fulbright to Lake Fayetteville




 District Gateway Features. From left: Tree of Life in South Omaha, NE*; Old Town and Lincoln Square Districts, Chicago

 Subdistrict Gateway

 Urban Intersection Installation

 Major Pedestrian Crossing

 Major Free-Standing Art

 Functional Installation (e.g. bus shelter/station)
 Art along the Way. From top: Millennium Park
 Sculpture Trail Installation Functionality: Bus Shelters as Art. From left: Kansas City, MO* and Rochester, MN* (art by Jun Kaneko), North Branch sculpture trail,
 Skokie, IL
the trail. Skokie, Illinois’ North Branch Trail segment demonstrates the
popularity of art installations along trails.
Free-Standing Art. Major open spaces such as those envisioned with a
redesign of the Fulbright interchange, the redirection of Green Acres Drive,
and the center of roundabouts provide possibilities for major landmark
installation.
Smaller, repetitive installations along the way can also be used to interpret
local history, bring attention to specific sites, and even incorporate
community art, including the art of young people, into the streetscape.
The maps on these pages provides a starting point for directing the
locations of various installations along the corridor.
 Free-Standing Installation. Paragon Prairie Tower, Des Moines* Community History and Art. From left: Historical postcards, Council Bluffs, IA,* Kids Art, Shenandoah,
 IA,* Interpretation, Springfield, IL*


 119
ENERGY AND ENVIRONMENTAL ENERGY ACTION PLAN GOALS AND FRAMEWORK 71B CORRIDOR PLAN RESPONSE

 CROSS SECTOR
PERFORMANCE • Reduce total housing and transportation costs to 45% of The 71B Corridor Plan (the Plan) includes housing as a major component and helps achieve
 area median income this goal by integrating approximately 3,000 new housing units into the study area. By placing
The process of developing Fayetteville’s Energy Action Plan began in housing in direct proximity to this major transportation corridor and associated employment
early 2017 with a City Council approval of a resolution supporting the • Develop and expand Fayetteville’s reputation as a centers, residents’ ratio of transportation to housing costs will be reduced.
study. City staff enlisted a group of stakeholders with expertise in the hub for socially and economically responsible business The plan provides for diverse housing types, but emphasizes higher-density multi-family
fields of energy conservation, energy efficiency/green building design development, entrepreneurship, and green jobs development, attached units, and small-lot single family development, types of housing cur-
and retrofit, renewable energy design and installation, electric and gas rently grouped together as the “missing middle.” While the plan does not mandate specific in-
utilities, and facilities management to work with elected officials to • Build local support for national carbon emission reduction come mixes, these densities generally realize economies of scale, improved energy efficiency
develop the framework for this plan. Staff and stakeholders used the and carbon capture strategies because of less exterior wall per unit, and greater support for public and active transportation
STAR (Sustainable Tools for Assessing and Rating Communities) system, modes.
combined with peer city research, international best practices, and public The plan embodies placemaking throughout with identification of distinctive districts, and
input as the foundation for the document. The plan was adopted by the calls for preservation and adaptive reuse of structures and the existing built environment
City Council in January, 2018. where feasible. This results in a fiscally responsible development pattern by utilizing existing
 buildings and the built environment as an asset. This in turn advances the City’s reputation
The basic goal of the EAP is the reduction of greenhouse gas emissions
 for socially and economically responsible business development. Extending the life of older
for activities occurring in the city. The plan’s target is a reduction of 80% commercial buildings can also result in lower rents, providing a fertile environment for entre-
in GHG emissions by 2050 from a 2010 baseline. But a major insight of preneurship and start-up businesses.
the plan that actions that reduce GHG emissions also help create a better,
 As described in response to some of the other goals, the Plan directly combats climate change
healthier, and economically efficient city.
 and reduction of carbon dioxide by increasing the percentage of non-vehicle and transit trips
The plan operationalizes this goal by establishing overall goals at “sector” compared to single occupancy vehicle trips.
levels - cross-sector addressing all primary issue areas, buildings, energy BUILDINGS
supply, transportation, and waste. The plan then establishes strategies
 • Complete periodic feasibility analyses of building One of the five broad principles the Plan is “Reality and Respect”. This principle is expressed
and action items designed to accomplish these goals. A document like
 energy code updates by the preservation and adaptive reuse of buildings when possible. Demolishing existing
this 71B Plan, addressing a corridor that is sprawling, low-density, and
 building and re-building new buildings has a substantial environmental cost that includes a
auto dependent, is an element of a strategy to transform a problem into a larger consumption of energy and materials over renovation. The plan encourages reuse of
solution – and to do this through a non-disruptive, evolutionary process. • Achieve 3% annual reduction in overall energy usage
 existing building stock, maintenance of structures and businesses with special significance to
The table in this section reviews the overall sector goals of the Energy by total building stock
 Fayetteville, and in some cases introduction of new uses into existing buildings, a pattern al-
Action Plan and addresses how this document’s directions, policies, and ready evidenced in the Mill District.
recommendations are relevant to the urgent local and global challenges • Achieve 40% tree canopy coverage by 2030
 This does not imply that existing buildings should never be replaced. Free-standing commer-
that we face in addressing climate change. cial buildings built during an earlier period can be very inefficient, and the plan also proposes
 replacement and redevelopment of inefficient or uneconomic buildings with new development
 at higher density and, under current city codes, higher efficiency.
 Other significant plan recommendations and illustrations include redesigning parking lots to
 increase efficiency and reduce impermeable area, rethinking intersections and interchanges
 to reduce pavement and introduce a variety of functional green spaces from neighborhood
 squares, accessible large-scale spaces at the Fulbright interchange, and greenways along
 trails and drainage corridors. All of these create important opportunities for both stormwater
 management and increasing tree cover. The plan’s street design guides for 71B and associated
 streets also envision extensive use of street trees and landscaping.



 120
 ENERGY ACTION PLAN GOALS AND FRAMEWORK 71B CORRIDOR PLAN RESPONSE

ENERGY SUPPLY
• Achieve 100% local government clean energy by 2030 While sources of energy are somewhat beyond the scope of a plan, some of the form-based recommendations of the
 Regulating Plan such as step-downs in scale and building height help move toward preserving solar access. The Plan
• Achieve 50% community-wide clean energy by 2030 emphasizes active and zero- and low-emission modes as the principal means of internal travel. It incorporates a con-
 nected series of multi-use trail systems paralleling the 71B Corridor, often on both sides of the roadway. This will help
 the city increase its ratio of community-wide clean energy as the trail system will accommodate clean micro-transit
• Achieve 50% community-wide clean energy by 2030 such as e-scooters and e-bikes. Finally, accommodation of transit modes like local circulators and bus rapid transit
 increase the efficacy of electric vehicles. A gradual increase in density may eventually make light rail or other fixed
 guideway, high capacity systems feasible.
TRANSPORTATION
• Reduce per capita vehicle miles traveled to 2010 levels by 2030 The vision of corridor urbanism ultimately is to show a practical way to achieve mixed use urban corridors that uses
 the land use inefficiency inherent in commercial strips as a resource to build quality living environments, placing
• Achieve 25% bike/walk/transit mode share by 2030 residents within easy walking or biking distance from the goods, services, and attractions offered by these corridors.
 If achieved, this concept reduces the number of short- and medium-distance auto trips that people now make by de-
 fault.
 To achieve this strategic vision, the Plan envisions and includes implementation steps that ultimately invest millions
 of dollars in creating a multi-modal transportation system. This program will include miles of sidewalks, trails, and a
 transit-ready corridor. This framework is intended to directly reduce per capita vehicle miles traveled and achieve a
 substantial increase in routine trips now made by automobile, thus increasing the mode share of active transporta-
 tion. in bike/walk mode share.
 Another plan focus that will reduce VMT and GHG emissions is its supplementary street system, which increases ori-
 entation for people using the corridor and provides alternative routes with less local/through traffic friction. This in-
 creases efficiency by reducing the common practice of doubling back to reach a destination and idling at congestion
 points like major intersections. More direct and clearer local routes to destinations decrease VMT and reduce pollu-
 tion, even by internal combustion engines.
WASTE

• Achieve 40% total waste diversion from the landfill by 2027 As stated in the response to the ‘Building’ goal, the Plan takes an evolutionary approach, balancing preservation and
 adaptive reuse of existing buildings in productive use with new development on underused or inefficiently developed
 sites, including excessively large parking lots. It also increases productive building area, walkability, and street orien-
 tation by proposing interior streets in large parking lots and creating secondary collectors. This contrasts with an ap-
 proach that aggressively demolishes buildings along the corridor, sometimes with insufficient market to support re-
 placement. The Plan both promotes a fiscally responsible development pattern consistent with markets and advances
 the City’s waste diversion goals. Demolition results in obvious waste to the landfill. Reuse and interior rehabilitation
 generally results in fewer greenhouse gas emissions than new construction.
7/THE REGULATING PLAN


 Land development regulations are arguably the most frequently used,
 day-to-day tool in implementing a plan such as this one. Project decisions
 are made incrementally and on an individual basis. Aside from capital
 investments, though, the regulating plan provides the essential framework for
 implementation. This chapter provides a general guide for that framework
 for future zoning, site development, and future policy decisions on the 71B
 corridor. It refers to and corresponds directly with the Illustrative Plan and
  Transportation Framework Plan which are part of this overall plan document.
 TOMORROW’S CORRIDOR: RETHINKING 71B


INTRODUCTION AND ORGANIZATION are zoned C-2 (thoroughfare commercial) and CS (community services). forms envisioned by the development framework and illustrative plans
 I-1 and C-2 do not permit the medium- and high-density residential uses shown in Chapter Six.
 recommended for parts of this area in the illustrative plan.
This chapter establishes principles and recommendations for a regulatory Overall Zoning Strategy
program that will help move toward the mixed-use corridor urbanism The mixed use clusters at the 15th Street and MLK intersections are
 While some of the study area’s zoning districts are consistent with the
envisioned by this plan. It is organized in three parts: appropriately zoned MSC (Main Street Center). These two intersections
 illustrative plan’s connected mixed use concept, others – most notably
 areas include the Mill District, the proposed redevelopment of the Co-op
• A brief review of current zoning in the 71B study areas and an overall the C-2 district predominant along North College – do not provide the
 site on the southwest corner of MLK and South School, and the potential
 zoning concept that will encourage long-term implementation of the requisite flexibility. In addition, the existing form-based provisions in the
 redevelopment of the 15th and South School intersection. The MSC
 land use and development components of this plan. Fayetteville UDC may not be complete enough to execute the corridor
 category is consistent with the concepts introduced by the illustrative plan.
 urbanism concept fully. For example, the different character and scale
• Recommendations for form-based and site design regulations that
 The balance of the South School portion of the study area is in the DG of subdistricts is not reflected in existing zoning tools. A revised zoning
 apply throughout the study corridor.
 Downtown General category, a broad category that accommodates the regime to consider includes:
• Recommendations and directions that are specially adapted to each mix of uses anticipated by the illustrative plan. However, some of the
 • A general base zone that covers the entire corridor and applies a
 of the four character segments of the study corridor. salvage, industrial, and heavy commercial uses currently in these areas
 limited number of strategic corridor-wide guidelines. This could be
 appear to be nonconforming uses.
 done under the UT Urban Thoroughfare category, augmented with
EXISTING ZONING AND POSSIBLE Archibald Yell: South School to Rock form-based and site design guidelines that apply throughout the 71B
MODIFICATIONS This segment, adjacent to and south of the Downtown Core, is currently
 study corridor. The UT district could have additional designators – UT-
 1, UT-2, and so forth – that apply to other major mixed use streets with
 zoned MSC from Locust Avenue (both sides), a contiguous extension of the
Overall Zoning Structure different characteristics. Assume for purposes of this regulating plan
 MLK and South School intersection; and DG north to Rock Street. Both are
 that the current 71B study area is designated as UT-1.
Fayetteville’s unified development code (UDC) includes traditional use consistent with both existing uses and recommendations of the illustrative
and intensity-based zoning districts, categories that reflect specific urban plan. • Within a future UT-1 category, individual requirements or guidelines
contexts, and a flexible, project-specific planned zoning district. Many of would be established for each of the four character-based subdistricts
 North College, North to Fulbright Interchange
these districts have mixed use features that permit both residential and identified in the illustrative plan.
 Nearly all of the parcels fronting North College between North and the
non-residential uses under appropriate conditions. The code also includes
 Fulbright Expressway interchange are currently zoned C-2 (Thoroughfare
form-based elements that focus on establishing build-to lines to require
 Commercial). This is a district largely designed for high traffic commercial
 CORRIDOR-WIDE GUIDELINES
strong street orientation, relate permitted heights to streets designated The following items address policies and criteria that lead to the
 corridors that have regional markets. As such, it is clearly appropriate to
in the transportation master plan. In addition, two districts, the UT Urban outcomes envisioned by the overall corridor plan. They are divided
 the North College status quo, but less compatible with the concept of
Thoroughfare and DC Downtown Core districts are largely designed as into two categories: on-corridor development, focused on elements
 a mixed use corridor concept, integrating residential with commercial,
form-based districts within specific geographic areas. The mixed use UT that specifically affect the visual and development environment along
 service, and employment uses. The R-O and higher-density RSF-24- and
district, largely located in spots along College Avenue north of Maple the street; and transitional areas, considering the boundary conditions
 RSF-40 districts are transitional categories current and recommended use
Street to North Street, may be of special interest for other segments along between and interaction between the corridor and its adjacent neighbors.
 patterns.
71B. These recommendations fall within three categories:
 Similarly, most private parcels and developments north of the interchange,
The zoning maps on page 113 illustrate zoning district categories in the
 including large format retail centers are also zoned C-2. While this would Policies are general guidelines that public and private decision-makers
study area, discussed in more detail below.
 remain appropriate for most of the area’s long-term development, it does apply within development design and review processes, but can be
South School Segment, Cato Springs to Archibald Yell not accommodate potential mixed use redevelopment at the Northwest difficult to quantify with specific numerical regulators.
The South School segment falls into several primary categories. The Arkansas Mall. Of existing zoniong districts, C-3 zoning, used for mixed
University of Arkansas Research Park and other land south of Town Branch use buildings in the Uptown development along Steele Boulevard, is Comprehensive Plan refers to policies, maps, and other specific measures
Creek is typically in the I-1 zone, oriented toward intensive commercial and more consistent with the illustrative plan concept. However, C-3 does not that are incorporated as comprehensive plan elements and are typically
general industrial use. Some parcels along the street south of the creek necessarily generate the more nuanced and inter-related development implemented through capital investments.




 123
 C-2
 I-1 CS
 C-2 MSC RMF-24
 CS MSC
 C-2
 I-1
 DG MSC
 MSC DG


Existing Zoning: South School Avenue and Archibald Yell Segments, Cato Springs to Rock

 DG




 P-1
 CS
 R-O
 C-2
 C-2
 C-2
 RSF-8 RSF-4 RSF-24
Existing Zoning: North College Segment,
 R-O C-2
North Street to Fulbright Interchange NC

 C-2
 RSF-40




 124
 TOMORROW’S CORRIDOR: RETHINKING 71B


Regulatory are specific required items to be drafted as part of a UT-1 or
similar district, adding special requirements and standards that apply to all
parts of the 71B planning corridor.

ON-CORRIDOR DEVELOPMENT
• Each subdistrict within the corridor (as identified on the illustrative
 plan) defines and communicates its own character within the context
 of the larger 71B corridor. (Policy: Implementation by city and corridor
 organization)
• Adjacent subdistricts, and development within subdistricts, connect
 to each other through shared use paths, sidewalks, collector streets,
 and drives. These connecting points, identified in the Transportation
 Framework Plan, are respected with redevelopment or major retrofit
 projects. (Regulatory: Implementation by City)
Vehicular
• The City’s Master Street Plan should be updated to reference the
 planned connections shown within the Transportation Framework
 Plan. (Comprehensive Plan: Implementation by City)
• The connections shown rely on forming a quality network of both
 public and private dedications/connections. (Policy: Implementation Example of minimum built street frontage for a corner lot taken from Preferred Urban layout for fueling station as shown in the City of Fayetteville’s UDC, 164.06
 by City) Chapter 164.06 of the City of Fayetteville’s UDC

• Secondary connecting roads and drives may be built to current
 standard street sections shown in the Master Street Plan. Updates by City) entryway features, or opportunities for passive recreation.
 to the Master Street Plan should consider the nature and function of (Regulatory: Implementation by City)
 • New development projects should accommodate the proposed
 these local connections and apply sections specific to their contexts. shared use trail network along the 71B corridor. Actual alignments • Minimize development within 100-year floodplains. When
 (Policy and Regulatory: Implementation by City) may be adjusted to the design of the project, but must maintain development occurs within these areas, require that development
• For purposes of a future full regulating plan, private slip lanes and continuity. (Comprehensive Plan and Regulatory: Implementation by includes:
 collector links may be considered as public street frontage for the City) • Features that prevent any impact including displacement,
 purpose of placing buildings within build-to zones (Regulatory: • All projects should provide direct, safe, and protected pedestrian additional flows, or expansion of flood boundary lines on any
 Implementation by City) connections to and from public sidewalks along the corridor. Projects property outside of the subject site and
 should also provide direct connections when they are served by an • A design that minimizes potential damage or impact to any
• Multi-family parking may be addressed differently from that serving
 adjacent trail segment. (Regulatory: Implementation by City) habitable portion of any off-site building.
 other types of development, reflecting differences in land planning,
 functions and adjacency, and specific contexts. (Regulatory: Open Space • Provide functional open spaces internal to developments that are
 defined by buildings, are observable to residents and workers in
 Implementation by City)
 • Project design should locate, design, and manage stormwater surrounding spaces, and have features and spaces that encourage
Active Transportation management features (including retention and detention basins, activity and passive enjoyment by adjacent users. Follow CPED (Crime
 swales, surface drainageways, constructed wetlands, and greenways) Prevention through Environmental Design) standards to ensure both
• The City should update the Master Trail Plan to reflect proposed
 to both meet functional requirements and provide visual amenities, security and active, productive use. Avoid undefined open spaces that
 shared use path connections. (Comprehensive Plan: Implementation do not have specific functions or goals for use by people.



 125
Built Character edge with residential buildings. (Regulatory through site plan review:
 Implementation by City)
Build-to or setback lines
 • Design lighting of commercial and industrial signage to minimize
• When possible, projects should maintain a close relationship with
 impact on adjacent residential areas. (Regulatory: Implementation by
 and orientation to adjacent streets and public ways. Form-based
 City)
 standards contained within recent hybrid zoning districts should be
 implemented with new developments and retrofits along the corridor. • Avoid channeling traffic generated by higher-intensity uses to low
 (Regulatory: Implementation by City) traffic streets except as part of comprehensively planned, mixed use
 projects. (Regulatory through site plan review: Implementation by
• Because of 71B’s large number of existing buildings with deep
 City)
 setbacks, it may not be possible or appropriate for all new buildings
 to be placed on build-to lines adjacent to or near streets. Where bulk, • Make maximum use of internal cross-easements and shared
 scale, internal drive connections, or other issues intervene, flexible access points between or within individual projects when possible.
 methods in building siting should be applied, but deeper setbacks Internalized parking within a multi-family development, New Orleans, LA (Regulatory: Implementation by City)
 should be remediated by clear relationships to adjacent streets, public structures in this area do not exceed 5 stories in height. (Regulatory: • Use traffic calming techniques to reduce speeds between adjacent
 open spaces, and pathways. Surface parking between the 71B right- Implementation by City). properties. (Policy: Implementation by City)
 of-way line and facades facing 71B should be minimized. (Regulatory:
 Signage • Connect buildings on the site with internal streets, drives, and
 Implementation by City)
 pedestrian connections and pathways to prevent unnecessary traffic
Parking and vehicular accommodation within development • New development or redevelopment along the corridor should use
 in adjacent areas. (Policy and Regulatory: Implementation by City)
 wall or monument signage. (Regulatory: Implementation by City)
• The City of Fayetteville’s UDC currently has progressive parking and Transition tools such as landscaped buffers and step-downs in height and
 vehicular accommodation requirements that will serve the corridor TRANSITION AREAS scale of buildings are already included in the UDC. Techniques to connect
 well as it redevelops. Parking should be located behind and to the corridor development to surrounding areas should also be considered and
 sides of buildings with build-to zone requirements. Parking standards Transitions between intensive corridor development and surrounding,
 include:
 as currently covered in Chapter 172 of the UDC should be utilized. lower-intensity neighborhoods and uses can present significant issues.
 These issues include noise, light, traffic, and building scale. Internal use • In retrofits of larger-scale existing buildings or new construction,
 (Regulatory: Implementation by City)
 and intensity transitions within mixed use (such as proximate commercial providing public spaces for interaction. (Policy: Implementation by
• Auto-oriented businesses such as fuel stations or drive-through City and property owners/developers)
 and residential uses) also must be managed. Typically, the most intensive
 establishments should adhere to the urban layout guidelines set forth
 and public settings are directly adjacent to the corridor. Properties farther • Using liner buildings along blank walls of commercial “boxes” with
 in UDC Section 164.06 (E) to minimize their impact on 71B and other
 from the 71B “main line” transition to a smaller scale residential pattern, office, small-scale storefronts, or multifamily, possibly serviced
 public streets. (Regulatory: Implementation by City)
 particularly in the southern and middle subdistricts of the corridor. by interior service alleys. (Policy: Implementation by City and
Number of Stories developers)
• The typical maximum height for buildings along the 71B corridor A variety of planning tools are available to address use and intensity
 But transitions are not just about managing and minimizing conflicts.
 should be three to four stories. This may increase in specially transitions within and outside of the mixed use corridors and a proposed
 Connectivity and mutual reinforcement of urban environments are
 designated areas. (Regulatory: Implementation by City) UT-1 district should include requirements for managing these potential
 fundamental values of the 71B concept. A successful corridor responds to
 conflicts. Examples of transitional area treatments include:
• In selected urban nodes or sites within subdistricts, free-standing the needs of both residents and businesses, and establishes a fabric based
 buildings up to seven stories (consistent with existing UT district on connectedness. To this end, the plan advocates a circulation network
 • Near residential areas, prohibiting parking lots between public streets that both improves internal links and connects the corridor to the rest of
 standards) may be considered for compatibility with surrounding
 and buildings to reflect development patterns of adjacent residential the city. Good transition techniques that provide connectedness without
 design character and impact on residential areas. Individual,
 development. (Regulatory: Implementation by City) conflict include:
 isolated sites may tolerate up to ten stories. Examples of these nodes
 include Fiesta Square or the corridor segment between Millsap and • Provide most parking within multi-family residential projects rather
 the northern city limits. Most existing office buildings, hotels, and than between buildings and the street, thereby defining the street • Using public environments like public open space, interior streets or



 126
 TOMORROW’S CORRIDOR: RETHINKING 71B


 intersecting streets included in the city’s Master Street Plan should
 be screened at street level by another building (such as a retail
 storefront), earthwork with landscaping (such as a landscaped berm),
 or a facade similar in design to the rest of the building.

 • Maintain flexibility to modify parking standards on an individual basis
 when a project demonstrates that its potential density, special urban
 design features, or building and site design quality provide benefits
 that compensate for reduced screening or landscaping.

Parking within a building footprint. Screening parking with projecting Parking bays separated by landscaped corridors. Requiring a landscaped separation Objective: Reduce the scale and impact of lots, minimize heat island
Parking contained at or half a level below storefronts. This concept on a significant between each three contiguous parking bays breaks up large expanses of parking when effects, and provide more effective interior storm water management.
grade within the walls of the building street permits both at-grade parking and they occur. (Derby, KS) Potential approaches:
support three levels of apartments street-facing retail. (Iowa City, IA)
above with minimal surface parking.
(Wauwatosa, WI) • In surface parking lots, provide a landscaped corridor of at least 20
 feet for every three contiguous parking bays. A parking bay is defined
 drive aisles with a residential street character, and trail and greenway REGULATORY DIRECTIONS as one or two strips of perpendicular or diagonal parking and the
 corridors to provide positive common ground between residential and drive aisle that serves them. The landscaped corridor should include
 commercial uses. Many of the regulatory items noted above will ultimately be incorporated stormwater management techniques such as rain gardens.
 into Fayetteville’s UDC as design standards or form-based elements
• Creating residential clusters and neighborhoods that connect to • For surface parking lots with a capacity of 50 or more spaces, provide
 within a possible UT or other format. This section presents more detailed
 surrounding commercial development but have sufficient critical mass permeable pavement for at least 50% of paved area.
 approaches, implementing corridor-wide guidelines. It identifies objectives
 and common space to form an interior residential environment.
 and provide sample language and quantitative factors that can provide a
• Orienting commercial and residential service areas toward each other starting point for discussion and negotiation. • Divide parking lots with a capacity of 150 or more spaces into parking
 or locating commercial service areas to avoid impacts on residential blocks of not more than 75 stalls, separated by landscaped corridors.
 neighbors. PARKING
 • For parking lots with 100 or more stalls, provide deciduous tree cover
• Establishing a gradient scale on projects adjacent to pre-existing that shades a minimum of 25% of the paved area of the lot. Specific
 Objective: Minimize amount and visibility of surface parking from 71B.
 single-family residential neighborhoods, stepping residential density crown diameters for acceptable trees will be established in the UDC.
 Potential approach:
 or project intensity down from highest along the 71B corridor itself to
 lowest adjacent to low-density development. An approach to consider ACCESS MANAGEMENT
 • In new development, surface parking should avoid or minimize a
 might be limiting new residential density to a specific increment (for location between the street facade of a building and the 71B corridor.
 example 200%) within 100 feet (or a typical lot depth) of pre-existing If permitted, surface parking should not cover more than 25% of the Objective: Minimize number of curb and driveway cuts along 71B to
 developed residential blocks. area of the streetyard along 71B (the area of a rectangle between the reduce conflict points and traffic friction along the corridor and improve
 street facing facade and the right-of-way line). connectivity for pedestrians and personal mobility modes. Potential
• Managing the size and visibility of commercial signage, focusing
 approaches:
 signage toward the main corridor.
 Objective: Minimize the amount and visibility of parking serving multi-
The City of Fayetteville’s implementation of good planning policies, strong story structures. Potential approaches: The design of existing surface parking lots should be modified as follows:
site development design standards for multifamily and non-residential
uses, and zoning districts with form-based components have addressed • Multi-story buildings, typically with residential and office uses on • Replace existing direct access from parking facilities to 71B with
land use transitions along 71B. These districts and standards, paired with upper levels, should maximize opportunities to locate their parking access from available intersecting streets whenever possible,
the transportation framework and illustrative plans within this study, will within the building footprint or a parking structure. provided connections to these streets have full access in both
help ensure that the evolution of the 71B corridor also benefits surrounding directions.
parts of the city. • At least 50% of the exterior of parking along and visible from 71B or
 • When intersecting streets are not available, provide shared,


 127
 continuous drive aisles, slip lanes, and other techniques to connect
 parking lots serving different properties to minimize points of direct
 access to 71B.

• In order to provide full access, mid-block direct driveway accesses
 to 71B on opposite sides must be aligned with each other. These



 5-7 st max
 accesses may be provided at median cuts with protected left turns
 or at least 150 feet from intersections on sections with two way turn
 lanes.

CONTEXT-SPECIFIC BUILDING SCALE 2 st min
 Private street prtoviding connected, multi-modal access through a major mixed use
Objective: Establish building scale and form appropriate to different complex (Boulder, CO)
settings along the 71B corridor. Potential approaches:

• Establish a maximum, uninterrupted building length of 200 feet along • New development should provide space for an urban corner amenity,
 the North College Avenue segment between North Street and the Step-back building concept at Urban Place nodes. The possible regulation permits a incorporating landscaping, street furniture, special lighting, or other
 north city limits; 100 feet along the Archibald Yell segment between two (rather than three)-story minimum height at the building line, provided that the features. Site design at potential BRT station stops should provide
 project includes a higher building,consistent with UT requirements, behind.
 Rock Street and Martin Luther King Boulevard; and 150 feet along the adequate space to accommodate pedestrian circulation, a transit
 South School Avenue segment from the MLK Boulevard intersection the Fulbright Expressway intersection. Node locations are identified in station or shelter, and related amenities.
 to Cato Springs Road. Provide flexibility to waive or expand these the subdistrict recommendations shown in the following section.
 maximums for comprehensively planned projects on large sites in
 ACTIVE TRANSPORTATION CONNECTIVITY/ORIENTATION
 excess of five acres. These projects should demonstrate features that
 reduce the impact of larger buildings and increase their facade variety PLACEMAKING AT URBAN NODES
 and quality. Objective: Provide connectivity and utility for pedestrian, bicycle, and
 Objective: Define Urban Place Intersections at key locations, where personal mobility devices. Potential approaches:
• Establish a typical maximum height of four stories over grade level higher densities are established for new projects and a context-specific
 along South School Avenue between Cato Springs Road and MLK street definition is required. Potential approaches: • Site plans for new development projects should provide access and
 Boulevard and along North College Avenue from North Street easements as required for shared use paths and roadways, generally
 to the north city limits. Establish a three-level maximum for any • Define key urban place intersections along the 71B corridor. Candidate as provided in Transportation Framework. Flexibility in routing
 development along Archibald Yell between MLK Boulevard and Rock urban places include intersections of 71B with 15th Street, MLK, through a site should be permitted, provided that overall performance
 Street. Sycamore, Township, Rolling Hills, and Millsap. standards for directness, safety, and experience are met.


• Reduce the typical maximum height by one story for any building • For new development at urban places, establish a build-to zone that • Developments with frontage along 71B should provide front facades
 within 150 feet of any RSF or NC District. However, no reduction under defines the corner while providing room for amenities, including a with direct, safe, and secure pedestrian connections from the public
 this guideline should establish a maximum height less than three corner place and transit accommodations. A reasonable build-to zone sidewalk to the building entrances.
 stories above grade level for any building. would include a maximum setback of 25 feet from the curb line of 71B
 and intersecting major streets. • Buildings adjacent to a shared-use path identified in this plan should
• Increase scale and height levels at strategic locations including provide a finished facade to the path and a direct, safe, and secure
 the Fiesta Square area, the Northwest Arkansas Mall site, potential • For new urban place intersections, require a three-story minimum connection from the path to the adjacent building.
 development areas opened up as part of a modification of the height and up to a maximum as provided by the UT Urban
 Fulbright Expressway interchange, the former Co-op site, and key Thoroughfare district. A step-back building is permitted with a two- • New developments should include construction of a six-foot sidewalk
 intersection nodes. Potential maximum building heights should be story component on the build-to line, stepping up to a higher building segment along 71B, consistent with city standards and overall street
 consistent with those of the UT District, with the exception of up to ten block behind (see accompanying illustration). design concepts.
 stories on any sites that would be made available by modifications of



 128
 TOMORROW’S CORRIDOR: RETHINKING 71B


CORRIDOR CONTEXTS WITH COMMENTARY




 Google Image Google Image Google Image
Hobby Lobby Shopping Center/Harold and Lee Street Area along the View looking east toward 71B Street from the location of a residential lot on the Car wash and service on North Lee Avenue
eastern side of the corridor north side of East Harold Street.
 Mature trees, pedestrian elements, and the orientation of an auto-
The above image illustrates a service and delivery area behind a This office building, an adaptive reuse of a former fire station, is highly oriented business help create an acceptable transition environment from
commercial development adjacent to existing residential neighborhoods compatible with the surrounding residential area. Contributing factors commercial to residential.
across a street. The view and feel of this transition area could be include scale of the building, relationship of the structure to the street,
upgraded by adding landscaping, re-orienting the service area, and other mature vegetation, an attractive and transparent building façade, and
design techniques. parking orientation.




 RI-12
 CS
 C-2

 Google Image
Classic motel in Midtown segment of North College Avenue Daisy Exchange retail store at the Northwest corner of East Sycamore and Zoning Transition on the Northwest Corner of College and Sycamore
 North College Avenue.
Topographic changes along the east side of 71B in the midtown area Over the past 5 years, the City has implemented hybrid zoning districts
provide a substantive natural transition zone with vertical separation Recent development along the corridor is more street- and pedestrian- with form-based components that help ease transirtions from more to
between the commercial and residential areas. However, this same oriented than older developments along the corridor. less intensive uses. In the example of East Sycamore shown above, the
topography also impedes traffic and pedestrian connectivity between C-2 district prevalent along College Avenue transitions through the CS
North College and neighboring residential areas. Community Services mixed use zone and the medium-density residential
 RI-12 Residential Intermediate-12 (12 units/acre) district.




 129
Midtown North Fayetteville/Mall District




 Much of the North Fayetteville area is dominated by large format
 retail buildings, deep setbacks, extensive surface parking lots, and
 disengagement from the street environment. These are permitted
 within the prevalent C-2 Thoroughfare Commercial zoning district.
Evelyn Hills Shopping Center (above left), the city’s first major multi-tenant center displays a number of significant issues that a retrofit consistent with the However, other models in and around this part of the study area provide
guidelines addressed in this section would address. These include the lack of a continuous pedestrian connection between the College Avenue crosswalk components useful for types of different development. Nelson’s Crossing,
and the center’s pedestrian way; lack of clear circulation through in the parking lot, and lack of relationship to new residential development on the east. illustrated above, breaks up parking, provides a good pedestrian
Recent multi-tenant commercial building at Sycamore and College, while still a single-use project, displays much better pedestrian access and provides environment, articulates its building, and includes interior streets. While
an urban place at the corner. outside of the immediate study area, the Uptown development along
 Steele Boulevard, zoned C-3, provides a vertical mixed use model that can
South Fayetteville be adapted to the Mall site with its oversized parking lots. Uptown presents
 to the street, follows a build-to line, includes both on- and off-street
 parking, and enhances the street environment with human-scale elements.




The Varsity House Apartment complex along 71B in south Fayetteville
 The Mill District is evolving as a strong mixed use node, consistent with
addresses the pedestrian environment and street edge along South
 the concept behind its form-based, mixed use MSC Main Street Center
School, transitioning to a more typical apartment layout to the west. This
 district. This district provides the flexibility for innovative projects like the
development is also in the mixed use Community Services (CS) zoning
 Mill adaptive reuse and the planned redevelopment of the Co-op shown
district, which permits a range of residential densities and low-intensity
 in the background of the above photograph. MSC sets up the concept of
commercial along with some form-based components.
 concentrated, strategic nodes at major points along the corridor.



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 TOMORROW’S CORRIDOR: RETHINKING 71B


DISTRICT SPECIFIC REGULATING FRAMEWORK RESEARCH CENTER/SOUTH FAYETTEVILLE: Cato Springs to Rock Street

The previous section describes an urban design framework that generally
applies throughout the 71B corridor. A central principle of this framework
recognizes the individual character of different parts of the corridor, and
a successful regulating program should also reflect these differences. Research
The framework plan presented in Chapter Six views the study area as Mill
four related but distinct segments: Research Center/South Fayetteville
from Cato Springs to Rock; North to Township; Township to Millsap; and
Millsap to the northern city limits. The 71B segments outside the scope of
 Walker
this study – the Downtown segment from Rock to Dickson and the central Park
segment from Dickson to North – also follow this pattern of distinctive
districts along the long corridor.

The 71B regulating plan recognizes how individual segments divide into Archibald Yell
subdistricts with characteristics that define them. The intention of this South School
plan is to address these distinctions and provide a framework that both Special
guides the drafting of a context-sensitive, flexible regulating program Development
and practical land use and development designs that remain true to the Research Center/South Fayetteville Area
unifying principles of the 71B corridor plan. Development Subdistricts

For each of the four segments, then, this section includes:
 Subdistrict edges Urban place intersections Special Development Area Intensity Nodes
• A list of the distinguishing features and relationships that draft
 regulations and private and public developers should address.
 FACTORS TO CONSIDER • Rapidly transitioning district in both residential and commercial 		
• Regulatory guidelines that apply to the entire segment. markets.
 • Lower in-line traffic counts along 71B than other corridor areas.
• A regulating program for each subdistrict within the segment. • Institutional and industrial presence, with substantial truck traffic.
 Heavy traffic at the Martin Luther King intersection with significant
 congestion on the north leg. • Proximity to Downtown, University and private student housing.
 • Town Branch Trail intersection with South School. • Redevelopment potential at southern quadrants of School Avenue
 and 15th Street Intersection and along sections of the corridor
 • Frisco Trail intersection with South School and MLK.
 • Pending major redevelopment of former Co-op site at southwest
 • Relatively high pedestrian use along the corridor, including a
 quadrant of MLK intersection.
 significant population without access to personal vehicles.
 • South Fayetteville reputation for eclectic nature, wooded landscapes,
 • Proximity to 7-Hills Homeless Shelter.
 and housing variety.
 • Well-utilized public transportation area.
 GENERAL DISTRICT DEVELOPMENT RECOMMENDATIONS
 • Proximity to Walker Park.
 • Redevelopment potential at intersections and along sections of the 		 • Include retail, restaurants, and other types of commercial and
 corridor, most notably from 15th Street to MLK. Need for a detailed mixed use that support urban nodes. Large projects may include a
 study in this section. requirement for at least a modest amount of non-residential street
 level use.


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• Encourage civic/Institutional uses such as schools, community •
 centers, and others to keep new development consistent with the
 •
 distinct character of the South Fayetteville District.
• Respect scale and maximize compatibility with existing single-family
 development east and west of the corridor in redevelopment and infill
 projects.
• Provide local bicycle and pedestrian connections to the existing
 regional trail system, concentrating on connections on the eastern
 side of the corridor and along and pedestrian access on and across
 Archibald Yell.
• Incorporate access management plans into new projects and potential
 retrofits.
• Update the Walker Park Neighborhood Plan and incorporate it into
 future area planning and implementation.
• In general, make extensive use of small and medium-sized
 structures that respect the relatively fine scale of South Fayetteville RESEARCH PARK SUBDISTRICT (Cato Springs Road to Town WALKER PARK SUBDISTRICT (Town Branch Creek to 11th Street)
 neighborhoods. Direct larger scale buildings to the Mill and Coop Branch Creek and Trail) • Continue implementation of the Walker Park Neighborhood Plan.
 areas, where larger, industrial-type structures predominate, or to • Allow mixed use and relatively high-density residential by right. • Develop an urban intensity node at 15th and South School. On the
 areas without an existing smaller-scale residential context. Consider a requirement for predominately residential projects of more southeast corner, provide strong corner definition and compliance
• Encourage moderate density, family-oriented housing types through than three acres in site area to include retail or commercial uses within with height, density, and placement regulation for nodes. Southwest
 incentives on both the production and finance sides. a minimum of 20% of their street-level floor area. corner should provide an urban place with landscape and street
• Develop a detailed master plan for redevelopment of the corridor • Preserve existing key commercial establishments and encourage new furniture. Any intensification or redevelopment of this site for another
 sector between and including 15th Street and Martin Luther King Blvd, projects to incorporate existing destination retail businesses. use should similarly provide a street-defining building.
 the area with the most significant major redevelopment opportunities • Execute the University of Arkansas’ Research Park master plan. Work On northeast corner with surrounding development, provide a
 and needs. with the University to maximize an urban building edge along its corner place with landscape and street furniture, incorporating
 South School frontage. improved circulation and off-street parking for the iconic City Liquor
 store. Similar treatment should be applied to the northwest corner
 • Require that development in this section include alternative
 incorporating Nomad’s restaurant and music venue.
 transportation connectivity consistent with the illustrative plan,
 connecting new development areas with the Razorback Greenway • Move toward transition of existing salvage and industrial uses to
 and Town Branch Trail. mixed use and moderate- to high-density residential development.
 Within proposed residential areas, include high-density, single-family
 • Typically follow a build-to zone of 10 to 25 feet from the back of the
 forms, including small lot detached , single-family attached, and
 proposed continuous sidewalk, sidepath, or Master Street Plan right-
 townhome configurations. In large projects, consider incorporating
 of-way along South School Avenue.
 a requirement for a minimum percentage of a site to be devoted to
 these family-friendly urban housing forms.
 • Maintain and enhance locally significant retail and food and drink-
 oriented businesses that help define the identity of the subdistrict.




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 TOMORROW’S CORRIDOR: RETHINKING 71B


• Establish requirements for pedestrian connectivity between existing defining buildings at appropriate scale with corner place features.
 retail businesses and centers, and between existing commercial and Similar standards should apply to new infill development on the
 new mixed use developments. northwest corner. Urban place intersection standards should apply
 to existing commercial on the southeast corner. Existing landscaping
• Eliminate encroachments of private circulation and parking on public
 on the northeast corner satisfies one element of an “urban place”
 right-of-way. Provide technical and limited financial assistance for site
 consistent with these guidelines.
 redesign that complies with these requirements.
 • Preserve existing destination-defining, commercial uses with
• With redevelopment of the east side of the subdistrict, provide at
 expansion of commercial buildings with build-to zones that provide
 least one additional connection across Spout Spring Branch to the
 street definition and better pedestrian connection to sidewalks and
 existing Walker Park and regional trail system.
 sidepaths.
• For new buildings, follow a typical build-to zone of 10 to 25 feet from
 • Razorback Greenway provides a protected crossing of South School.
 the back of the proposed continuous sidewalk, sidepath, or Master
 Require continuous sidewalk and sidepath along the street.
 Street Plan right-of-way along South School Avenue.
 • Require continuous sidewalks and sidepaths along South School with
• Establish at least one new high-visibility, signal-protected pedestrian
 new development, connecting to the Razorback Greenway and its
 and bicycle crossing in this subdistrict, located near the 11th Street
 protected pedestrian crossing of South School.
 intersection.
 • Eliminate encroachments of private circulation and parking on public ARCHIBALD YELL SUBDISTRICT (Prairie to Rock Street)
 right-of-way. Provide technical and limited financial assistance for site
 redesign that complies with these requirements. • Use regulations to encourage small-lot single-family homes, built as
 detached, attached, or townhome units on potential redevelopment
 • With adjacent properties, establish a continuous sidewalk to Prairie, sites. Infill should be consistent in scale and density with the
 which continues north along Archibald Yell. surrounding, largely single-family neighborhood. Density may
 • Reinforce 11th Street as a pedestrian connection to the National increase on properties abutting Archibald Yell.
 Cemetery. Accomplish this in partnership with adjacent properties • Regulating plans should identify two commercial/non-residential or
 at the 11th Street intersection by providing pedestrian routes and an mixed use clusters on the north side between School to Locust; and
 improved street section. the south side between South and Block. Include shared parking,
 • Establish a commercial/residential edge between South School and vehicular access, and complete pedestrian accessibility within these
 adjacent residential uses along Locust. In a regulating plan, define clusters. One-story commercial is consistent with the scale and quality
 infill sites along Locust for moderate-density, attainable urban family of these existing areas.
 housing • Preserve other destination-defining commercial development,
 allowing growth and infill for additional single-family and small multi-
 family.
 • With modifications to Archibald Yell, require dedicated space for
 planned pedestrian or bicycle access, with primary focus on the north
 side of the corridor. Dedications may require site modifications to
 avoid impact on existing businesses.
MILL SUBDISTRICT (11th Street to Prairie)
 • Adjust build-to requirement to topography, but generally remain
• Establish an urban intensity urban node at MLK and South School,
 within 10 to 25 feet of the edge of roadway (where sidewalks are
 permitting mixed uses and higher densities. Redevelopment of the
 missing) or the back of the sidewalk/sidepath to maintain urban
 southwest corner should follow urban node standards with street
 character.



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VA/MIDTOWN SOUTH: North to Township that diverts some local traffic from College. When dedications have
 an impact on private businesses, provide technical design and limited
 financial assistance to modify existing site design.
 • In cooperation with corridor businesses and coordinated with a 71B
 enhancement project, implement an access management program
 consistent with this plan and overall regulatory recommendations
 presented earlier in this chapter. Use the city’s ability to manage
 VA/Evelyn Hills full two-way access to properties to encourage a partnership that
 “Restaurant Square” benefits businesses, customers, and the general public.
 • Implement zoning modifications with a special district in the current
 UDC to establish build-to zones, reduce setback requirements, require
 pedestrian access from public corridors, and provide height, scale,
 Subdistrict edge and buffer transitions to lower-density, peripheral development.

 Urban nodes

 Subdistrict edges Urban place intersections Special Development Area Intensity Nodes


FACTORS TO CONSIDER GENERAL DISTRICT DEVELOPMENT RECOMMENDATIONS
• Transition from a small block grid to mid-century development • Recognize roles of local businesses, restaurants, and key medical/
 patterns with longer blocks and less street continuity. Topography institutional uses. Provide a regulatory framework that recognizes
 reinforces this transition and works against connectivity
 their need for identity and access.
• Scull Creek Trail (Razorback Greenway) parallels 71B about 3/4 mile
 west, but not strongly connected to College Avenue corridor. • Encourage visual and pedestrian linkages and parking lot cross-access
 to help fuse similar uses, such as locally-owned restaurants, into a
• Future destination of proposed Sublett Creek Trail. VA/EVELYN HILLS SUBDISTRICT (North Street to Green Acres
 unified “district.”
 Drive)
• Large institutional presences of UAMS and VA Campuses.
 • Apply urban density node requirements and standards to the
• Evelyn Hills Shopping Center and neighborhood connections. Evelyn Sycamore, Poplar, and Township intersections to the degree permitted • Implement a redesign plan for Evelyn Hills through a combination
 Hills is Fayetteville’s original large multi-tenant retail center. of a regulatory framework and public/private partnership. Basic
 by existing viable uses.
• City owned natural area north of Lake Lucille and future trail regulatory components informing a redesign (illustrated in Chapter
 • Provide step-downs in use intensity, scale, and height in transition
 connection. 6) include a protected pedestrian connection from College Avenue
 areas between the College Avenue corridor and adjacent, largely
• Proximity to parks and schools, including Gregory Park. Wilson Parks, crosswalks, sidewalks, or other paths; division of large surface lots
 single-family development to the east and west.
 and Woodland Junior High into defined parking blocks; interior streets with pedestrian access;
 • Require new development dedications or existing development and increased capacity for future high-density ,mixed-use peripheral
• Influence of University community and related housing.
 retrofits to provide sidewalk continuity along College and the shared development.
• Redevelopment and infill potential along this section of the corridor.
 use path network proposed in this plan. Identify and establish right-
• Drainage and related flood zone on western side of corridor. of-way for major regional trail connections, notably connecting the • Incorporate a range of residential densities generally stepping down
 Sublett Creek and Razorback Greenway via Poplar. in density toward lower density adjacent development. Include
 provisions for semi-attached or townhome type development with
 • Dedicate right-of-way to establish a fine-grained collector system.
 access to common open space within or near the development.



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 TOMORROW’S CORRIDOR: RETHINKING 71B


• Educate and encourage business owners to utilize use unit 45, small- • Require redevelopment between the terminus of the proposed and
 scale production, which allows non-retail boutique manufacturing and Poplar Street to dedicate a route to continue the Sublett Creek Trail to
 makerspace within commercial building shells. the Poplar Bikeway.

• Address topographic barriers to pedestrian connectivity between • Designate the floodplain west of College Avenue for public open
 developments by preparing and implementing a specific pedestrian space use. Development on the east side should not place buildings
 access plan with alternatives to traditional street sidewalks. on the floodplain. Other development such as supporting parking
 Require dedications or easements necessary to execute the active must be designed to detain any stormwater flows that it generates.
 transportation connections proposed by the 71B plan.
 • Develop primary urban intensity nodes at the Poplar and Township
• Establish new build-to zones that establish a maximum setback for intersections. Develop urban places at Poplar’s southeast and
 buildings oriented to College Avenue, probably consistent with those northwest corners with landscape and streetscape features.
 of the UT district.
 • Design buildings with strong corner definition, compliant with node
• Encourage both vertical and horizontal mixed-use in new height, density, and placement regulations. Existing development
 development projects. Regulations for development forms and at Township is relatively recent, although any future redevelopment
 vertical mixed use should encourage a market-realistic minimum for RESTAURANT/TOWNSHIP SUBDISTRICT (Green Acres Drive to should similarly comply with node regulations. Minor site
 street level commercial use. Development forms may allow single- Township Street) modifications may be required to accommodate future corner place
 level commercial components in the build-to zone as part of common enhancements and station stops for a bus rapid transit.
 developments, with adjacent or attached multi-story residential • Modify use regulations to phase out commercial uses with open
 blocks set farther back from the street. displays such as vehicular sales and emphasize restaurants/food
 service, office, retail, and residential use.
• Incorporate shared-use path connections to Woodland Junior High
 and Gregory Park in the site plans of projects adjacent to these • In this subdistrict, recognize patterns of single-level, free-standing
 facilities. restaurants in existing buildings. Specific regulations and guidelines
 for the subdistrict should:
• Encourage a urban density node at Sycamore intersection.
 Contemporary development at three corners should provide corner • Permit setbacks consistent with existing establishments for infill
 places with landscape and streetscape features. Redevelopment or replacement development in this segment; and
 of strip center site on northeast corner should provide strong
 • Require site plan modifications coordinated with future College
 corner definition and should comply with node height, density, and
 Avenue improvements that provide shared access, parking lot
 placement regulations.
 cross-access using common drives and slip lanes, and pedestrian
• Use public right-of-way created by redesigning the Green Acres connectivity between buildings and to public sidewalks.
 intersection to provide a central open space for adjacent residential
 • Encourage and assist private site modifications with technical and
 and mixed use development. Regulations for developing surrounding
 limited financial assistance.
 properties should provide orientation and connection to this future
 community amenity. • Develop a public realm and branding program using tactical methods
 such as graphics, streetscape, and street section amenities such as Divergence of Green Acres and North College. Redesign of this intersection to
 landscaped medians and special lighting. Incorporate a protected provide a 90 degree angle will both improve safety and create an open space
 midblock pedestrian crossing into a College Avenue improvement “triangle,” a central commons that can serve neighboring residential development.
 project to unify the subdistrict at a location between Poplar and
 Township.



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MIDTOWN NORTH: Township to Millsap medium-density residential areas.
 • Establish regulations and potential future actions that improve
 compatibility of automobile dealerships and large outdoor displays
 with other commercial uses and potential new uses, including
 residential and mixed-use development.
 • Establish a multi-dimensional local access system that includes a local
 access grid, continuous shared use path paralleling but separate from
 the main corridor, and continuous sidewalks along College Avenue.
 Through regulation and negotiation, ensure dedication of necessary
 Sunbridge right-of-way, including possibility of land trades for signal relocation
 Fiesta Square and alignment of the local grid. Link the system to local streets,
 reducing exclusive reliance on College Avenue for access.
 • Execute an access management program consistent with this plan and
 the overall regulation proposed earlier in this chapter.
 • Ensure that ultimate zoning strategy accommodates residential and
 mixed-use development, improves street definition and increases
 development density by establishing a clear building line zone, and
 reduces the visibility and impact of parking and outdoor display areas.
 • Apply intensity node requirements and standards to the Township,
 Sunbridge, Appleby/Rolling Hills, and Millsap intersections to the
 Subdistrict edges Urban place Intensity Nodes Drake Enterprise Fiesta Square Transitional Residential
 degree permitted by stable use patterns. Consider Longview for this
 intersections Area District
 status, depending on development demand.
FACTORS TO CONSIDER of today, primarily commercial in use.
 • Challenging topography establishes a development edge on east side
• All four corners of Township have recent development with substantial
 of the corridor along Rolling Hills.
 opportunity for redevelopment north of the intersection.
 • Sensitivity of adjacent neighborhoods north of Sunbridge on the west
• Key business environment for local businesses of different scales.
 and Rolling Hills on the east
• Importance of and potential for connections to the Razorback
 • Proximity to many office and work environments on/near Millsap.
 Greenway (Scull Creek Trail) to the west.
• Relative proximity to Gulley Park and near adjacency to The New GENERAL DISTRICT DEVELOPMENT RECOMMENDATIONS
 School.
 • Recognize roles of local businesses and provide a regulatory
• Major possibilities for infill development on vacant ground, marginally framework accommodating their need for identity and access.
 occupied older shopping centers (east side from Harold to Masonic),
 or underused large parking lots (Fiesta Square). • Provide step-downs in use intensity, scale, and height in transition
 areas between the College Avenue corridor and adjacent, largely
• Importance of access management and secondary local circulation single-family development to the east and west. Use local street
 system. patterns, shared use paths, and greenways to help reinforce North College Avenue looking north from Harold Street. Management
• Overall a transitioning area with high redevelopment potential, but as compatibility between large scale new development and low- and of open auto display areas while respecting business needs will be an
 important challenge for the regulating plan.



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 TOMORROW’S CORRIDOR: RETHINKING 71B


 level commercial components in the build-to zone as part of common
 developments, with adjacent or attached multi-story residential
 blocks set farther back from the street.

 • In new development projects, require dedication of easements or
 right-of-way for secondary collector and drive connections that
 supplement College Avenue for local access; and for the continuous
 shared use off-street path generally as proposed in Chapter Six.

 • Incorporate access management, landscaping and public space,
 and redesign of parking lots to provide cross access into future
 improvements of College Avenue. Establish a regulatory framework
 that requires cross access, becoming effective in coordination with
 the adjacent street project.

 • Create regulations for a Drake Street enterprise neighborhood,
 maintaining current permitted uses but also permitting workshops,
 custom fabrication, and other types of “makerspace” establishments.
SUNBRIDGE SUBDISTRICT (Township to Appleby) Define initial boundaries of the neighborhood as College to residential
 FIESTA SQUARE SUBDISTRICT (Appleby to Millsap)
 property lines along the east side of Sunbridge Villas and the Redbud, • Establish a Fiesta Square Special District with flexible regulations
• Modify use regulations to phase out commercial uses with outdoor
 Mimosa, and Evergreen Lane cul-de-sacs, from Sunbridge to Golden developed cooperatively with the property owner to produce a
 displays on small lots such as vehicular sales, instead emphasizing
 Eagle Drive, Incude a sufficient residential buffer along the western cohesive multi-building center. Provide flexible height regulations
 restaurants/food service, office, retail, and residential use. This can
 edge of the enterprise area. to provide both minimum scale and greater than normal maximums.
 be accomplished by establishing these as legal, non-conforming
 uses, with rights extended only to current owners and prohibiting Fashion the actual regulating framework around an adopted master
 • Establish build-to zones that establish a maximum setback for new
 expansion; or exploring the possibility of an amortization period plan.
 buildings oriented to College Avenue. In addition to defining the
 allowing the use to continue for a set number of years (such as ten street, this will make some sites on the east side of the street more • Include dedication of right-of-way that to connect Appleby with
 years). developable. Plainview and a continuation of Rolling Hills through the site.
• Use regulations and redesign of the Villa Boulevard intersection • Establish Sunbridge as an urban intensity node, with mixed use • Design new streets with a safe, protected path for bicycles,
 to help create a cohesive mixed-density, mixed use neighborhood development and corner places focusing on the southeast and electric scooters, and other low-impact mobility devices.
 between Township and Sunbridge, linking back to the Sunbridge Villas southwest quadrants of the T-intersection. Encourage higher Integrate transit, including future bus rapid transit.
 neighborhood. Establish transitional density residential zoning on the residential densities and building scale at this node. Establish a
 outside edges of the corridor development area and adjacent to or secondary node around protected mid-block pedestrian crossing at a • Develop urban streetscapes and sidewalk width along new
 influencing the character of surrounding single family neighborhoods. point between Sunbridge and Rolling Hills. streets.
 Primary transitional areas, permitting small lot single-family and
 attached housing, are between Township and Sunbridge and • Provide front entrance exposures to both College Avenue and
 southeast of the Rolling Hills intersection. the new Appleby/Plainview connection for new buildings with
 dual frontages. Develop urban corner places at the Rolling Hills
• Encourage both vertical and horizontal mixed-use in new entrance with build-to zones at or near property lines.
 development projects. Regulations for development forms and
 vertical mixed use should encourage a market-realistic minimum for • Require a minimum percentage of street level commercial use;
 street level commercial use. Development forms may allow single- and an adjustment of typical parking requirements.



 137
 corridor urbanism. These include improving the visual character of generally as proposed in Chapter Six.
 street frontage consistent with the need to display products outdoors;

 Longview
 improving circulation and customer access; encouraging low-impact • Incorporate access management, landscaping and public space,

 Harold expansions that create contiguous sites and avoid using public right- and redesign of parking lots to provide cross access into future
 of-way for internal circulation; and promoting possible right-of- improvements of College Avenue. Establish a regulatory framework
 way trades to improve site function and implement transportation that requires cross access, becoming effective in coordination with
 recommendations in this plan. the adjacent street project.

 • Require dedication of easements or right-of-way for secondary • Encourage higher residential densities and building scale at the
 collector and drive connections that supplement College Avenue Longview node with a protected pedestrian crossing (such as a refuge
 for local access; and for the continuous shared use off-street path median with HAWK signal) of College at a point between Longview
 and Harold. Establish corner places and a potential transit station
 stop at Millsap if required.




• Establish street-defining build-to zones for new development with
 height limits up to four levels over parking along College and on major
 east-west connector streets, specifically an extended Harold Street
 from College to Parkview and Longview between a Lee/Hemlock east-
 side connection and Plainview. (see diagram above) Pilot cycle track in Fiesta Square parking lot. A pedestrian and bicycle Auto dealerships. Dealerships are an important part of the 71B local
 link along a new Plainview-Appleby connector is a critical part of the economy. New regulations should improve compatibility with other
• Regulations for development forms and vertical mixed use should transportation network. commercial uses and nearby mixed-use development.
 encourage a market-realistic minimum for street level commercial use.
 Development forms may allow single-level commercial components
 in the build-to zone as part of common developments, with adjacent
 or attached multi-story residential blocks set farther back from the
 street.

• Require a step-down of building scale adjacent to existing single-
 family neighborhoods. Typical intensity in such areas would be single-
 family attached or townhome configurations at minimum gross
 densities capable of supporting transit, typically in the range of 12 to
 15 units per acre.

• In cooperation with existing auto dealerships, develop new standards
 and initiatives that increase their compatibility with the concepts of
 Sidewalk in the Fiesta Square subdistrict. More recent commercial Mixed use regulations. A flexible regulatory plan can encourage
 development has included College Avenue walkways. redevelopment of the “Liquor World” shopping center and integrate the
 site into the surrounding neighborhood.

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 TOMORROW’S CORRIDOR: RETHINKING 71B


MALL/UPTOWN: Millsap to City Limits




 View toward Mall and 71B from the north.

 residential developments along the west side of Steele Boulevard.
 • Northwest Arkansas Mall is in transition, with relatively high vacancy
 and excessive parking, experiencing the market forces similar to those
 affecting other older regional malls.
 • Surrounding single-family suburban residential in Fayetteville,
 Johnson, and Springdale.
 • Major regional recreation resource at Lake Fayetteville, with excellent
 trail access, but relatively poor access and visibility from the main
 corridor.

 Subdistrict edges Urban place GENERAL DISTRICT DEVELOPMENT RECOMMENDATIONS
 Intensity Nodes Interchange Development Area Mall Development Area
 intersections
 • Adapt zoning categories to changes in the retail economy,
FACTORS TO CONSIDER • Major point of regional trail access with grade-separated crossings of encouraging uses that previously were not common in major
 Mud Creek and Clear Creek Trails and nearby Scull Creek segment of commercial areas.
• Dramatic changes in scale, speed, and access of the 71B environment, the Razorback Greenway to the west.
 • Attune public policy to the realities of city finances. Because
 with urban corridor transitioning to the Fulbright Expressway
 • Direct trail spur from Razorback Greenway to Northwest Arkansas Fayetteville is highly dependent on sales tax revenues and faces
 interchange and ultimately to a six-lane, controlled access suburban
 Mall. substantial competition from other regional retail centers, guidelines
 arterial.
 • Proximity to the Washington Regional Medical Center Campus and that enhance the retail environment are important for economic
• Extensive use of parallel frontage and circulator streets for both local sustainability.
 University of Arkansas Uptown Campus, with major medical and
 and limited pedestrian/bicycle access.
 general offices along Millsap/Futrall and Joyce Boulevard corridors. • Implement major public (federal, state, and local) investments
• Interchange breaks north-south local street continuity north of in transportation to improve access, safety, and the consumer
 • Large-format retail boxes and centers on the west side of corridor
 Millsap, to be improved on east side by proposed Sain-Vantage experience in this area.
 from Mud Creek to and including Joyce, with new multifamily
 connection.


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• Establish new regulatory and design guides to incorporate some of • Dedication of peripheral right-of-way to serve development its design will include elements different from other more urban
 the features of newer “life-style” centers into this built environment around the edges of the Mall site; intersections along 71B.
 including street definition; redesigned and upgraded parking with
 enhancements such as internal streets, parking blocks, and shade; and • Street design that provides a safe, protected path for bicycles, • If a transit stop or station is established at Zion Road, require adjacent
 articulation and detail of buildings to provide human scale, electric scooters, and similar modes; properties to partner with the City to provide a direct and safe
 pedestrian connection from the stop to commercial buildings.
• Encourage integration of multifamily development and mixed use • Integration of transit, including future bus rapid transit;
 development. LAKE SUBDISTRICT (Zion Road to City Limits)
 • Guidelines for street facades and commercial street level use
• If an interchange redesign is implemented and opens redevelopment
 along new streets; • In coordination with developing an upgraded entrance from
 possibilities on former right-of-way, encourage high-rise development
 College Avenue to the lake, modify use and setback regulations
 with appropriate regulations where projects can provide visual • Flexible height regulations to provide both minimum scale and
 along Lakeview between Main Drive and Lake Fayetteville Road
 landmarks and high development yield with minimal impact on greater than normal maximums, typically up to six to eight
 to encourage uses consistent with outdoor recreation and the
 existing residential areas. stories;
 lake environment. Mobile and temporary uses such as food trucks
• Maintain existing access limitations on the main line and increase and vendors are consistent with this concept, subject to permit
 • Urban streetscape and sidewalk width along new streets;
 north-south collector connections on both the east and west sides requirements.
 north of Millsap. Provide for necessary dedications of right-of-way • Parking lot redesign and landscaping;
 to accomplish connectivity, while avoiding negative impact on
 properties. • A minimum percentage target of street level commercial use;
• Apply either a new zoning category such as the UT-1 concept • An adjustment of Mall surface parking requirements.
 described above or expanding more flexible C-3 zoning within this
 district. • The actual regulating framework should be fashioned around an
• Improve the active transportation environment along the corridor, adopted master plan. However, a logical land use plan includes
 with special additional emphasis on the east side of 71B. mixed use retail and residential on the west side of the district and a
 “restaurant row” permitting free-standing buildings on the southeast.
• Envision the Mall site as a mixed use environment, departing from
 its current configuration as a massive central commercial building • Establish regulations to permit high-rise, mixed use development
 surrounded by large quantities of surface parking. With property on land opened to private development by a future redesign of the
 owners, develop a regulating regime that right-sizes parking, reworks Fulbright interchange, with permitted heights of up to ten stories with
 circulation, and recognizes the value of both the eastern and western a minimum separation of 1,000 feet from any single-family zoned
 edges of the property. area. Maintain flexibility to accommodate a greater height limit with
• Upgrade access, visibility and land use Lake Fayetteville’s frontage exceptional design.
 along College Avenue.
 • With substantial new development, require connections to adjacent
 trails, sidepaths, and sidewalks.
UPTOWN/MALL SUBDISTRICT (Millsap to Zion Road)
 • Apply proposed regulations for large parking lot design that create Vacant Sears store at the Mall. Large vacancies like this both reflect the
• Create a Northwest Arkansas Mall Special District with flexible
 distinct parking blocks of a maximum size (potentially no more than changing retail environment and open possibilities for introducing new
 regulations developed cooperatively with the property owner to
 25% of the total number of stalls provided in the lot) separated by uses, as identified in Chapter Four.
 produce a cohesive mixed-use, multi-building project that may
 interior streets or continuous landscaping.
 incorporate mid- and high-density residential and new commercial
 entertainment, food services, hospitality, and retail uses. Special • Establish an urban place at Zion Road. Because this environment does
 district regulations may include: not have adjacent building entrances and is not scaled to pedestrians,



 140
 TOMORROW’S CORRIDOR: RETHINKING 71B




141
8/IMPLEMENTING THE PLAN


 Tomorrow’s Corridor is largely intended as a framework for private and public
  decision making, leading to a new vision for this important urban corridor. To
 this end, it’s approach is evolutionary, and is likely to be executed through
 many incremental decisions made by individuals – public officials, builders,
 developers, businesses, investors, and present and future residents. Although
 many of these decisions will be private, initiatives by the City of Fayetteville
 and community agencies and organizations can create the environment that
helps realize the vision of Corridor Urbanism along 71B. This chapter addresses
 those initiatives.




 142
 TOMORROW’S CORRIDOR: RETHINKING 71B


IMPLEMENTING THE PLAN responsibility. Specific priorities recommended by this plan include:
 • The College Avenue segment from North Street to Township Street,
 • Sidepath, probably on the east side of South School, between Cato
 Springs Road and MLK Boulevard.
The 71B corridor will inevitably change substantially during the next including the proposed street channel, sidewalks, the upgraded • Greenway and trail connection, including a new creek crossing, to link
twenty years and Tomorrow’s Corridor is designed to help provide unity Township intersection node, the Memorial Drive pedestrian the South School corridor directly to Walker Park and the Greenway.
and order to the large and small decisions that will accomplish that crossing, new lighting and streetscape features,and redesign of the
 • Reservation of right-of-way for parallel off-street paths with
change. Most of those decisions will be private. But initiatives taken by city Green Acres intersection with the Green Acres common on vacated
 development along College Avenue between North and Millsap.
and state government, public agencies, existing and proposed community right-of-way. This project will demonstrate the quality of the street
organizations, and the citizens of Fayetteville can both address important design and set the stage for future phases. REGULATING ENVIRONMENT
corridor issues and catalyze desirable private development. • Redesign of South School Street to three lanes with cycle/mobility
 • Implement the recommendations of the Regulating Plan in Chapter 7,
 track and continuous sidewalk/sidepath between Cato Springs and
During the year of this planning process, several important events and including converting to ordinance language as appropriate.
 the Mill District. This should be accomplished within the existing
initiatives have taken place. In March, 2019, the citizens of Fayetteville street section. This project should also include an upgraded
approved a major public improvement bond issue that includes significant
 DEVELOPMENT FOCUSES
 pedestrian crossing with pedestrian refuge median at or near 11th
funding for the College Avenue corridor. During the summer, 2019, the Street. • Work with owners of Evelyn Hills, Fiesta Square, and Northwest
City of Fayetteville and the Arkansas Department of Transportation Arkansas Mall to implement parking lot improvements, street
 • Reconfiguration of Archibald Yell with better pedestrian
successfully negotiated a transfer of jurisdiction of the existing 71B dedications where required, land use entitlements, and other actions
 accommodation and a signal at the South Street intersection.
corridor between the north and south Fulbright Expressway interchanges. necessary to increase utilization of these properties.
This provides the City with the complete authority to modify the affected • Redesign of the Archibald Yell/South College/Rock Street
South School, Archibald Yell, and College segments of the corridor. Finally, intersection. • Incorporate shared access, design assistance, and streetscape
development in the Mill District around MLK and South School took a major improvements into the College Avenue improvement project to
leap forward with announcement of redevelopment of the Co-op site on • Completion of the Appleby-Plainview collector between Fiesta Square support emergence of the Restaurant District between Sycamore and
the southwest corner as a mixed use residential/commercial project. These and Millsap. Township.
are all important steps toward realizing the Tomorrow’s Corridor concepts.
 • Completion of the Vantage-Sain connection between North Front • Assist owner with redevelopment of the Southgate site at 15th and
 Street and Joyce Boulevard. South School.
Looking ahead, the public and community implementation program
of initiatives for 71B resolves into six specific categories: Street • Negotiation with SWEPCO on alternatives and responsibilities
 ATTAINABLE HOUSING
Transportation, Trails and Pathways, Regulating Environment, for distribution system upgrades, coordinated with the corridor
Development Focuses, Attainable Housing, and Organizational improvement project. Options include burial of distribution lines; • Partner with the Fayetteville Housing Authority (FHA) to increase
Infrastructure. The following program divides these elements into Short- relocation of overhead lines off the main corridor, possibly using capacity with staff and capitalization to build both ownership and
Term (0-5 years), Medium-Term (5-10 years), and Long-Term components. the route of the future shared use path or adjacent streets; or pole rental housing designed for affordability to households with incomes
This breakdown is advisory only and should be viewed as flexible and replacement and other aesthetic improvements to the existing in the 60% to 100% of median household income range. Ensure that
able to accommodate and substitute other opportunities as they arise, overhead system in place. the FHA also has the ability to partner with developers to incorporate
including private development projects. affordable housing into mixed income developments.
 • Execute a comprehensive transit planning effort as described in
 Exhibit “A” of the Fayetteville City Council’s 71B resolution. • Explore methods to implement NWA Housing Report Action Item #4,
SHORT-TERM (0-5 YEARS) permitting the use of publicly owned land for housing production.
 • Complete detailed feasibility study, project design, and funding for
 • Assist with the acquisition and reuse of the “farm” north of the Evelyn
STREET TRANSPORTATION bus rapid transit (BRT) along the 71B corridor.
 Hills shopping center as a residential development geared toward
 moderate income urban families. Development may be an initial
• Design and construction of the Phase 1 improvement program TRAILS AND PATHWAYS
 project for the proposed CDC.
 for 71B. Phase 1 is primarily funded by proceeds of the 2019 bond
 • Upgrade of the on-street Poplar Street Bikeway between College • Work with FHA to develop the first phase of a residential “village”
 issue and funds from the negotiated transfer of the corridor to city
 Avenue and the Razorback Greenway.

 143
 • The College Avenue segment from Township Street to Millsap DEVELOPMENT FOCUSES
 Street, including the proposed street channel, sidewalks, the
 upgraded intersection nodes, and new lighting and streetscape • Work with owners of City Lumber, Vaughn Recycling, and Ozark Steel
 features. on site redesign to improve compatibility with redeveloping adjacent
 uses.
 • Possible incorporation of on-street parking as required by adjacent
 redevelopment along the South School corridor. • Incorporate shared access, design assistance, and streetscape
 • If required, permanent reconfiguration of Archibald Yell Boulevard, improvements into the College Avenue improvement project between
 assuming that the initial redesign was constructed as a pilot project. Township and Millsap.

 • Construction of east-west connections between College Avenue and • Complete full development of the University of Arkansas research
 parallel collectors. These potentially include Longview, Harold, and campus to South School and multi-family, campus related housing on
 Masonic. This includes possible land exchanges with North College the Cato Springs site on the east side of the corridor.
 auto dealerships to provide contiguous sites for the businesses and
 better cross street connectivity. ATTAINABLE HOUSING
Family-oriented townhomes in Richmond, CA • Construction of additional east-west connections between College • Continued development activities by the 71B Development
 and Green Acres Drive, including Colt and Colt Square. Corporation, with possible focuses on the “Sunbridge” site north of
 east of 7hills Homeless Center, targeted toward households who
 Township Street on the east side of College and proposed medium-
 are temporarily homeless and/or people and households in need of • Execution of a detailed transportation study and conceptual redesign density residential sites in the South School corridor.
 permanent supported housing . Such a project may adapt the “tiny of the north Fulbright interchange in cooperation with ArDOT and
 house” model utilized by Food and Shelter, Inc. in Norman, Oklahoma development of a conceptual design for funding in future phases. • Encourage eligible nonprofits to apply for state and federal grants to
 and similar projects. This project would serve a constituency different Initial studies are underway in 2019. A detailed study should evaluate increase supportive housing assistance.
 from Serve NWA’s New Beginnings project, which broke ground in performance of redesign alternatives with a full secondary circulation
 April, 2019 and is designed for unsheltered people. • Implement recommendations of the NWA Housing Report, including
 network in place, and should consider factors in addition to Level of
 creating a local finance program for new homes, enacting anti-
• Develop an incentive structure to encourage private development of Service in the analysis.
 displacement and housing preservation policies, and developing
 mixed income developments that could include financial incentives housing partnerships with major employers and key institutions to
 • Funding and construction document completion for redesign of the
 like TIF, assistance with site acquisition and development, density promote affordable development.
 north Fulbright/College access system.
 bonuses, and accelerated processing.

ORGANIZATIONAL INFRASTRUCTURE
 • Consolidate North College roadway on the west side of the current LONG-TERM (OVER 10 YEARS)
 corridor north of the Scull Creek Bridge
• Form a 71B business organization funded by a business improvement • Redesign and funding for the Fulbright interchange and surroundig
 • Place a bus rapid transit (BRT) service in operation along the 71B
 district that forms policy, executes marketing programs, and area.
 corridor.
 maintains public realm improvements.
 • Evaluate the results of this plan and update it for what is inevitably a
 TRAILS AND PATHWAYS new development and transportation environment.
MEDIUM-TERM (5-10 YEARS) • Complete other aspects of the transportation and trail development
 • Completion of the first phase of the path system between North and
 Township. programs.
STREET TRANSPORTATION
• Design and construction of the Phase 2 improvement program for 71B, • Continued reservation of right-of-way for parallel off-street paths with
 with funding provided by proceeds of a new bond issue or allocation development along College Avenue between North and Millsap.
 of other capital funds. Specific priorities recommended by this plan
 • Completion of Sublett Creek Trail to Poplar Street.
 include:


 144
 TOMORROW’S CORRIDOR: RETHINKING 71B


IMPLEMENTATION SUMMARY

 Short Medium Long
TRANSPORTATION • College Ave redesign, North to • College Ave redesign, Township to • Complete Fulbright interchange and
 Township Millsap regional access plan, with connection
AND STREET • South School reconfiguration • Continued South Scholl upgrade with to Mall Avenue.
ENVIRONMENT • Pilot Archibald Yell reconfiguration redevelopment • Complete other aspects of
 • College and Rock intersection • Permanent Archibald Yell reconfiguration transportation program.
 • Appleby-Plainview collector • East-west grid on North College • Consider future transit needs and
 • Vantage-Sain connection • Fulbright interchange alternatives study options in view of higher density
 • Resolution of overhead • North College lane consolidation and development.
 relocation/burial options and timing greenway near Lake • Redesign and funding for Fulbright
 • Execute a comprehensive transit • Operational BRT interchange area
 planning effort as described in Exhibit
 “A” to the 71B Resolution

TRAILS/PATHS • Poplar Bikeway upgrade • Phase one of North to Township • Complete shared use system of
 • South School sidepath connecting paths parallel connecting paths along
 • South School to Walker Park • ROW reservations with development, College Avenue
 connection Township to Millsap
 • Sublett Creek Trail

REGULATORY • Discuss recommendations/convert to • Evaluate and modify
 ordinance language


DEVELOPMENT • Major retail centers first stage • Site upgrades to major South School • Evaluate and modify land use and
 modifications businesses and industries development concepts relative to
FOCUSES • Restaurant District • Research Center area changing context and conditions.
 • Southgate redevelopment • Continued major centers development

ATTAINABLE • Fayetteville Housing Authority as major • Sunbridge development area • Continue and improve development
 development entity • Continued transitional development programs and make necessary
HOUSING • Moderate-income family housing on adjustments
 “farm” site
 • Transitional village to the east of Seven
 Hills Homeless Center
 • Incentive structure for “missing middle”
 housing



 145
A CONCLUDING NOTE We know that the ubiquitous commercial strip has an But these visions were unrealized until we took the small
 enormously high environmental footprint because of its steps necessary to create the foundation for Apollo 11 – the
We would like to begin this note with a word of thanks to exclusive reliance on motor vehicles, its dispersed and Mercury and Gemini missions that made the “giant leap”
everyone who has been involved in this planning process: inefficient single-use development pattern, its low ratio of possible. If this document will be seen as something like the
Fayetteville’s superb city staff, the Mayor, City Council, land actually used for human activity, and its high impact Mercury and Gemini missions that make ideas like the Transit
and Planning Commission; our Plan Advisory Committee on urban runoff and the quality of our streams. Yet, strip City scenario and other visions more possible, we will have
members; and members of the community who came to also has features that are indispensable to our daily lives achieved our goal.
meetings and workshops. completed surveys, talked to and economic health. This plan is all about recognizing the
 In conclusion, thank you for your trust in us and for your
us, and contributed to this document with their insights, importance of the 71B corridor and many of its existing
 partnership, support, criticism, and friendship. We are
support, and sometimes withering criticism, all of which features to the community while gradually making it more
 grateful to have the chance to think with you about the
made this plan better. Mostly, we thank all of you for your economically and environmentally sustainable.
 future of Fayetteville and the contribution that 71B, with its
complete dedication to the good and welfare of this great
 People have developed inspiring visions for the long-term memories and significance to the community, can make to
community. We hope that you find this document worthy of
 future of this corridor that we find compelling and inspiring. that future.
your trust.
 We hope that aspects of these visions can be realized
 - Martin Shukert
We knew this plan would be both a challenge and an some day. We also know that some people have criticized
opportunity to create something new – something that this plan as looking like only a first phase rather than a
would advance the future of Fayetteville and generate completed vision. To this, we plead guilty. In these times,
an idea that could be applied in other cities. Unlike many we have little idea of what the city and world might look like
planning projects, we had no preconceived idea or formula in thirty years. Our goal here is to take the things that we
about what this plan would look like in the end – or even if do know about and move them in a different and hopefully
there was an end in the sense that we normally think about more productive and achievable direction that will provide
planning documents. Like many of you, though, we believe a stronger foundation for people who will plan even more
that climate change presents an existential threat to us, our ambitious ideas in the future.
children, and our grandchildren. For us, it is an overriding
 On this 50th year of humankind’s first landing on the Moon,
mission to grapple with practical solutions in our cities that
 we turn to that analogy. For many decades before 1969,
can help move the needle in ways that respect the ways in
 people developed visions, wrote books, and produced
which people live, work, pray, and interact with their city.
 movies and shows about landing and settling on the Moon.
PROGRAMMING THE STREET
 SOUTH SCHOOL & COLLEGE AVENUES
 PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES

 STAKEHOLDER MEETINGS • Desire for an area for community style outdoor seating
 • Fewer driveways/curb cuts would improve trafficflow and safety
The RDG/Garver team was selected by the City of Fayetteville After meeting with City staff the RDG/Garver team conducted stakeholder
 interviews with property owners along the corridor. The interviews included: • Enhance lighting along College Avenue
to design the South School and College Avenues streetscape
project based on the 71B corridor plan completed by the same
 1. Review by the team of overarching concepts from the master planning phase.
 2. Introduction of the current project.
 SOUTH SCHOOL AVENUE
team. The streetscape project stretches from Cato Springs Rd • Do not change access
 3. Consultation with stakeholders of potential program ideas for the streetscape
 • The apartments planned for South Yard anticipates future on-street parking
to Martin Luther King Boulevard on South School Avenue and project. See list at the end of this document.
 • Poor lighting is an issue on this street
from North Street to Township Street along College Avenue. 4. Addressing and receiving input on a variety of issues including shared
 access, parking consolidation, amenities, outdoor dining spaces, and theming • Intersection of 11th and South School is crash-prone
The RDG/Garver team kicked off this phase of the project by opportunities. • Cars run into the tree at the Farmer’s Table with some frequency
conducting a walking tour along South School and College Stakeholders also provided information on their current parking, access and other • Look for opportunities for interfaces between bike/micro mobility network.
Avenues with City staff to review existing conditions. issues presented by the current street configurations. In general, stakeholders • ORT is not married to specific bus stop locations. Open to shifting things - but
 were positive about the project and supported improvements to the street and major boarding points are Seven Hills, the Research Park, and major intersections.
 sidewalk environments. Some key takeaways from the stakeholder meetings are A transit center with turnaround loop is desirable.
Comments from City staff from this walk follow: listed below: • Ozark Regional Transit would determine bus stop design. Far side installation is
 safest
 COLLEGE AVENUE • Build in flexibility for evolution to BRT. Eugene, OR is an example of such an
 • Walkability and micro-mobility should be the priority evolution
SOUTH SCHOOL AVENUE • Currently College prevents pulling any bike/ped/scooter traffic from the east to • South School Corridor-specific
• Make minimal improvements to the road section south of South 15th Street the Woodland Junior High School. • Any on-street bike facility should be carefully coordinated for safe operation with
• Adjust curbs in certain areas north of 15th Street to allow for streetscape • Dr. Slocum of Fayetteville Public Schools would prefer a trail and bicycle access buses
  improvements on the south side of the track if possible to a Poplar alignment. School district is • Preference for a multi-use a side path if possible – but open to the idea of either
• Reflect final plans for the Southyards apartment project at 7th and School interested in providing a trail easement over that part of its property. protected directional bike lanes or two-way cycle track on one side
• Consider extension of 7th Street to South School • The new streetscape should provide a safer place for walking and add more public • This could be the beginning of a more regional vision that extends the bike
• Preference for a shared use path over bike lanes. Budget constraints may transportation amenity infrastructure to West Fork and Greenland
  require retaining curbs in their present location. • Questions about location and overall use of medians
• Lane diet is appropriate along School but preferred north of 15th Street • Safety concerns for pedestrians crossing from the VA at Memorial Drive to Evelyn
• Openness to acquire R.O.W. to make certain areas “work” Hills Shopping Center. Concerns over short pedestrian signal cycles and visibility
• Add a curb to separate bikes and vehicles if a protected cycl;e track becomes • General concerns regarding the timing of the light at E Memorial Drive and College
  the most economically feasible option • Concerned about and general opposition to zoning changes
 • Overarching issue of College Avenue infrastructure. Necessary repairs or
COLLEGE AVENUE replacement of water lines should be coordinated with the streetscape project.
• The City is open to planting trees within sidewalk where there are constraints • Both interest and skepticism regarding branding that corridor of College
  inside the R.O.W. • The design should be flexible.
• Adjust curbs as necessary along College Avenue. • Support for flexible outdoor seating, with special interest in one centralized larger
• Concentrate transit structures/facilities at Poplar and College. Potential of area. Could also be a series of outdoor spaces.
  acquiring property to make this happen, if needed. • Considerable sign pollution
• Make bus stops more visible along the route without inhibiting flexibility. • Relocate overhead wires as feasible
• Improve crosswalk timing all along the College Avenue corridor. • Need to develop ideas to encourage easy pedestrian access between businesses
 • Dickson Street and entertainment district have traditionally been the focus of
 branding. It would be wonderful to have some focus on branding/beautification
 in this part of town. The area has been called Midtown in the past- not sure if
 that is a good branding or not. Would be great to have nice lights and decorative
 street banners as well as larger investment/draw to the area
 • This area is an emerging district
 • Maintaining accessibility during construction is very important
 • Connect a drive from Green Acres to College Avenue along Colt Drive
 or north of Mermaids

 2
 PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES

PROGRAM NORTH COLLEGE
SOUTH SCHOOL Roadway
 • Road section: Five 11’ travel lanes with 6’ tree lawn
Roadway and 6’ sidewalk. In constrained area between North
• Reallocation of right of way in certain locations to Memorial, 5’ concrete sidewalk and 1.5’ paver
• Road section: Three 11-12’ travel lanes with two-way cycle edge adjacent to the curb to help separate cars from
  track on west side pedestrians.
• On-street parking: located as needed along South School • Access management – driveway containment, identify
• Access management – driveway containment, identify parking areas for modification and general approach.
  parking areas for modification and general approach • Medians in locations where they do not impede turns into COLORED CONCRETE SIDEWALKS
• Pedestrian refuge medians at high demand crossings businesses
• Possible enhancement or higher visibility of entrance to • Intersection realignment at Green Acres Drive to create
  Reserach Park 90 degree intersection and green space; Colt Drive
 connection between Green Acres and College
Active Transportation • Intersection redesign – Poplar and College
• Bicycle facility: Two-way separated bicycle track on west side
 • Utilities: Bury or move above ground utilities to reduce
• Sidewalks: Five 6’ sidewalk behind the curb separated by
 visual clutter
  pavers or a minimum of six feet distance away from curb to
  allow for tree plantings. Back of curb sidewalks without edge Active Transportation
  buffer are acceptable adjacent to cycle track. • Sidewalks: Five 6’ sidewalk behind the curb separated by
• Colored concrete crosswalks at pedestrian crossings pavers or a minimum of six feet of distance away from
• 11th Street and South School – Modify alignment of 11th curb to allow for tree plantings.
  Street and South School and modify parking to allow for safer • Connection of Poplar Bikeway and future Sublett Creek Trail EXISTING OVERHEAD UTILITY LINES LIGHTING
  vehicular traffic, pedestrian and bicycle mobility. • Colored concrete crosswalks at pedestrian crossings
• Redesign of 11th Street strip center parking lot for improved Environment/Sustainability
  safety and sidewalk continuity • Green Acres greenspace – reuse of vacated
• Transit- Locate bus shelters where appropriate. right-of-way for stormwater BMP’s and open space
Environment • Daylight Sublett Creek east of College and Poplar
• Stormwater management – Locate stormwater management to allow for stormwater management.
  BMP’s where appropriate • Use long lasting materials and LED lighting along
• Use long lasting materials and LED lighting along South South School
  School • Plant native and adaptive species of street trees
• Plant native and adaptive species of street trees Districts
Enhancements • Restaurant District: district organization with shared
• Denote districts along South School with integrated art access, interconnected parking and pedestrian access, STREET TREES RETAINING WALLS
• Integrate art to denote bicycle and pedestrian crossings. branding, graphics, amenities, outdoor eating
• New lighting and poles Enhancements
• Provide new street trees and landscaping along the corridor • Public Spaces: Green Acres, Sublett Drainage, Poplar Trailhead
  where space allows. • Provide opportunities for art in public spaces
• Provide decorative fencing where there is no buffer between • Denote restaurant district along College Avenue with
  sidewalk and parking lots. integrated art and branding. Parking lot interconnection
 where possible
 • New Lighting and Poles
 • Provide new street trees and landscaping along the
 corridor where space allows.
 • Provide decorative fencing where there is no buffer
 between sidewalk and parking lots. DECORATIVE FENCING DISTRICT BRANDING
 3
 PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES

INTEGRATING ART ALONG THE CORRIDOR
The 71B corridor master plan discussed the proven role that public art can play in
creating meaningful places along the street. Consequently, it should be a major
part of the 71B development program. Potential art installations along the South
School and College Avenue streetscapes include:
 • District gateways. These define the edges and themes of identifiable districts
 along the street, such as the University of Arkansas research campus and the
 emerging Mill District along South School and the Restaurant District along
 College north of Township. Integrated public art could be used to reflect local
 history, bring attention to specific sites and highlight local artists.
 • Bus shelters. At special intersections such as transit stops, art and function can DISTRICT GATEWAY DISTRICT GATEWAY MAJOR ART INSTALLATION
 be combined with thematically designed shelters.
 • Pedestrian and Trail crossings. Major pedestrian intersections such as
 the Greenway and Town Branch Trail crossings can be marked by placemaking
 elements that also increase safety and visibility. Similar treatments can be used to
 enhance safety at defined pedestrian crossings away from street intersections.
 • Open spaces such as those envisioned with a redesign of the Green Acres
 drive intersection, the gathering space at Poplar and College Avenue provide
 possibilities for major art installations.




 BUS SHELTER BUS SHELTER MAJOR ART INSTALLATION DISTRICT GATEWAY




 DISTRICT GATEWAY DISTRICT GATEWAY DISTRICT GATEWAY




 DISTRICT GATEWAY MAJOR ART INSTALLATION
 4
 PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES

STORMWATER MANAGEMENT BMP’S
There will be opportunities along the corridors to incorporate stormwater management best management practices (BMP’s).
BMPS are structural, vegetative or managerial practices used to treat, prevent or reduce water pollution. This adds another
layer of sustainability to the corridor. Some of the BMP’s would include bioretention gardens, raingardens, porous pavements
or water quality inlets.




GATHERING SPACES AND TRAILHEADS
There may be an opportunity to create gathering spaces and a trail head at the Poplar and College Avenue intersection. The
gathering space could serve as an area for people to bring there take out meals from the restaurant district or serve as a space
for community or district events. The trailhead would be associated with the proposed Sublett creek trail. This would include
a parking lot and open space with picnic tables, benches and other amenities. The gathering space and trail head would also
be areas to incorporate public art.




 5
 PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES

SOUTH SCHOOL SECTIONS




EXISTING SOUTH SCHOOL CONDITION SOUTH SCHOOL AVENUE – TYPICAL SECTION
Five-lane configuration looking north from Town Branch Creek bridge The desirable typical section provides a three-lane section with two-way protected cycle track on the west side, separated
 by a buffer delineated with surface mounted rumble strips and raised pavement markers, consistemnt with the treatment
 planned for Archibald Yell. The buffer ranges from 4’ to 14’ with the ability to accommodate on-street parking where the
 demand exists. Sidewalk with is 5’ minimum (6’ preferred), set back 5 to 6’ from the back of curb.




SOUTH SCHOOL AVENUE – PARKING SOUTH SCHOOL AVENUE - CONSTRAINED SECTION
The illustration above shows the buffer modified to provide on-street parking. This section pertains to areas with In some sections, a constrained right of way or topography makes a sidewalk setback difficult. In these situations, a back of
demonstrated demand for on-street parking. The wider buffer can be modified over time to provide on-street parking curb sidewalk is most acceptable adjacent to the cycle track. Other options include adjustment of the curb line with reduction
that supports future rredevelopment projects. of the buffer between the cycletrack and travel lanes; or acquisition of a strip of right of way to permit a sidewalk setback.


 6
 PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES


 MLK J
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 A NT
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S. SCHOOL AVENUE - DIAGRAM QUADRANT OVERVIEW NORTH



 7
 PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES


 TWO-WAY CYCLE
 TRACK W/ BUFFER



 PLANTED MEDIAN
 + INTEGRATED ART

 COLORED CONC.
 W. RE
 SEARC CROSSWALK
 H CEN W. 19
 TER B TH ST.
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 W. C ER DR
 ATO MERGE W/ TRAIL .
 SPRIN PLANTED MEDIAN +
 GS R
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 REALIGNMENT

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 ST.




S. SCHOOL AVENUE - QUADRANT 01 ROADWAY BUFFER AND/OR COLORED CONCRETE
 ADJUSTMENTS ON-STREET PARKING  CROSSWALKS
 PEDESTRIAN
 CIRCULATION
 TWO-WAY
 CYCLE TRACK NORTH



 8
 PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES




 W. 15
 T H ST.
 CYCLE TRACK
 SALV AND BUFFER COLORED CONC.
 ATIO
 TOWN BRANCH N LN. CROSSWALKS
 CREEK
 INTEGRATED ART
 OPPORTUNITY

 EXISTING TOWN ON-STREET
 BRANCH TRAIL PARKING W/ BUFFER


 INTEGRATED ART
 ON-STREET
 OPPORTUNITY
 PARKING W/ BUFFER

 EXISTING TOWN
 BRANCH TRAIL
 STREET TREES



 PEDESTRIAN
 REFUGE MEDIAN

 MODIFIED
 STREET SECTION W. 19
 TH ST.




S. SCHOOL AVENUE - QUADRANT 02 ROADWAY BUFFER AND/OR COLORED CONCRETE
 ADJUSTMENTS ON-STREET PARKING  CROSSWALKS
 PEDESTRIAN
 CIRCULATION
 TWO-WAY
 CYCLE TRACK NORTH



 9
 PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES

 W. 11
 TH ST.


 PARKING LOT
 E IMPROVEMENTS
 VE AV
 N A SW
 DUN PEDESTRIAN
 ON-STREET REFUGE MEDIAN
 PARKING W/ BUFFER
 W. 13
 TH ST.

 ON-STREET STREET TREES
 PARKING W/ BUFFER



 CYCLE TRACK MODIFIED
 AND BUFFER STREET SECTION


 CYCLE TRACK MERGES
 WITH CROSSWALK



 W. 15
 TH ST.

 COLORED CONCRETE
 CROSSWALKS



S. SCHOOL AVENUE - QUADRANT 03 ROADWAY BUFFER AND/OR COLORED CONCRETE
 ADJUSTMENTS ON-STREET PARKING  CROSSWALKS
 PEDESTRIAN
 CIRCULATION
 TWO-WAY
 CYCLE TRACK NORTH



 10
 PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES




 MLK
 JR. B
 EXISTING LVD
 FUTURE
 FRISCO TRAIL TWO-WAY CYCLE
 HOUSING
 TRACK W/ BUFFER

 W. 7T
 H ST.
 EXISTING TRAIL
 MODIFIED
 CROSSING
 STREET SECTION
 .
 AVE
 T
 STREET TREES CUS
 LO
 S.
 STORMWATER
 MANAGEMENT
 W. 9T
 H ST.


 PEDESTRIAN
 REFUGE MEDIAN


 ON-STREET PARKING AND TANGLEWOOD
 BUFFER AT CYCLE TRACK BRANCH CREEK




S. SCHOOL AVENUE - QUADRANT 04 ROADWAY BUFFER AND/OR COLORED CONCRETE
 ADJUSTMENTS ON-STREET PARKING  CROSSWALKS
 PEDESTRIAN
 CIRCULATION
 TWO-WAY
 CYCLE TRACK
 STORMWATER
 MANAGEMENT NORTH



 11
 PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES

COLLEGE AVENUE SECTIONS




COLLEGE AVENUE – EXISTING
Illustration shows existing five-lane section with back of curb sidewalk.
Sidewalks are intermittent and vary in width and setback.




COLLEGE AVENUE - NORTH TO MEMORIAL DRIVE COLLEGE AVENUE – MEMORIAL DRIVE TO TOWNSHIP
College Avenue travel lanes are reduced to 11 feet, providing extra width between curb and property line. Topographic Typical College Avenue section provides 5 11’ lanes, with a desirable 6’ sidewalk setback (4’ minimum for short distances) and
limitations require back of curb sidewalks, with a 1.5’ paver buffer and 5.5’ sidewalk width. Medians can be prov ided in some 6’ to 6.5’ sidewalk width. Wider sidewalk setback provides adequate space for street trees.
locations along this segment.

 12
 PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES

 E. TOW
 NSHIP
 ST.
 RO
 AD
 04
 AC
 RE A  NT
 S
 D R
 GR
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 QU A
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 E. POPL
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 A  NT
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 AMOR
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 0 2
 CENTER
 A NT
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 QU A



 0  1
 N T E. ABS
 D RA HIER D
 RIVE EVELYN HILLS
 QUA SHOPPING MALL

 E. NOR
 TH STR
 EET




COLLEGE AVENUE - DIAGRAM QUADRANT OVERVIEW NORTH



 13
 PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES




 COLORED CONCRETE
 CROSSWALKS
 STREET TREES
 E. MEM
 ORIAL
 DR.


 STREET TREES
 PLANTED MEDIAN


 E. ABSHI
 ER DR.
 PLANTED MEDIAN
 E. OA
 KWOO
 D ST.


 MODIFIED
 STREET SECTION COLORED CONCRETE
 CROSSWALKS E.
 AV
 ON
 GT
 E. NORTH H IN
 ST. AS
 N.W

 COLORED CONCRETE
 CROSSWALKS




COLLEGE AVENUE - QUADRANT 01 ROADWAY
 ADJUSTMENTS
 COLORED CONCRETE
 CROSSWALKS
 PEDESTRIAN
 CIRCULATION
 PROPOSED
 GREENSPACE
 STORMWATER
 MANAGEMENT NORTH



 1
 PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES




 PLANTED MEDIAN
 + INTEGRATED ART
 E. SYCAM
 ORE ST.



 COLORED CONCRETE
 STREET TREES CROSSWALKS




 MODIFIED
 STREET SECTION
 E. NATUR
 AL WAY




 E. MEM
 ORIAL D
 R.

 COLORED CONCRETE
 CROSSWALKS




COLLEGE AVENUE - QUADRANT 02 ROADWAY
 ADJUSTMENTS
 COLORED CONCRETE
 CROSSWALKS
 PEDESTRIAN
 CIRCULATION
 PROPOSED
 GREENSPACE
 STORMWATER
 MANAGEMENT NORTH



 2
 PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES




 RD.
 AC
 RE PLANTED MEDIAN
 S
 N + INTEGRATED ART
 GR
 EE
 E. POPLA
 R ST. POTENTIAL
 GATHERING SPACE INTEGRATED ART
 OPPORTUNITY

 TRAILHEAD
 PARKING LOT


 ROADWAY
 REALIGNMENT
 STORMWATER
 STORMWATER MANAGEMENT
 MANAGEMENT + POTENTIAL
 ART OPPORTUNITY GATHERING SPACE




 PLANTED MEDIAN
 + INTEGRATED ART




COLLEGE AVENUE - QUADRANT 03 ROADWAY
 ADJUSTMENTS
 COLORED CONCRETE
 CROSSWALKS
 PEDESTRIAN
 CIRCULATION
 PROPOSED
 GREENSPACE
 STORMWATER
 MANAGEMENT NORTH



 3
 PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES




 E. TOWN
 SHIP ST.




 D. E. COLT D E. COLT DR.
 ES R. EXTENSION
 R
 ACR
 EN STREET TREES
  GRE




 MODIFIED
 STREET SECTION PLANTED MEDIAN
 + INTEGRATED ART




COLLEGE AVENUE - QUADRANT 04 ROADWAY
 ADJUSTMENTS
 COLORED CONCRETE
 CROSSWALKS
 PEDESTRIAN
 CIRCULATION
 PROPOSED
 GREENSPACE
 STORMWATER
 MANAGEMENT NORTH



 4
 PROGRAMMING THE STREET: SOUTH SCHOOL & COLLEGE AVENUES

PROGRAMMING COST OPINION
 COLLEGE AVENUE
 Streetscape - Within ROW
 Utilities - Bury or Relocate Utility Lines $5,068,210 or $1,900,562
 Lighting $648,000
 Roadway - including removals $6,388,000
 Hardscape - sidewalks, pavers behind curbs, retaining walls, color concrete crosswalks $707,000
 Landscaping $435,500
 Site Amenities - Bus Shelters, Benches, Trash Receptacles, Bike Racks $453,000
 10% General Conditions, 20% Contingency, Design and Survey $3,935,964
 STREETSCAPE WITHIN ROW TOTAL: $12,567,464 Utility burial or relocation costs not included

 Streetscape - Outside of ROW
 Parking Lot Improvements $2,462,300
 E Colt Dr. Extension $805,700
 Public Spaces at Poplar and College $642,700
 Integrated Art $500,000
 10% General Conditions, 20% Contingency, and Design $2,261,043
 STREETSCAPE - OUTSIDE OF ROW TOTAL: $6,671,743


 SOUTH SCHOOL
 Streetscape - Within ROW
 Utilities - Bury or Relocate Utility Lines $4,010,723 or $1,455,961
 Lighting $544,000
 Roadway - including removals $1,817,000
 Hardscape - sidewalks, pavers behind curbs, retaining walls, color concrete crosswalks $413,800
 Landscaping $131,800
 Site Amenities - Bus Shelters, Benches, Trash Receptacles, Bike Racks $390,200
 General Conditions, Contingency, and Design $1,503,341
 STREETSCAPE WITHIN ROW TOTAL: $4,800,141 Utility burial or relocation costs not included

 Streetscape - Outside of ROW
 Parking Lot Improvements $327,600
 7th St. Extension $258,800
 Integrated Art $200,000
 10% General Conditions, 20% Contingency, and Design $402,637
 STREETSCAPE - OUTSIDE OF ROW TOTAL: $1,189,037




 5
 CITY COUNCIL MEMO
 2025-1291


MEETING OF JULY 29, 2025
TO: Mayor Rawn and City Council
THRU: Chris Brown, Public Works Director
 Keith Macedo, Chief of Staff
FROM: Kenneth Patterson, Federal Aid Project Manager
SUBJECT: S. School Ave. - Design Agreement with I & S Group, Inc. (ISG)


RECOMMENDATION:
Staff recommends approval of the agreement with ISG in the amount of $287,000 for design phase services
(Conceptual) for the S. School Ave. (15th St. to MLK Blvd.) Safe Streets and Roads for All Project and approval
of a budget adjustment, pursuant to RFQ 25-01, Selection #9.

BACKGROUND:
The School Avenue and College Avenue Corridors serve as the major north-south route through the central
part of the city and are major commercial and retail destinations. Maintaining and improving the corridors will
allow them to continue to serve mobility needs, and to continue to develop/redevelop as commercial corridors.

Improvements to these corridors will include striping, widening and/or narrowing of the roadway, utility
relocation (including burial of overhead utilities), sidewalk/trail installation, accommodations for transit systems,
elimination or reconfiguration of driveways, additional traffic signals, medians, plazas, art installations, lighting,
wayfinding, protected intersections, parking, and other corridor improvements to be identified in the design
process.

The starting point for corridor designs is the 71B Corridor Plan that was completed by RDG Planning. The
goals and aspirations of the Plan continue to be implemented to the greatest extent possible through the limits
of project segments selected for design and construction, which includes S. School Ave. between Cato Springs
Rd. and Martin Luther King, Jr. Blvd. As stated above, this recommendation regards the segment from 15th St.
to Martin Luther King, Jr. Blvd.

On December 4, 2024, Resolution 301-24 was approved to accept federal aid funding in the amount of
$25,000,000 from the U.S. Department of Transportation's Federal Highway Administration through the Safe
Streets and Roads for All (SS4A) Program. This funding supports five construction projects with a focus on
safety, and this project is among them.

On May 6, 2025, a selection committee composed of City of Fayetteville staff selected ISG, Inc., for design
phase services for this segment of S. School Ave, pursuant to RFQ 25-01, Selection 9.

DISCUSSION:
The scope of services for this phase of design includes survey, environmental review, traffic study, and

Mailing address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
conceptual design. The project limits are S. School Ave. from W. 15th St. to W. Martin Luther King, Jr. Blvd.,
including the functional areas of the intersections. The reconstruction may include enhancements to pedestrian
infrastructure, bicycle infrastructure, landscaping, hardscaping, streets, intersections, drainage systems, water
systems, sanitary sewer systems, and access control. A subsequent contract will be negotiated after the scope
of the improvements is developed in the study and conceptual design phase.

BUDGET/STAFF IMPACT:
The City has been awarded federal funding for this project through the Safe Streets and Roads for All (SS4A)
Program, as approved by Resolution 301-24. The $287,000 cost in this proposal is for conceptual design
services. The final design process and budget will be submitted for the City’s review and approval at a future
date. Funding for the contract amount is as follows:

SS4A Program: $214,179
Transportation Bond Program: $72,821

ATTACHMENTS: 3. Staff Review Form, 4 Budget Adjustment, 5. Agreement, 6. Appendix B Supplement, 7.
School Ave Fee by Unit




Mailing address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
 City of Fayetteville, Arkansas 113 West Mountain Street
 Fayetteville, AR 72701
 (479) 575-8323
 Legislation Text


File #: 2025-1291

A RESOLUTION TO AUTHORIZE AN AGREEMENT WITH I & S GROUP, INC. FOR
DESIGN PHASE SERVICES FOR THE SOUTH SCHOOL AVENUE SAFE STREETS AND
ROADS FOR ALL PROJECT IN THE AMOUNT OF $287,000.00, AND TO APPROVE A
BUDGET ADJUSTMENT

WHEREAS, the School Avenue and College Avenue Corridors serve as the major north-south route
through the central part of the city and are major commercial and retail destinations; and

WHEREAS, on December 4, 2024, City Council approved Resolution 301-24 to accept federal aid
funding in the amount of $25,000,000.00 from the U.S. Department of Transportation’s Federal
Highway Administration through the Safe Streets and Roads for All Program to fund improvements to
these corridors; and

WHEREAS, the scope of services for this phase of design includes survey, environmental review,
traffic study, and conceptual design for improvements to a segment of South School Avenue.

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
FAYETTEVILLE, ARKANSAS:

Section 1: That the City Council of the City of Fayetteville, Arkansas hereby authorizes Mayor Rawn to
sign an agreement with I & S Group, Inc. for design phase services for the South School Avenue Safe
Streets and Roads for All Project in the amount of $287,000.00 pursuant to RFQ 25-01, Selection 9.

Section 2: That the City Council of the City of Fayetteville, Arkansas hereby approves a budget
adjustment, a copy of which is attached to this Resolution.




 Page 1
 City of Fayetteville Staff Review Form

 2025-1188
 Item ID
 8/5/2025
 City Council Meeting Date - Agenda Item Only
 N/A for Non-Agenda Item

 Kenneth Patterson 7/11/2025 ENGINEERING (621)
 Submitted By Submitted Date Division / Department
 Action Recommendation:
 Staff recommends approval of the agreement with I & S Group, Inc. (ISG) in the amount of $287,000 for design
 phase services (Conceptual) for the S. School Ave. (15th St. to MLK Blvd.) Safe Streets and Roads for All Project and
 approval of a budget adjustment.




 Budget Impact:
 2235.900.9222-5860.02 Safe Streets & Roads Grant
 4702.860.7235-5860.02 Streets Project (2019/2022/2024 Bonds)
 Account Number Fund
 32401.9222 Safe Streets & Roads Grant
 46020.7235.9222 Street Bonds - Safe Streets & Roads - School St
 Project Number Project Title

 Budgeted Item? Yes Total Amended Budget $ 34,500,000.00
 Expenses (Actual+Encum) $ 11,358,472.00
 Available Budget $ 23,141,528.00
 Does item have a direct cost? Yes Item Cost $ 287,000.00
 Is a Budget Adjustment attached? Yes Budget Adjustment $ -
 Remaining Budget $ 22,854,528.00


 V20221130
Purchase Order Number: Previous Ordinance or Resolution # 301-24

Change Order Number: Approval Date:

Original Contract Number:

Comments:
City of Fayetteville, Arkansas - Budget Adjustment (Agenda)
 Budget Year Division Adjustment Number
 ENGINEERING (621)
 /Org2
 2025 Requestor: Kenneth Patterson
BUDGET ADJUSTMENT DESCRIPTION / JUSTIFICATION:
 Staff recommends approval of the agreement with I & S Group, Inc. (ISG) in the amount of $287,000 for design phase
 services (Conceptual) for the S. School Ave. (15th St. to MLK Blvd.) Safe Streets and Roads for All Project and approval
 of a budget adjustment.




 COUNCIL DATE: 8/5/2025
 ITEM ID#: 2025-1188
 Holly Black
 7/11/2025 3:27 PM
 Budget Division Date

 TYPE:
 D - (City Council)
 JOURNAL #:

 GLDATE:
 RESOLUTION/ORDINANCE CHKD/POSTED: /
 TOTAL - - v.2025617

 Increase / (Decrease) Project.Sub#
 Account Number Expense Revenue Project Sub.Detl AT Account Name
 GLACCOUNT EXPENSE REVENUE PROJECT SUB AT DESCRIPTION X
2235.900.9220-5899.00 (214,179) - 32401 9220 EX Unallocated - Budget
2235.900.9222-5860.02 214,179 - 32401 9222 EX Capital Prof Svcs - Engineering/Architectural
2235.900.9220-4309.00 - (214,179) 32401 9220 RE Federal Grants - Capital
2235.900.9222-4309.00 - 214,179 32401 9222 RE Federal Grants - Capital

4702.860.7999-5899.00 (72,821) - 46020 7999 EX Unallocated - Budget
4702.860.7235-5860.02 72,821 - 46020 7235.9222 EX Capital Prof Svcs - Engineering/Architectural
 - -
 - -
 - -
 - -
 - -
 - -
 - -
 - -
 - -
 - -
 - -




 C:\Users\sdotson\Desktop\New folder (2)\4 Budget Adjustment 1 of 1
 AGREEMENT
 For
 PROFESSIONAL ENGINEERING SERVICES
 Between
 CITY OF FAYETTEVILLE, ARKANSAS
 And
 I & S Group, Inc.


THIS AGREEMENT is made as of , 2025, by and between City of Fayetteville,
Arkansas, acting by and through its Mayor (hereinafter called CITY OF FAYETTEVILLE) and I & S
Group, Inc. (hereinafter called ENGINEER).

CITY OF FAYETTEVILLE from time to time requires professional engineering services in connection
with the evaluation, design, and/or construction supervision of capital improvement projects. Therefore,
CITY OF FAYETTEVILLE and ENGINEER in consideration of their mutual covenants agree as follows:

ENGINEER shall serve as CITY OF FAYETTEVILLE’s professional engineering consultant in those
assignments to which this Agreement applies, and shall give consultation and advice to CITY OF
FAYETTEVILLE during the performance of ENGINEER’s services. All services shall be performed under
the direction of a professional engineer registered in the State of Arkansas and qualified in the particular
field.

SECTION 1 - AUTHORIZATION OF SERVICES

1.1 Services on any assignment shall be undertaken only upon written Authorization of CITY OF
 FAYETTEVILLE and agreement of ENGINEER

1.2 Assignments may include services described hereafter as Basic Services or as Additional
 Services of ENGINEER.

1.3 Changes, modifications or amendments in scope, price or fees to this contract shall not be
 allowed without a formal contract amendment approved by the Mayor and the City Council in
 advance of the change in scope, costs, fees, or delivery schedule.

SECTION 2 - BASIC SERVICES OF ENGINEER

2.1 Perform professional services in connection with the Project as hereinafter stated.

2.1.1 The Scope of Services to be furnished by ENGINEER during the Project is included in
 Appendix A attached hereto and made part of this Agreement.

2.2 ENGINEER shall coordinate their activities and services with the CITY OF
 FAYETTEVILLE. ENGINEER and CITY OF FAYETTEVILLE agree that ENGINEER
 has full responsibility for the engineering services.

SECTION 3 - RESPONSIBILITIES OF CITY OF FAYETTEVILLE

3.1 CITY OF FAYETTEVILLE shall, within a reasonable time, so as not to delay the services of
 ENGINEER:



ISG Contract – Professional Engineering Services 1 6/24/2025
3.1.1 Provide full information as to CITY OF FAYETTEVILLE’s requirements for the Project.

3.1.2 Assist ENGINEER by placing at ENGINEER’s disposal all available information
 pertinent to the assignment including previous reports and any other data relative thereto.

3.1.3 Assist ENGINEER in obtaining access to property reasonably necessary for ENGINEER
 to perform his services under this Agreement.

3.1.4 Examine all studies, reports, sketches, cost opinions, proposals, and other documents
 presented by ENGINEER and render in writing decisions pertaining thereto.

3.1.5 Provide such professional legal, accounting, financial, and insurance counseling services
 as may be required for the Project.

3.1.6 The City Engineer is the CITY OF FAYETTEVILLE’s project representative with respect
 to the services to be performed under this Agreement. The City Engineer shall have
 complete authority to transmit instructions, receive information, interpret and define
 CITY OF FAYETTEVILLE’s policies and decisions with respect to materials, equipment,
 elements and systems to be used in the Project, and other matters pertinent to the services
 covered by this Agreement.

3.1.7 CITY OF FAYETTEVILLE and/or its representative will review all documents and
 provide written comments to ENGINEER in a timely manner.

SECTION 4 - PERIOD OF SERVICE

4.1 This Agreement will become effective upon the first written notice by CITY OF
 FAYETTEVILLE authorizing services hereunder.

4.2 The provisions of this Agreement have been agreed to in anticipation of the orderly progress
 of the Project through completion of the services stated in the Agreement. ENGINEER will
 proceed with providing the authorized services immediately upon receipt of written
 authorization from CITY OF FAYETTEVILLE. Said authorization shall include the scope of
 the services authorized and the time in which the services are to be completed. The anticipated
 schedule for this project is included as Appendix A.

SECTION 5 - PAYMENTS TO ENGINEER

5.1 The maximum not-to-exceed amount authorized for this Agreement shall be based upon on
 an Hourly basis as described in Appendix B.

5.2 Statements

5.2.1 Monthly statements for each calendar month shall be submitted to CITY OF
 FAYETTEVILLE or such parties as CITY OF FAYETTEVILLE may designate for
 professional services consistent with ENGINEER’S normal billing schedule. Once
 established, the billing schedule shall be maintained throughout the duration of the
 Project.

 Applications for payment shall be made in accordance with a format to be developed by
 ENGINEER and as approved by CITY OF FAYETTEVILLE. Applications for payment shall
 be accompanied each month by the updated project schedule as the basis for determining the


ISG Contract – Professional Engineering Services 2 6/24/2025
 value earned as the work is accomplished. Final payment for professional services shall be
 made upon CITY OF FAYETTEVILLE’s approval and acceptance with the satisfactory
 completion of the study and report for the Project.

5.3 Payments

5.3.1 All statements are payable upon receipt and due within thirty (30) days. If a portion of
 ENGINEER’s statement is disputed by CITY OF FAYETTEVILLE, the undisputed
 portion shall be paid by CITY OF FAYETTEVILLE by the due date. CITY OF
 FAYETTEVILLE shall advise ENGINEER in writing of the basis for any disputed
 portion of any statement. CITY OF FAYETTEVILLE will make reasonable effort to pay
 invoices within 30 days of date the invoice is approved, however, payment within 30 days
 is not guaranteed.

5.4 Final Payment

5.4.1 Upon satisfactory completion of the work performed under this Agreement, as a condition
 before final payment under this Agreement, or as a termination settlement under this
 Agreement, ENGINEER shall execute and deliver to CITY OF FAYETTEVILLE a
 release of all claims against CITY OF FAYETTEVILLE arising under or by virtue of this
 Agreement, except claims which are specifically exempted by ENGINEER to be set forth
 therein. Unless otherwise provided in this Agreement or by State law or otherwise
 expressly agreed to by the parties to this Agreement, final payment under this Agreement
 or settlement upon termination of this Agreement shall not constitute a waiver of CITY
 OF FAYETTEVILLE’s claims against ENGINEER or his sureties under this Agreement
 or applicable performance and payment bonds, if any.

SECTION 6 - GENERAL CONSIDERATIONS

6.1 Insurance

6.1.1 During the course of performance of these services, ENGINEER will maintain (in
 United States Dollars) the following minimum insurance coverages:

 Type of Coverage Limits of Liability
 Workers’ Compensation Statutory
 Employers’ Liability $500,000 Each Accident

 Commercial General Liability
 Bodily Injury and $1,000,000 Combined Single Limit
 Property Damage

 Automobile Liability:
 Bodily Injury and $1,000,000 Combined Single Limit
 Property Damage

 Professional Liability Insurance $1,000,000 Each Claim

 ENGINEER will provide to CITY OF FAYETTEVILLE certificates as evidence of the
 specified insurance within ten days of the date of this Agreement and upon each renewal
 of coverage.



ISG Contract – Professional Engineering Services 3 6/24/2025
6.1.2 CITY OF FAYETTEVILLE and ENGINEER waive all rights against each other and their
 officers, directors, agents, or employees for damage covered by property insurance during
 and after the completion of ENGINEER’s services.

6.2 Professional Responsibility

6.2.1 ENGINEER will exercise reasonable skill, care, and diligence in the performance of
 ENGINEER’s services and will carry out its responsibilities in accordance with
 customarily accepted professional engineering practices. CITY OF FAYETTEVILLE
 will promptly report to ENGINEER any defects or suspected defects in ENGINEER’s
 services of which CITY OF FAYETTEVILLE becomes aware, so that ENGINEER can
 take measures to minimize the consequences of such a defect. CITY OF
 FAYETTEVILLE retains all remedies to recover for its damages caused by any
 negligence of ENGINEER.

6.3 Cost Opinions and Projections

6.3.1 Cost opinions and projections prepared by ENGINEER relating to construction costs and
 schedules, operation and maintenance costs, equipment characteristics and performance,
 and operating results are based on ENGINEER’s experience, qualifications, and judgment
 as a design professional. Since ENGINEER has no control over weather, cost and
 availability of labor, material and equipment, labor productivity, construction
 Contractors’ procedures and methods, unavoidable delays, construction Contractors’
 methods of determining prices, economic conditions, competitive bidding or market
 conditions, and other factors affecting such cost opinions or projections, ENGINEER does
 not guarantee that actual rates, costs, performance, schedules, and related items will not
 vary from cost opinions and projections prepared by ENGINEER.

6.4 Changes

6.4.1 CITY OF FAYETTEVILLE shall have the right to make changes within the general scope
 of ENGINEER’s services, with an appropriate change in compensation and schedule only
 after Fayetteville City Council approval of such proposed changes and, upon execution of
 a mutually acceptable amendment or change order signed by the Mayor of the CITY OF
 FAYETTEVILLE and the duly authorized officer of ENGINEER.

6.5 Termination

6.5.1 This Agreement may be terminated in whole or in part in writing by either party in the
 event of substantial failure by the other party to fulfill its obligations under this Agreement
 through no fault of the terminating party, provided that no termination may be effected
 unless the other party is given:

6.5.1.1 Not less than ten (10) calendar days written notice (delivered by certified mail, return
 receipt requested) of intent to terminate,

6.5.1.2 An opportunity for consultation with the terminating party prior to termination.

6.5.2 This Agreement may be terminated in whole or in part in writing by CITY OF
 FAYETTEVILLE for its convenience, provided that ENGINEER is given:
6.5.2.1 Not less than ten (10) calendar days written notice (delivered by certified mail, return



ISG Contract – Professional Engineering Services 4 6/24/2025
 receipt requested) of intent to terminate,

6.5.2.2 An opportunity for consultation with the terminating party prior to termination.

6.5.3 If termination for default is effected by CITY OF FAYETTEVILLE, an equitable
 adjustment in the price provided for in this Agreement shall be made, but

6.5.3.1 No amount shall be allowed for anticipated profit on unperformed services or other
 work,

6.5.3.2 Any payment due to ENGINEER at the time of termination may be adjusted to cover
 any additional costs to CITY OF FAYETTEVILLE because of ENGINEER’s default.

6.5.4 If termination for default is effected by ENGINEER, or if termination for convenience is
 effected by CITY OF FAYETTEVILLE, the equitable adjustment shall include a
 reasonable profit for services or other work performed. The equitable adjustment for any
 termination shall provide for payment to ENGINEER for services rendered and expenses
 incurred prior to the termination, in addition to termination settlement costs reasonably
 incurred by ENGINEER relating to commitments which had become firm prior to the
 termination.

6.5.5 Upon receipt of a termination action under Paragraphs 6.5.1 or 6.5.2 above, ENGINEER
 shall:

6.5.5.1 Promptly discontinue all affected work (unless the notice directs otherwise),

6.5.5.2 Deliver or otherwise make available to CITY OF FAYETTEVILLE all data, drawings,
 specifications, reports, estimates, summaries and such other information and materials
 as may have been accumulated by ENGINEER in performing this Agreement, whether
 completed or in process.

6.5.6 Upon termination under Paragraphs 6.5.1 or 6.5.2 above CITY OF FAYETTEVILLE may
 take over the work and may award another party an agreement to complete the work under
 this Agreement.

6.5.7 If, after termination for failure of ENGINEER to fulfill contractual obligations, it is
 determined that ENGINEER had not failed to fulfill contractual obligations, the
 termination shall be deemed to have been for the convenience of CITY OF
 FAYETTEVILLE. In such event, adjustments of the agreement price shall be made as
 provided in Paragraph 6.5.4 of this clause.

6.6 Delays

6.6.1 In the event the services of ENGINEER are suspended or delayed by CITY OF
 FAYETTEVILLE or by other events beyond ENGINEER’s reasonable control,
 ENGINEER shall be entitled to additional compensation and time for reasonable costs
 incurred by ENGINEER in temporarily closing down or delaying the Project.
6.7 Rights and Benefits

6.7.1 ENGINEER’s services will be performed solely for the benefit of CITY OF
 FAYETTEVILLE and not for the benefit of any other persons or entities.



ISG Contract – Professional Engineering Services 5 6/24/2025
6.8 Dispute Resolution

6.8.1 Scope of Paragraph: The procedures of this Paragraph shall apply to any and all disputes
 between CITY OF FAYETTEVILLE and ENGINEER which arise from, or in any way are
 related to, this Agreement, including, but not limited to the interpretation of this
 Agreement, the enforcement of its terms, any acts, errors, or omissions of CITY OF
 FAYETTEVILLE or ENGINEER in the performance of this Agreement, and disputes
 concerning payment.

6.8.2 Exhaustion of Remedies Required: No action may be filed unless the parties first negotiate.
 If timely Notice is given under Paragraph 6.8.3, but an action is initiated prior to exhaustion
 of these procedures, such action shall be stayed, upon application by either party to a court
 of proper jurisdiction, until the procedures in Paragraphs 6.8.3 and 6.8.4 have been
 complied with.

6.8.3 Notice of Dispute

6.8.3.1 For disputes arising prior to the making of final payment promptly after the occurrence
 of any incident, action, or failure to act upon which a claim is based, the party seeking
 relief shall serve the other party with a written Notice;

6.8.3.2 For disputes arising within one year after the making of final payment, CITY OF
 FAYETTEVILLE shall give ENGINEER written Notice at the address listed in
 Paragraph 6.14 within thirty (30) days after occurrence of any incident, accident, or
 first observance of defect or damage. In both instances, the Notice shall specify the
 nature and amount of relief sought, the reason relief should be granted, and the
 appropriate portions of this Agreement that authorize the relief requested.

6.8.4 Negotiation: Within seven days of receipt of the Notice, the Project Managers for CITY
 OF FAYETTEVILLE and ENGINEER shall confer in an effort to resolve the dispute. If
 the dispute cannot be resolved at that level, then, upon written request of either side, the
 matter shall be referred to the President of ENGINEER and the Mayor of CITY OF
 FAYETTEVILLE or his designee. These officers shall meet at the Project Site or such
 other location as is agreed upon within 30 days of the written request to resolve the dispute.

6.9 CITY OF FAYETTEVILLE represents that it has sufficient funds or the means of obtaining
 funds to remit payment to ENGINEER for services rendered by ENGINEER.

6.10 Publications

6.10.1 Recognizing the importance of professional development on the part of ENGINEER’s
 employees and the importance of ENGINEER’s public relations, ENGINEER may prepare
 publications, such as technical papers, articles for periodicals, and press releases, pertaining
 to ENGINEER’s services for the Project. Such publications will be provided to CITY OF
 FAYETTEVILLE in draft form for CITY OF FAYETTEVILLE’s advance review. CITY
 OF FAYETTEVILLE shall review such drafts promptly and provide CITY OF
 FAYETTEVILLE’s comments to ENGINEER. CITY OF FAYETTEVILLE
 may require deletion of proprietary data or confidential information from such publications,
 but otherwise CITY OF FAYETTEVILLE will not unreasonably withhold approval. The
 cost of ENGINEER’s activities pertaining to any such publication shall be for
 ENGINEER’s account.



ISG Contract – Professional Engineering Services 6 6/24/2025
6.11 Indemnification

6.11.1 CITY OF FAYETTEVILLE agrees that it will require all construction Contractors to
 indemnify, defend, and hold harmless CITY OF FAYETTEVILLE and ENGINEER from
 and against any and all loss where loss is caused or incurred or alleged to be caused or
 incurred in whole or in part as a result of the negligence or other actionable fault of the
 Contractors, or their employees, agents, Subcontractors, and Suppliers.

6.12 Ownership of Documents

6.12.1 All documents provided by CITY OF FAYETTEVILLE including original drawings, disks
 of CADD drawings and cross sections, estimates, specification field notes, and data are and
 remain the property of CITY OF FAYETTEVILLE. ENGINEER may retain reproduced
 copies of drawings and copies of other documents.

6.12.2 Engineering documents, drawings, and specifications prepared by ENGINEER as part of
 the Services shall become the property of CITY OF FAYETTEVILLE when ENGINEER
 has been compensated for all Services rendered, provided, however, that ENGINEER shall
 have the unrestricted right to their use. ENGINEER shall, however, retain its rights in its
 standard drawings details, specifications, databases, computer software, and other
 proprietary property. Rights to intellectual property developed, utilized, or modified in the
 performance of the Services shall remain the property of ENGINEER.

6.12.3 Any files delivered in electronic medium may not work on systems and software different
 than those with which they were originally produced. ENGINEER makes no warranty as
 to the compatibility of these files with any other system or software. Because of the
 potential degradation of electronic medium over time, in the event of a conflict between
 the sealed original drawings/hard copies and the electronic files, the sealed drawings/hard
 copies will govern.

6.13 Notices

6.13.1 Any Notice required under this Agreement will be in writing, addressed to the appropriate
 party at the following addresses:

 CITY OF FAYETTEVILLE’s address:
 125 West Mountain Street
 Fayetteville, Arkansas 72701


 ENGINEER’s address:
 3100 Market Street
 Suite 106
 Rogers, Arkansas 72758

6.14 Successor and Assigns

6.14.1 CITY OF FAYETTEVILLE and ENGINEER each binds himself and his successors,
 executors, administrators, and assigns to the other party of this Agreement and to the
 successors, executors, administrators, and assigns of such other party, in respect to all
 covenants of this Agreement; except as above, neither CITY OF FAYETTEVILLE nor


ISG Contract – Professional Engineering Services 7 6/24/2025
 ENGINEER shall assign, sublet, or transfer his interest in the Agreement without the
 written consent of the other.

6.15 Controlling Law

6.15.1 This Agreement shall be subject to, interpreted and enforced according to the laws of the
 State of Arkansas without regard to any conflicts of law provisions.

6.16 Entire Agreement

6.16.1 This Agreement represents the entire Agreement between ENGINEER and CITY OF
 FAYETTEVILLE relative to the Scope of Services herein. Since terms contained in
 purchase orders do not generally apply to professional services, in the event CITY OF
 FAYETTEVILLE issues to ENGINEER a purchase order, no preprinted terms thereon
 shall become a part of this Agreement. Said purchase order document, whether or not
 signed by ENGINEER, shall be considered as a document for CITY OF
 FAYETTEVILLE’s internal management of its operations.

SECTION 7 - SPECIAL CONDITIONS

7.1 Additional Responsibilities of ENGINEER

7.1.1 CITY OF FAYETTEVILLE’s review, approval, or acceptance of design drawings,
 specifications, reports and other services furnished hereunder shall not in any way relieve
 ENGINEER of responsibility for the technical adequacy of the work. Neither CITY OF
 FAYETTEVILLE’s review, approval or acceptance of, nor payment for any of the services
 shall be construed as a waiver of any rights under this Agreement or of any cause of action
 arising out of the performance of this Agreement.

7.1.2 ENGINEER shall be and shall remain liable, in accordance with applicable law, for all
 damages to CITY OF FAYETTEVILLE caused by ENGINEER’s negligent performance
 of any of the services furnished under this Agreement except for errors, omissions or other
 deficiencies to the extent attributable to CITY OF FAYETTEVILLE or CITY OF
 FAYETTEVILLE-furnished data.

7.1.3 ENGINEER’s obligations under this clause are in addition to ENGINEER’s other express
 or implied assurances under this Agreement or State law and in no way diminish any other
 rights that CITY OF FAYETTEVILLE may have against ENGINEER for faulty materials,
 equipment, or work.

7.2 Remedies

7.2.1 Except as may be otherwise provided in this Agreement, all claims, counter-claims,
 disputes and other matters in question between CITY OF FAYETTEVILLE and
 ENGINEER arising out of or relating to this Agreement or the breach thereof will be
 decided in a court of competent jurisdiction within Arkansas.

7.3 Audit: Access to Records

7.3.1 ENGINEER shall maintain books, records, documents and other evidence directly
 pertinent to performance on work under this Agreement in accordance with generally
 accepted accounting principles and practices consistently applied in effect on the date of


ISG Contract – Professional Engineering Services 8 6/24/2025
 execution of this Agreement. ENGINEER shall also maintain the financial information and
 data used by ENGINEER in the preparation of support of the cost submission required for
 any negotiated agreement or change order and send to CITY OF FAYETTEVILLE a copy
 of the cost summary submitted. CITY OF FAYETTEVILLE, the State or any of their
 authorized representatives shall have access to all such books, records, documents and
 other evidence for the purpose of inspection, audit and copying during normal business
 hours. ENGINEER will provide proper facilities for such access and inspection.

7.3.2 Records under Paragraph 7.3.1 above shall be maintained and made available during
 performance on assisted work under this Agreement and until three years from the date of
 final payment for the project. In addition, those records which relate to any controversy
 arising out of such performance, or to costs or items to which an audit exception has been
 taken, shall be maintained and made available until three years after the date of resolution
 of such appeal, litigation, claim or exception.

7.3.3 This right of access clause (with respect to financial records) applies to:

7.3.3.1 Negotiated prime agreements:

7.3.3.2 Negotiated change orders or agreement amendments in excess of $10,000 affecting
 the price of any formally advertised, competitively awarded, fixed price agreement:

7.3.3.3 Agreements or purchase orders under any agreement other than a formally advertised,
 competitively awarded, fixed price agreement. However, this right of access does not
 apply to a prime agreement, lower tier subagreement or purchase order awarded after
 effective price competition, except:

7.3.3.3.1 With respect to record pertaining directly to subagreement performance,
 excluding any financial records of ENGINEER;

7.3.3.3.2 If there is any indication that fraud, gross abuse or corrupt practices may be
 involved;

7.3.3.3.3 If the subagreement is terminated for default or for convenience.

7.4 Covenant Against Contingent Fees

7.4.1 ENGINEER warrants that no person or selling agency has been employed or retained to
 solicit or secure this Agreement upon an agreement of understanding for a commission,
 percentage, brokerage or continent fee, excepting bona fide employees or bona fide
 established commercial or selling agencies maintained by ENGINEER for the purpose of
 securing business. For breach or violation of this warranty, CITY OF FAYETTEVILLE
 shall have the right to annul this Agreement without liability or at its discretion, to deduct
 from the contract price or consideration, or otherwise recover, the full amount of such
 commission, percentage, brokerage, or contingent fee.
7.5 Gratuities

7.5.1 If CITY OF FAYETTEVILLE finds after a notice and hearing that ENGINEER or any of
 ENGINEER’s agents or representatives, offered or gave gratuities (in the form of
 entertainment, gifts or otherwise) to any official, employee or agent of CITY OF
 FAYETTEVILLE, in an attempt to secure an agreement or favorable treatment in



ISG Contract – Professional Engineering Services 9 6/24/2025
 awarding, amending or making any determinations related to the performance of this
 Agreement, CITY OF FAYETTEVILLE may, by written notice to ENGINEER terminate
 this Agreement. CITY OF FAYETTEVILLE may also pursue other rights and remedies
 that the law or this Agreement provides. However, the existence of the facts on which CITY
 OF FAYETTEVILLE bases such finding shall be in issue and may be reviewed in
 proceedings under the Remedies clause of this Agreement.

7.5.2 In the event this Agreement is terminated as provided in Paragraph 7.5.1, CITY OF
 FAYETTEVILLE may pursue the same remedies against ENGINEER as it could pursue
 in the event of a breach of the Agreement by ENGINEER As a penalty, in addition to any
 other damages to which it may be entitled by law, CITY OF FAYETTEVILLE may pursue
 exemplary damages in an amount (as determined by CITY OF FAYETTEVILLE) which
 shall be not less than three nor more than ten times the costs ENGINEER incurs in
 providing any such gratuities to any such officer or employee.

7.6 Arkansas Freedom of Information Act

7.6.1 City contracts and documents, including internal documents and documents of
 subcontractors and sub-consultants, prepared while performing City contractual work are
 subject to the Arkansas Freedom of Information Act (FOIA). If a Freedom of Information
 Act request is presented to the CITY OF FAYETTEVILLE, ENGINEER will do
 everything possible to provide the documents in a prompt and timely manner as prescribed
 in the Arkansas Freedom of Information Act (A.C.A. §25-19-101 et seq.). Only legally
 authorized photocopying costs pursuant to the FOIA may be assessed for this compliance.

IN WITNESS WHEREOF, CITY OF FAYETTEVILLE, ARKANSAS by and through its Mayor, and
ENGINEER, by its authorized officer have made and executed this Agreement as of the day and year first
above written.

CITY OF FAYETTEVILLE, ARKANSAS ENGINEER


By: By:
Mayor, Molly Rawn Business Unit Leader, William A. Kratt

ATTEST:
By: By:
City Clerk Project Engineer, TJ Wells


 END OF AGREEMENT FOR PROFESSIONAL ENGINEERING SERVICES




ISG Contract – Professional Engineering Services 10 6/24/2025
 APPENDIX "A"
June 24, 2025
Chris Brown, PE
Public Works Director
City of Fayetteville
113 W Mountain St.
Fayetteville, AR 72701




RE: South School Avenue – Safe Streets For All Proposal

Mr. Brown,

As the City of Fayetteville (City) looks to reconstruct School Avenue from W 15th St to W Martin Luther King Jr Boulevard, I & S
Group, Inc. (ISG) stands eager and ready to assist.

ISG is committed to delivering excellence through the collective expertise of our multi-disciplinary team. With this collaborative
approach, we will provide the following scope of services to meet your project needs. It is our understanding that this initial
proposal is for the Conceptual Design Phase; Survey, Preliminary Environmental Services, Traffic Study, Preliminary Utility
Coordination, Alternative Design Analysis (Roadway, Intersections, Utilities), and anticipated one (1) public engagement meeting
and one (1) transportation committee meeting. Future Phases consisting of but not limited to Preliminary Design, Final Design,
Bidding Assistance, and Construction Phase services will be addressed as an amendment(s) to this agreement in the future.

SCOPE OF SERVICES
Project
The scope of services generally includes survey, environmental review, street design, water utility design, sanitary sewer utility
design, platting, real estate acquisition documents, and bidding support. The project limits are School Avenue from W 15th St to
W Martin Luther King Jr Boulevard, including the functional areas of the intersections. The project is being funded through a
Safe Streets and Roads for All (SS4A) grant from the United States Department of Transportation (USDOT) and local funding.
The reconstruction will include enhancements to pedestrian infrastructure, bicycle infrastructure, landscaping, hardscaping,
streets, intersections, drainage systems, water systems, sanitary sewer systems, and access control.



CONCEPTUAL DESIGN PHASE
ISG will complete a conceptual design based on the project scope, prior plans and studies, discussions with City staff and other
stakeholders. Prior to beginning work, ISG will coordinate a kickoff meeting with the City. The purpose of the conceptual design
plans will be to confirm project scope, compare to the budget level cost estimate, and begin coordinating with agencies, utilities,
and other stakeholders

Surveys
Corridor Survey
ISG will search Washington County records to obtain pertinent additional information for the subject project, including relevant
surveys of record, section corner reference ties, and underlying plat information, supplementing the title documentation
provided by the City. Researching the adjoining property descriptions may be necessary to identify overlaps or gaps caused by
incorrect or ambiguous legal descriptions. If a current title commitment is not provided, the services of an abstractor may be
used to perform a thorough search for recorded easements and encumbrances that could affect the parcel.




I & S Group, Inc. | 3100 Market Street + Suite 106 + Rogers, AR 72758 + 479.974.1601 1
After the record search, ISG will conduct a field investigation to gather physical evidence, including but not limited to property
pins, fences, or other lines of apparent occupation. The field data will be analyzed and compared with the written record and
prior surveys. A determination will be made to reconcile the written description with the evidence gathered. The area of focus
will be limited to the immediate area associated with design activity. If the site survey reveals unforeseen issues, we will notify
the City before proceeding. Any necessary additional work may incur extra fees, which will be discussed and approved in
advance.

ISG will visit the site to perform a topographic site survey, which includes locating significant corridor features such as fences,
improvements, impervious areas, and landscaping, as well as visible evidence of underground utilities. Prior to the site visit, ISG
will place an Arkansas One Call utility locate request to have underground utilities marked. Any resulting markings will be
documented during our site visit.

The topographic ground shots will be gathered on an approximate 50-foot grid. Elevations will be referenced to a published
benchmark datum. Topographic information will extend to approximately 25 feet beyond the property lines. The topographic
survey information gathered at the site will be analyzed and summarized in a sketch of survey. This topographic information will
be used to generate one-foot contours for the site, sufficient to facilitate design and planning activity

Right-of-Way and Easement Exhibit Preparation
ISG will draft right-of-way and easement descriptions along with associated exhibits as necessary, to assist with any anticipated
land acquisition adjacent to existing City of Fayetteville right-of-way or easements. These exhibits will be draft in nature to be
utilized initially for negotiation with land owners by the City of Fayetteville’s internal land agents. These documents will be
finalized in future phases as the design limits are fully understood.

Geotechnical
Geotechnical services are not anticipated for this project.

Environmental
Agency Coordination
ISG will provide initial coordination with the following agencies for regulatory requirements, if required:

 • Arkansas Division of Environmental Quality (ADEQ)
 • Arkansas Department of Health
 • Division of Arkansas Heritage
 • United States Army Corp of Engineers (USACE)
 • United States Fish and Wildlife Service (USFWS)


Cultural Resources
ISG will provide a Phase I Cultural Resources Survey through a subconsultant, utilizing records research and on-site surveys to
evaluate cultural resources in the study area for potential effects. A Cultural Resources Survey Report will be prepared and
submitted to the State Historic Preservation Officer (SHPO) for a single, build alternative. The report will request concurrence
with the findings for Section 106 clearance, and revisions will be made based on comments from SHPO, if necessary.

ISG will prepare draft notification documents and maps for the area of potential effect for initial coordination with tribes for
FHWA to review and distribute.



Architecture + Engineering + Environmental + Planning | ISGInc.com 2
Hazardous Materials
ISG will conduct a Phase I Environmental Site Assessment and coordinate with ADEQ for their review and comment. The City
acknowledges that ISG is not the owner or generator of waste materials generated because of the Hazardous
Materials/Contamination Assessments services performed by ISG under this contract.

Environmental Document
ISG will begin preparing the environmental document, as required by the National Environmental Policy Act (NEPA), to Federal
Highway Administration (FHWA) standards. The subject project is assumed to require a Tier 3 Categorical Exclusion (CE). This
document will be completed an finalized in the Preliminary Design Phase.

Traffic Study
ISG will perform a traffic study to evaluate capacity, safety, and control of School Avenue and the School Avenue intersections
with W 15th St and W Martin Luther King Jr Boulevard. The purpose of the traffic study will be to determine and analyze design
alternatives for the street layout of School Avenue and the intersection configurations and control at the School Avenue
intersections with W 15th St and W Martin Luther King Jr Boulevard.

Up to three (3) alternatives for each intersection as part of the traffic study and Conceptual Design Phase of the project.

Once a build alternative is selected for the School Avenue street layout and the intersections, ISG will carry those alternatives
into the Preliminary Design Phase.

Franchise Utility Coordination
After field survey is complete ISG will notify utilities of the project scope, ask them to provide utility mapping, and provide them
with their surveyed locations in order for them to confirm the correct and complete location of their facilities.

Conceptual Plans
ISG will prepare based on data collected in previous sections a conceptual plan set that will encompass the proposed
Alternative Design Solutions. This will include opinions of probable cost, conceptual plans/exhibits for typical roadway sections,
intersections, and city owned utilities. ISG will coordinate a conceptual plan review meeting with the City, then followed by public
engagement meetings, and transportation committee meeting as described in the Public Engagement scope. Once feedback
has been obtained ISG will finalize the conceptual plan to identify the preferred alternative.

Public Engagement
ISG will provide the City with written content, graphics, and project documentation for the City’s use on the City’s website, social
media, and other communication methods. In addition, the following meetings are anticipated:

 • Up to One (1) public involvement meetings
 • Up to One (1) Transportation Committee meetings
 • Meetings with residents, businesses, property owners, and other stakeholders, as necessary
ISG will coordinate the public meetings, with assistance from the City. ISG will keep a public engagement log of comments and
interactions with public stakeholders and will provide the log to the City.




Architecture + Engineering + Environmental + Planning | ISGInc.com 3
PRELIMINARY DESIGN PHASE
Once the City approves the conceptual plans, ISG will begin the preliminary design phase and incorporate remaining comments
from the conceptual design phase. The preliminary design phase will document design decisions and will be used to complete
the NEPA documentation, and continue coordinating with agencies, utilities, and other stakeholders. A preliminary scope of
services is provided below that may be included in the Preliminary Design Phase, however, this is subject to modification and
revisions based on the findings during the Conceptual Design Phase and the preferred selected alternative.

Surveys
Right-of-Way and Easement Exhibit Preparation
ISG will finalize the right-of-way and easement descriptions along with associated exhibits as necessary, to assist with any
anticipated land acquisition adjacent to existing City of Fayetteville right-of-way or easements. These exhibits will be based upon
the final negotiated property acquisition agreements between the land owners and the City of Fayetteville and will be utilized for
recordation.

Utility Coordination
Once preliminary plans and right-of-way and easement documents are prepared, ISG will provide these documents to utilities in
order for them to confirm any conflicts their facilities have with the reconstruction. Utilities will be asked to provide a work plan
for any removals, relocations, or additions to their facilities. The work plan will include drawings and a proposed schedule for
any work on their facilities. ISG will coordinate with utilities to encourage the relocation of any conflicts prior to the
reconstruction of School Avenue. Any conflicts that must be resolved during reconstruction of School Avenue will be coordinated
and information will be provided in the contract documents for the City’s contractor to continue coordination through the
reconstruction of School Avenue.

Environmental
Agency Coordination
ISG will provide preliminary and final plans to the following agencies for regulatory approvals, if required:

 • Arkansas Division of Environmental Quality (ADEQ)
 • Arkansas Department of Health
 • Division of Arkansas Heritage
 • United States Army Corp of Engineers (USACE)
 • United States Fish and Wildlife Service (USFWS)


Environmental Document
ISG will finalize the environmental document, as required by the National Environmental Policy Act (NEPA), to Federal Highway
Administration (FHWA) standards. The subject project is assumed to require a Tier 3 Categorical Exclusion (CE). Once complete,
ISG will furnish the City and the FHWA original copies for review. ISG will incorporate comments into a revised document. ISG
assumes up to two rounds of comments. ISG will submit the final document to FHWA for its approval.

Public Engagement
ISG will provide the City with written content, graphics, and project documentation for the City’s use on the City’s website, social
media, and other communication methods. In addition, the following meetings are anticipated:




Architecture + Engineering + Environmental + Planning | ISGInc.com 4
 • Up to One (1) public involvement meetings, one prior to preliminary design, and one during final design and prior to
 bidding
 • Up to One (1) Transportation Committee meetings
 • Up to One (1) Active Transportation Committee meetings
 • Up to One (1) Arts Council meetings
 • Meetings with residents, businesses, property owners, and other stakeholders, as necessary
ISG will coordinate the public meetings, with assistance from the City. ISG will keep a public engagement log of comments and
interactions with public stakeholders and will provide the log to the City.

Preliminary Plans
ISG will prepare a Preliminary Plan set that will take the preferred alternative to approximately 60% of completed construction
documents. An updated opinion of probable cost will be provided. ISG will coordinate a preliminary plan review meeting with the
City. The preliminary plan set will include:

 • Title Sheet
 • Typical Sections
 • Construction Details
 • Removal Plans
 • Utility Plans and Profiles
 • Intersection Details
 • Street Plans and Profiles
 • Pavement Marking and Signing Plans
 • Maintenance of Traffic Conceptual Plans
 • Cross Sections


Landscape Architecture
ISG will design streetscape amenities. These amenities could include plantings, planters, benches, bus shelters, refuse
receptacles, placemaking features, gateway features, and other amenities. Streetscape amenities will be coordinated with
green infrastructure, lighting, and street reconstruction designs.

Electrical Design
ISG will design street lighting. Lighting spacing will according to City standards. If none exist, spacing will match typical
installations. A photometric analysis will be provided, if requested.




Architecture + Engineering + Environmental + Planning | ISGInc.com 5
FINAL DESIGN
A preliminary scope of services is provided below that may be included in the Final Design Phase, however, this is subject to
modification and revisions based on the findings during the Conceptual Design Phase and the preferred selected alternative.

Once the City approves the preliminary plans, ISG will begin the final design phase and incorporate remaining comments from
the preliminary design phase. The final design phase will provide construction plans, specifications, and estimates for the
purpose of bidding and construction. Plans and specifications will be used to continue coordinating with agencies, utilities, and
other stakeholders. ISG will coordinate a final plan review meeting with the City. After comments from the final plan review
meeting are received and incorporated, a plan-in-hand walkthrough will be conducted with the City, and final changes will be
incorporated into the final construction documents prior to bidding. An updated opinion of probable cost will be provided. The
final plan set will include:

 • Title Sheet
 • Project notes
 • Typical Sections
 • Construction Details
 • Removal Plans
 • Erosion Control Plans
 • Utility Plans and Profiles
 • Intersection Details
 • Street Plans and Profiles
 • Pavement Marking and Signing Plans
 • Maintenance of Traffic Plans
 • Cross Sections


Utility Coordination
ISG will provide utilities with final plans and right-of-way and easement exhibits and will continue to coordinate with utilities prior
to reconstruction of School Avenue as needed.

Environmental
Permitting
Storm Water Pollution Prevention Plan (SWPPP)
ISG will prepare a Storm Water Pollution Prevention Plan for the scope of this proposed construction work. A stormwater
pollution prevention plan will be prepared that incorporates Best Management Practices (BMPs). This plan will include the
necessary erosion control measures to meet local and state requirements.

Bidding Assistance
ISG will assist in the preparation of an advertisement for bids to assist with solicitation of competitive general contractor bids.
We are prepared to respond to contractor questions and issue clarifications via addendum if necessary. We will also provide
assistance with bid evaluation, issuance of a recommendation of award, and preparation of the Notice to Proceed and
Agreement between the City and Contractor.



Architecture + Engineering + Environmental + Planning | ISGInc.com 6
Survey
Monumentation
Based on the boundary survey and the recorded right-of-way and easement documents, ISG will install iron monuments at the
new property corners. It is anticipated that temporary monumentation will be set prior to construction and that after
construction is completed final monumentation will be installed. This will include subsurface installation of ½-inch diameter, 20-
inch-long solid iron rods, or other permanent monuments where applicable, at each of the new property corners. The locations
will also be identified on the surface by wooden lath.



ASSUMPTIONS + EXCLUSIONS
The following assumptions were used to develop the scope of services in this proposal:

 • The City will provide ISG with the following:
 o Available survey control
 o As-built Plans
 o Water and Sewer System Information
 o Traffic Forecasts
The following items are excluded from the scope of services in this proposal:

 • Geotechnical Services
 • Public Hearings
 • Cultural Resources Surveys beyond Phase I
 • Wetland Delineation
 • Biological Assessments
 • Hazardous Material Surveys beyond Phase I
 • Section 4(f) Evaluations
 • Conceptual Stage Relocation Report
 • Visual Impact Memo
 • Noise Screening Analysis
 • A NEPA Environmental Assessment, Finding of No Significant Impact, or Environmental Impact Statement
 • Section 404 Permit
 • Stream Modeling
 • LOMR
 • Coordination with FEMA
 • Structural Engineering
 • Construction Phase Services




Architecture + Engineering + Environmental + Planning | ISGInc.com 7
SCHEDULE
ISG proposes the following schedule if a notice to proceed is received by August 1, 2015.

Phase Date

Conceptual Plans (30%) February 1, 2026
NEPA Document April 1, 2026
Preliminary Plans (60%) June 1, 2026
Right-of-way and Easement Documents September 1, 2026
Final Plans and Specifications for City Review (90%) February 1, 2027
Final Construction Documents April 1, 2027



COMPENSATION
ISG proposes to provide the scope of work described within this proposal for compensation in accordance with the following
schedule. Anticipated reimbursable expenses such as travel time, mileage expenses, and printing costs are included.

Conceptual Design Phase Compensation

Surveys $75,000.00
Environmental $18,000.00
Traffic Study $30,000.00
Franchise Utility Coordination $5,000.00
Conceptual Plans $88,500.00
Public Engagement $25,500.00

 Total $242,000.00



Conceptual Design Phase - Utilities Compensation

Surveys $10,000.00
Alternative Design Analysis $35,000.00

 Total $45,000.00




Architecture + Engineering + Environmental + Planning | ISGInc.com 8
ADDITIONAL SERVICES
ISG’s goal for this proposal, like its services, is to be flexible in meeting the requirements of this project. Upon request, ISG can
provide a subsequent proposal to assist with additional professional design and construction phase services needed to support
this project as it moves forward.

ISG appreciates the opportunity to provide a solution tailored to the needs of the City of Fayetteville. Upon acceptance, please
sign the acknowledgment box and return a copy of the proposal to our office. We look forward to providing you with responsive
service, a collaborative experience, and timely delivery.

Sincerely,




TJ Wells, PE
Civil Engineer

TJ.Wells@ISGInc.com




Architecture + Engineering + Environmental + Planning | ISGInc.com 9
 APPENDIX "B"
2025 Standard Hourly Rates
Rates are effective as of January 1, 2025 and are subject to change.



 Job Type Hourly Rate Job Type Hourly Rate Job Type Hourly Rate
 Administrative I $80 Commissioning Technician IV $170 General Counsel $370

 Administrative II $100 Construction GIS Specialist I $130
 $120
 Administrator I
 Administrative III $120 GIS Specialist II $150

 Administrative IV $150 Construction GIS Specialist III $170
 $130
 Administrator II
 Applied Technology GIS Specialist IV $190
 $110 Construction
 Specialist I $140
 Administrator III Graphic Designer $110
 Applied Technology
 $125 Construction Interior Designer I $130
 Specialist II $155
 Administrator IV
 Applied Technology Interior Designer II $140
 $140 Development Services
 Specialist III $130
 Coordinator I Interior Designer III $155
 Applied Technology
 $160 Development Services Interior Designer IV $170
 Specialist IV $145
 Coordinator II
 Architect I $130 IT Specialist $130
 Development Services
 $160 Land Survey Specialist I $105
 Architect II $150 Coordinator III

 Architect III $170 Development Services Land Survey Specialist II $120
 $180
 Coordinator IV
 Architect IV $200 Land Survey Specialist III $130
 Drone Specialist I $120
 Architectural Designer I $120 Land Survey Specialist IV $140
 Drone Specialist II $130
 Architectural Designer II $130 Land Surveyor I $120
 Drone Specialist III $140
 Architectural Designer III $140 Land Surveyor II $130
 Drone Specialist IV $160
 Architectural Designer IV $160 Land Surveyor III $150
 Electrical Controls
 $210 Land Surveyor IV $185
 Business Developer I $150 Designer IV
 Business Developer II $170 Electrical Designer I $130 Landscape Architect I $140

 Business Developer III $190 Electrical Designer II $140 Landscape Architect II $150

 Business Developer IV $220 Electrical Designer III $150 Landscape Architect III $170

 Business Writer $120 Electrical Designer IV $170 Landscape Architect IV $190

 Civil Designer I $120 Electrical Engineer I $160 Landscape Designer I $120

 Civil Designer II $130 Electrical Engineer II $170 Landscape Designer II $130

 Civil Designer III $140 Electrical Engineer III $190 Landscape Designer III $140

 Civil Designer IV $160 Electrical Engineer IV $220 Landscape Designer IV $160

 Civil Engineer I $150 Environmental Marketing Specialist $130
 $130
 Scientist/Engineer I
 Civil Engineer II $160 Mechanical Designer I $130
 Environmental
 Civil Engineer III $180 $145 Mechanical Designer II $140
 Scientist/Engineer II
 Civil Engineer IV $200 Mechanical Designer III $150
 Environmental
 $160
 Scientist/Engineer III Mechanical Designer IV $170
 Commissioning Technician I $130
 Environmental Mechanical Engineer I $160
 Commissioning Technician II $140 $190
 Scientist/Engineer IV
 Commissioning Technician III $150


Architecture + Engineering + Environmental + Planning Page 1
Job Type Hourly Rate Job Type Hourly Rate Job Type Hourly Rate
Mechanical Engineer II $170 Senior Electrical Senior Water/
 $220 $190
 Controls Designer Wastewater Designer
Mechanical Engineer III $190
 Senior Electrical Designer $190 Senior Water/
Mechanical Engineer IV $220 $250
 Wastewater Engineer
 Senior Electrical Engineer $250
Planner I $130 Senior Water/Wastewater
 Senior Environmental $240
 $215 Project Manager
Planner II $145 Scientist
 Structural Designer I $120
Planner III $160 Senior Finance Consultant $200
 Structural Designer II $130
Planner IV $180 Senior GIS Specialist $205
 Structural Designer III $145
Project Coordinator I $130 Senior Graphic Designer $130
 Structural Designer IV $170
Project Coordinator II $145 Senior Interior Designer $195
 Structural Engineer I $150
Project Coordinator III $160 Senior IT Specialist $200
 Structural Engineer II $170
Project Coordinator IV $180 Senior Land
 $150
 Survey Specialist Structural Engineer III $190
Project Manager I $140
 Senior Land Surveyor $205 Structural Engineer IV $210
Project Manager II $160
 Senior Landscape Architect $215 Technical Writer $150
Project Manager III $180
 Senior Landscape Designer $170 Technology Designer I $120
Project Manager IV $200
 Senior Marketing Consultant $200 Technology Designer II $130
Refrigeration Designer I $140
 Senior Marketing Specialist $150 Technology Designer III $150
Refrigeration Designer II $150
 Senior Mechanical Designer $190 Technology Designer IV $170
Refrigeration Designer III $165
 Senior Mechanical Engineer $250 Technology Engineer I $140
Refrigeration Designer IV $180
 Senior Planner $210 Technology Engineer II $150
Refrigeration Engineer I $180
 Senior Process Engineer $230 Technology Engineer III $170
Refrigeration Engineer II $195
 Senior Project Executive $290 Technology Engineer IV $190
Refrigeration Engineer III $215
 Senior Project Manager $230 Telecommunications
Refrigeration Engineer IV $235 $95
 Designer I
 Senior Refrigeration
Senior Applied $205
 $170 Designer Telecommunications
Technology Specialist $105
 Designer II
 Senior Refrigeration
Senior Architect $235 $285
 Engineer Telecommunications
 $115
Senior Designer III
 $180 Senior Structural Designer $185
Architectural Designer Telecommunications
 $125
Senior Business Developer $230 Senior Structural Engineer $240 Designer IV

Senior Business Writer $140 Senior Technical Writer $170 Telecommunications
 $160
 Engineer I
Senior Civil Designer $180 Senior Technology Designer $210
 Telecommunications
 Senior Technology Engineer $220 $115
Senior Civil Engineer $235 Field Designer 1

Senior Commissioning Senior Telecommunications Telecommunications
 $190 $150 $125
Technician Designer Field Designer 1I

Senior Construction Senior Telecommunications Telecommunications
 $170 $240 $135
Administrator Engineer Field Designer 1II

Senior Development Senior Telecommunications Telecommunications
 $200 $230 $145
Services Coordinator Project Manager Field Designer 1V

Senior Drone Specialist $170 Senior Visualization Telecommunications
 $220 $140
 Specialist Project Manager I



 Architecture + Engineering + Environmental + Planning Page 2
Job Type Hourly Rate Equipment Hourly Rate
Telecommunications Survey Grade GPS/Robotics $62
 $160
Project Manager II
 Mapping Grade GPS $22
Telecommunications
 $180 3D Laser Scanner $80
Project Manager III
Telecommunications Manhole Scanner $75
 $200
Project Manager IV
 Mobile Scanner** Varies
Videographer $155
 R/C Boat +
 $58
Visualization Specialist I $170 Sounding Equipment
Visualization Specialist II $180 Surveillance Drone $60
Visualization Specialist III $190 Photogrammetry Drone $150
Visualization Specialist IV $200 Thermal Imaging Drone $193
Water/Wastewater LiDAR Drone** Varies
 $130
Designer I
 All-Terrain Vehicle $30
Water/Wastewater
 $140 Traffic Counter $15
Designer II
Water/Wastewater Pipe Crawler** Varies
 $150
Designer III
 Mileage reimbursement is
Water/Wastewater
 $170 at the IRS standard rate.
Designer IV
Water/Wastewater Outside services are
 $160
Engineer I
 billed at cost plus 10%.
Water/Wastewater
 $170
Engineer II **Project specific rates—call for pricing.
Water/Wastewater
 $190
Engineer III
Water/Wastewater
 $220
Engineer IV
Water/Wastewater
 $115
Operator I
Water/Wastewater
 $120
Operator II
Water/Wastewater
 $125
Operator III
Water/Wastewater
 $130
Operator IV
Water/Wastewater
 $140
Project Manager I
Water/Wastewater
 $160
Project Manager II
Water/Wastewater
 $180
Project Manager III
Water/Wastewater
 $200
Project Manager IV




 Architecture + Engineering + Environmental + Planning Page 3
 APPENDIX "B" Supplement

City of Fayetteville, AR
S. School Ave. (MLK to 15th)
ISG Project #32858
July 8, 2025


2025-2027 Rates with 2.7% Escalation Rate
 2025 % 2026 % 2027 %
 Classification 2025 Rate of Work 2026 Rate of Work 2027 Rate of Work Base Rate
Civil Designer I $ 120.00 20% $ 123.24 60% $ 126.57 20% $ 123.26
Civil Designer II $ 130.00 20% $ 133.51 60% $ 137.11 20% $ 133.53
Civil Designer III $ 140.00 20% $ 143.78 60% $ 147.66 20% $ 143.80
Civil Designer IV $ 160.00 20% $ 164.32 60% $ 168.76 20% $ 164.34
Civil Engineer I $ 150.00 20% $ 154.05 60% $ 158.21 20% $ 154.07
Civil Engineer II $ 160.00 20% $ 164.32 60% $ 168.76 20% $ 164.34
Civil Engineer III $ 180.00 20% $ 184.86 60% $ 189.85 20% $ 184.89
Civil Engineer IV $ 200.00 20% $ 205.40 60% $ 210.95 20% $ 205.43
Electrical Designer I $130 $ 130.00 20% $ 133.51 60% $ 137.11 20% $ 133.53
Electrical Designer II $140 $ 140.00 20% $ 143.78 60% $ 147.66 20% $ 143.80
Electrical Designer III $150 $ 150.00 20% $ 154.05 60% $ 158.21 20% $ 154.07
Electrical Designer IV $170 $ 170.00 20% $ 174.59 60% $ 179.30 20% $ 174.61
Electrical Engineer I $160 $ 160.00 20% $ 164.32 60% $ 168.76 20% $ 164.34
Electrical Engineer II $170 $ 170.00 20% $ 174.59 60% $ 179.30 20% $ 174.61
Electrical Engineer III $190 $ 190.00 20% $ 195.13 60% $ 200.40 20% $ 195.16
Electrical Engineer IV $220 $ 220.00 20% $ 225.94 60% $ 232.04 20% $ 225.97
Environmental Scientist/Engineer I $ 130.00 20% $ 133.51 60% $ 137.11 20% $ 133.53
Environmental Scientist/Engineer II $ 145.00 20% $ 148.92 60% $ 152.94 20% $ 148.94
Environmental Scientist/Engineer III $ 160.00 20% $ 164.32 60% $ 168.76 20% $ 164.34
Environmental Scientist/Engineer IV $ 190.00 20% $ 195.13 60% $ 200.40 20% $ 195.16
Administrative I $ 80.00 20% $ 82.16 60% $ 84.38 20% $ 82.17
Administrative II $ 100.00 20% $ 102.70 60% $ 105.47 20% $ 102.71
Administrative III $ 120.00 20% $ 123.24 60% $ 126.57 20% $ 123.26
Administrative IV $ 150.00 20% $ 154.05 60% $ 158.21 20% $ 154.07
Geospatial Specialist I $ 105.00 20% $ 107.84 60% $ 110.75 20% $ 107.85
Geospatial Specialist II $ 120.00 20% $ 123.24 60% $ 126.57 20% $ 123.26
Geospatial Specialist III $ 130.00 20% $ 133.51 60% $ 137.11 20% $ 133.53
Geospatial Specialist IV $ 140.00 20% $ 143.78 60% $ 147.66 20% $ 143.80
GIS Specialist I $ 130.00 20% $ 133.51 60% $ 137.11 20% $ 133.53
GIS Specialist II $ 150.00 20% $ 154.05 60% $ 158.21 20% $ 154.07
GIS Specialist III $ 170.00 20% $ 174.59 60% $ 179.30 20% $ 174.61
GIS Specialist IV $ 190.00 20% $ 195.13 60% $ 200.40 20% $ 195.16
Land Surveyor I $ 120.00 20% $ 123.24 60% $ 126.57 20% $ 123.26
Land Surveyor II $ 130.00 20% $ 133.51 60% $ 137.11 20% $ 133.53
Land Surveyor III $ 150.00 20% $ 154.05 60% $ 158.21 20% $ 154.07
Land Surveyor IV $ 185.00 20% $ 190.00 60% $ 195.12 20% $ 190.02
Landscape Architect I $ 140.00 20% $ 143.78 60% $ 147.66 20% $ 143.80
Landscape Architect II $ 150.00 20% $ 154.05 60% $ 158.21 20% $ 154.07
Landscape Architect III $ 170.00 20% $ 174.59 60% $ 179.30 20% $ 174.61
Landscape Architect IV $ 190.00 20% $ 195.13 60% $ 200.40 20% $ 195.16
Landscape Designer I $ 120.00 20% $ 123.24 60% $ 126.57 20% $ 123.26
Landscape Designer II $ 130.00 20% $ 133.51 60% $ 137.11 20% $ 133.53
Landscape Designer III $ 140.00 20% $ 143.78 60% $ 147.66 20% $ 143.80
Landscape Designer IV $ 160.00 20% $ 164.32 60% $ 168.76 20% $ 164.34
Planner I $ 130.00 20% $ 133.51 60% $ 137.11 20% $ 133.53
Planner II $ 145.00 20% $ 148.92 60% $ 152.94 20% $ 148.94
Planner III $ 160.00 20% $ 164.32 60% $ 168.76 20% $ 164.34
Planner IV $ 180.00 20% $ 184.86 60% $ 189.85 20% $ 184.89
Project Manager I $ 140.00 20% $ 143.78 60% $ 147.66 20% $ 143.80
Project Manager II $ 160.00 20% $ 164.32 60% $ 168.76 20% $ 164.34
Project Manager III $ 180.00 20% $ 184.86 60% $ 189.85 20% $ 184.89
Project Manager IV $ 200.00 20% $ 205.40 60% $ 210.95 20% $ 205.43
Senior Civil Designer $ 180.00 20% $ 184.86 60% $ 189.85 20% $ 184.89
Senior Civil Engineer $ 235.00 20% $ 241.35 60% $ 247.86 20% $ 241.38
Senior Electrical Designer $ 190.00 20% $ 195.13 60% $ 200.40 20% $ 195.16
Senior Electrical Engineer $ 250.00 20% $ 256.75 60% $ 263.68 20% $ 256.79
Senior Environmental Scientist $ 215.00 20% $ 220.81 60% $ 226.77 20% $ 220.84
Senior Geospatial Specialist $ 160.00 20% $ 164.32 60% $ 168.76 20% $ 164.34
Senior GIS Specialist $ 205.00 20% $ 210.54 60% $ 216.22 20% $ 210.56
Senior Land Surveyor $ 205.00 20% $ 210.54 60% $ 216.22 20% $ 210.56
Senior Landscape Architect $ 215.00 20% $ 220.81 60% $ 226.77 20% $ 220.84
Senior Landscape Designer $ 170.00 20% $ 174.59 60% $ 179.30 20% $ 174.61
Senior Planner $ 210.00 20% $ 215.67 60% $ 221.49 20% $ 215.70
Senior Project Manager $ 230.00 20% $ 236.21 60% $ 242.59 20% $ 236.24
Senior Structural Designer $ 185.00 20% $ 190.00 60% $ 195.12 20% $ 190.02
Senior Structural Engineer $ 240.00 20% $ 246.48 60% $ 253.13 20% $ 246.51
Senior Visualization Specialist $ 220.00 20% $ 225.94 60% $ 232.04 20% $ 225.97
Senior Water/Wastewater Designer $ 190.00 20% $ 195.13 60% $ 200.40 20% $ 195.16
Senior Water/Wastewater Engineer $ 250.00 20% $ 256.75 60% $ 263.68 20% $ 256.79
Senior Water/Wastewater PM $ 240.00 20% $ 246.48 60% $ 253.13 20% $ 246.51
Structural Designer I $ 120.00 20% $ 123.24 60% $ 126.57 20% $ 123.26
Structural Designer II $ 130.00 20% $ 133.51 60% $ 137.11 20% $ 133.53
Structural Designer III $ 145.00 20% $ 148.92 60% $ 152.94 20% $ 148.94
Structural Designer IV $ 170.00 20% $ 174.59 60% $ 179.30 20% $ 174.61
Structural Engineer I $ 150.00 20% $ 154.05 60% $ 158.21 20% $ 154.07
Structural Engineer II $ 170.00 20% $ 174.59 60% $ 179.30 20% $ 174.61
Structural Engineer III $ 190.00 20% $ 195.13 60% $ 200.40 20% $ 195.16
Structural Engineer IV $ 210.00 20% $ 215.67 60% $ 221.49 20% $ 215.70
Technical Writer $ 150.00 20% $ 154.05 60% $ 158.21 20% $ 154.07
Senior Technical Writer $ 170.00 20% $ 174.59 60% $ 179.30 20% $ 174.61
Senior Graphic Designer $ 130.00 20% $ 133.51 60% $ 137.11 20% $ 133.53
Graphic Designer $ 110.00 20% $ 112.97 60% $ 116.02 20% $ 112.99
Visualization Specialist I $ 170.00 20% $ 174.59 60% $ 179.30 20% $ 174.61
Visualization Specialist II $ 180.00 20% $ 184.86 60% $ 189.85 20% $ 184.89
Visualization Specialist III $ 190.00 20% $ 195.13 60% $ 200.40 20% $ 195.16
Visualization Specialist IV $ 200.00 20% $ 205.40 60% $ 210.95 20% $ 205.43
Water/Wastewater Designer I $ 130.00 20% $ 133.51 60% $ 137.11 20% $ 133.53
Water/Wastewater Designer II $ 140.00 20% $ 143.78 60% $ 147.66 20% $ 143.80
Water/Wastewater Designer III $ 150.00 20% $ 154.05 60% $ 158.21 20% $ 154.07
Water/Wastewater Designer IV $ 170.00 20% $ 174.59 60% $ 179.30 20% $ 174.61
Water/Wastewater Engineer I $ 160.00 20% $ 164.32 60% $ 168.76 20% $ 164.34
Water/Wastewater Engineer II $ 170.00 20% $ 174.59 60% $ 179.30 20% $ 174.61
Water/Wastewater Engineer III $ 190.00 20% $ 195.13 60% $ 200.40 20% $ 195.16
Water/Wastewater Engineer IV $ 220.00 20% $ 225.94 60% $ 232.04 20% $ 225.97
Water/Wastewater Project Manager I $ 140.00 20% $ 143.78 60% $ 147.66 20% $ 143.80
Water/Wastewater Project Manager II $ 160.00 20% $ 164.32 60% $ 168.76 20% $ 164.34
Water/Wastewater Project Manager III $ 180.00 20% $ 184.86 60% $ 189.85 20% $ 184.89
Water/Wastewater Project Manager IV $ 200.00 20% $ 205.40 60% $ 210.95 20% $ 205.43
Fee Summary
City of Fayetteville, AR
S. School Ave. (MLK to 15th)
ISG Project #32858
July 8, 2025
FAYETTEVILLE, AR (SS4) S. SCHOOL AVE PROJECT
 Senior Civil Civil Civil Civil Civil Civil Civil Landscape Landscape Senior Environmental Environmental Senior Land  Geospatial Geospatial
 Engineer Engineer IV Engineer II Engineer I Designer IV Designer III Designer II Architect IV Architect II Scientist Scientist/Engineer III  Surveyor Specialist III Specialist II Total
 $ 241.38 $ 205.43 $ 164.34 $ 154.07 $ 164.34 $ 143.80 $ 133.53 $ 195.16 $ 154.07 $ 220.84 $ 164.34 $ 210.56 $ 133.53 $ 123.26
SURVEY
Project Management 6 $ 1,232.57
Corridor Survey 1 90 95 $ 23,932.50
Boundary Survey 1 60 59 $ 15,489.36
Right-of-way and Easement Exhibits 1 16 40 $ 8,504.77
Subconsultants(Title Search, Locates) $ 18,500.00
Expenses $ 8,445.00

 TASK TOTAL $ 76,104.20
ENVIRONMENTAL
Project Management 3 4 $ 1,607.48
Agency Coordination 2 3 2 10 $ 3,184.15
Archaeology and History 3 2 5 $ 1,879.68
Hazardous Materials 2 9 $ 1,920.76
Environmental Document 3 3 8 $ 2,701.39
Subconsultants(Arch./History) $ 6,900.00

 TASK TOTAL $ 18,193.47
TRAFFIC STUDY
Traffic Study 4 45 90 $ 25,000.73
Subconsultants(Counts) $ 5,000.00

 TASK TOTAL $ 30,000.73
FRANCHISE UTILITY COORDINATION
Initial Coordination 2 14 14 TASK TOTAL $ 4,940.57
CONCEPTUAL PLANS
Project Management 6 $ 1,448.28
Civil Design 8 46 $ 9,203.23
Landscape Architecture 8 40 $ 7,724.14
Plan Production 34 $ 4,889.21
Cost Opinion 2 4 $ 1,068.23
Intersection Design 8 16 150 200 $ 58,629.48
RRFB Design 1 4 12 18 $ 5,623.62

 TASK TOTAL $ 88,586.19
Fee Summary


PUBLIC ENGAGEMENT
Project Management 1 3 1 $ 1,078.50
Prepare Materials 18 30 2 23 $ 12,541.45
Coordinate Public Meetings 3 18 18 $ 7,195.16
Public Engagement Log 2 6 $ 1,715.33
Expenses $ 3,000.00

 TASK TOTAL $ 25,530.44

 SUBTOTAL $ 243,355.60
PUBLIC UTILITIES
Survey/Esmt Exhibits 10 25 36 $ 9,881.14
Project Management 8 20 $ 6,039.62
Conceptual Design 6 20 75 90 $ 29,129.85

 TASK TOTAL $ 45,050.61

 GRAND TOTAL $ 288,406.21
 CITY COUNCIL MEMO
 2025-1288


MEETING OF JULY 29, 2025
TO: Mayor Rawn and City Council
THRU: Chris Brown, Public Works Director
 Keith Macedo, Chief of Staff
FROM: Kenneth Patterson, Federal Aid Project Manager
SUBJECT: SS4A E Joyce Blvd - Design Agreement with Kimley-Horn & Associates, Inc.


RECOMMENDATION:
Staff recommends approval of the agreement with Kimley-Horn in the amount of $287,000 for study and
conceptual design phase services for the E. Joyce Blvd. (71B to Crossover Rd.), a Safe Streets and Roads for
All project and approval of a budget adjustment, pursuant to RFQ 25-01, Selection #10.

BACKGROUND:
E. Joyce Blvd serves as the primary east/west connection between Highway 265 (Crossover Rd.) and Highway
71B in north Fayetteville. This 1.6-mile corridor is an Ozark Regional Transit Route and is heavily developed
with mixed land uses, including apartment complexes, single-family homes, restaurants, banks, schools,
offices, parks and senior housing. E. Joyce Blvd has been identified on Fayetteville’s High Injury Network (HIN)
map with 667 total crashes, including eight crashes that resulted in fatalities or serious injuries from 2017 to
2021. Key needs for this stretch of E. Joyce Blvd. are reductions in overall operating speeds and
improvements in access management to reduce the frequency and severity of crashes. Priority needs that will
be incorporated into the design will include, but not limited to, the addition of medians and other traffic control
infrastructure (i.e., roundabouts, crosswalks, protected intersections, street lighting, dedicated turn lanes, and
Leading Pedestrian Intervals at all signalized crossings.

On December 4, 2024, Resolution 301-24 was approved to accept federal aid funding in the amount of
$25,000,000 from the U.S. Department of Transportation's Federal Highway Administration through the Safe
Streets and Roads for All (SS4A) Program. This funding supports five construction projects with a focus on
safety, and this project is among them.

On May 5, 2025, a selection committee composed of City of Fayetteville staff and Council member Mike
Wiederkehr selected Kimley-Horn and Associates, Inc. for design phase services for safety improvements to E.
Joyce Blvd, pursuant to RFQ 25-01, Selection #10.

DISCUSSION:
The scope of services includes traffic study, sidewalk and pavement condition assessment, lighting study,
intersection evaluation, corridor safety study, and conceptual design on E. Joyce Blvd. from 71B to Crossover
Rd. Specific types of improvements to be studied and potentially part of the completed design include
enhancements to pedestrian and bicycle infrastructure, landscaping, signalization, utility relocations, and
access control improvements. The fee for this phase of work is $287,000. This phase of work will identify the
safety measures to be implemented in the corridor. A subsequent contract will be negotiated for detailed
Mailing address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
design of the safety improvements.

BUDGET/STAFF IMPACT:
The City has been awarded federal funding for this project through the Safe Streets and Roads for All (SS4A)
Grant, as approved by Resolution 301-24. Matching funds for the SS4A grant funds will come from the 2019
Bond Program. The funding breakdown for the contract amount is as follows:


 Account # Project # Amount
 2235.900.9224-5860.02 32401.9224 $214,179.12
 4702.860.7235-5860.02 46020.7235.9224 $72,820.88
 TOTAL $287,000.00


ATTACHMENTS: 3. Staff Review Form, 4. Budget Adjustment, 5. Agreement




Mailing address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
 City of Fayetteville, Arkansas 113 West Mountain Street
 Fayetteville, AR 72701
 (479) 575-8323
 Legislation Text


File #: 2025-1288

A RESOLUTION TO AUTHORIZE A CONTRACT WITH KIMLEY-HORN AND
ASSOCIATES, INC. FOR STUDY AND DESIGN PHASE SERVICES FOR THE EAST JOYCE
BOULEVARD SAFE STREETS FOR ALL PROJECT IN THE AMOUNT OF $287,000.00, AND
TO APPROVE A BUDGET ADJUSTMENT

WHEREAS, East Joyce Boulevard serves as the primary east/west connection between Crossover Road
and Highway 71B, which is heavily developed with mixed land uses and has been identified as part of
Fayetteville’s High Injury Network; and

WHEREAS, on December 4, 2024, City Council approved Resolution 301-24 to accept federal aid
funding in the amount of $25,000,000.00 from the U.S. Department of Transportation’s Federal
Highway Administration through the Safe Streets and Roads for All Program to fund safety
improvements to important corridors; and

WHEREAS, key needs for this stretch of East Joyce Boulevard are reductions in overall operating
speeds and improvements in access management to reduce the frequency and severity of crashes, and
priority needs that will be incorporated into the design will include, but not limited to, the addition of
medians and other traffic control infrastructure; and

WHEREAS, the scope of services for this phase of the project includes traffic study, sidewalk and
pavement condition assessment, lighting study, intersection evaluation, corridor safety study, and
conceptual design for improvements to a segment of East Joyce Boulevard from Highway 71B to
Crossover Road.

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
FAYETTEVILLE, ARKANSAS:

Section 1: That the City Council of the City of Fayetteville, Arkansas hereby authorizes Mayor Rawn to
sign a professional engineering services agreement with Kimley-Horn and Associates, Inc. for study and
design phase services for the East Joyce Boulevard Safe Streets and Roads for All Project in the amount
of $287,000.00 pursuant to RFQ 25-01, Selection 10.

Section 2: That the City Council of the City of Fayetteville, Arkansas hereby approves a budget
adjustment, a copy of which is attached to this Resolution.




 Page 1
 City of Fayetteville Staff Review Form

 2025-1224
 Item ID
 8/5/2025
 City Council Meeting Date - Agenda Item Only
 N/A for Non-Agenda Item

 Kenneth Patterson 7/15/2025 ENGINEERING (621)
 Submitted By Submitted Date Division / Department
 Action Recommendation:
 Staff recommends approval of the agreement with Kimley-Horn & Associates, Inc in the amount of $287,000 for
 design phase services for the E. Joyce Blvd. (71B to Crossover Rd), a Safe Streets and Roads for All project, and
 approval of a budget adjustment. This will be split between the Safe Streets & Roads Grant ($214,179.12), the
 Street Bond funds ($72,820.88).




 Budget Impact:
 2235.900.9224-5860.02 Safe Streets and Roads Grant
 4702.860.7235-5860.02 Streets Projects 2022 Bonds
 Account Number Fund
 32401.9224 Safe Streets & Roads Grant - Joyce Blvd
 46020.7235.9224 Street Bond Projects - SS4A - Joyce Blvd
 Project Number Project Title

 Budgeted Item? Yes Total Amended Budget $ 28,629,100.00
 Expenses (Actual+Encum) $ 10,053,920.20
 Available Budget $ 18,575,179.80
 Does item have a direct cost? Yes Item Cost $ 287,000.00
 Is a Budget Adjustment attached? Yes Budget Adjustment $ -
 Remaining Budget $ 18,288,179.80


 V20221130
Purchase Order Number: Previous Ordinance or Resolution # 301-24

Change Order Number: Approval Date:

Original Contract Number:

Comments:
City of Fayetteville, Arkansas - Budget Adjustment (Agenda)
 Budget Year Division Adjustment Number
 ENGINEERING (621)
 /Org2
 2025 Requestor: Kenneth Patterson
BUDGET ADJUSTMENT DESCRIPTION / JUSTIFICATION:
 Staff recommends approval of the agreement with Kimley-Horn & Associates, Inc in the amount of $287,000 for design
 phase services for the E. Joyce Blvd. (71B to Crossover Rd), a Safe Streets and Roads for All project, and approval of a
 budget adjustment. This will be split between the Safe Streets & Roads Grant ($214,179.12), the Street Bond funds
 ($72,820.88).



 COUNCIL DATE: 8/5/2025
 ITEM ID#: 2025-1224
 Holly Black
 7/16/2025 8:23 AM
 Budget Division Date

 TYPE:
 D - (City Council)
 JOURNAL #:

 GLDATE:
 RESOLUTION/ORDINANCE CHKD/POSTED: /
 TOTAL - - v.2025617

 Increase / (Decrease) Project.Sub#
 Account Number Expense Revenue Project Sub.Detl AT Account Name
 GLACCOUNT EXPENSE REVENUE PROJECT SUB AT DESCRIPTION X
2235.900.9220-5899.00 (214,180) - 32401 9220 EX Unallocated - Budget
2235.900.9224-5860.02 214,180 - 32401 9224 EX Capital Prof Svcs - Engineering/Architectural
2235.900.9220-4309.00 - (214,180) 32401 9220 RE Federal Grants - Capital
2235.900.9224-4309.00 - 214,180 32401 9224 RE Federal Grants - Capital

4702.860.7999-5899.00 (72,821) - 46020 7999 EX Unallocated - Budget
4702.860.7235-5860.02 72,821 - 46020 7235.9224 EX Capital Prof Svcs - Engineering/Architectural
 - -
 - -
 - -
 - -
 - -
 - -
 - -
 - -
 - -
 - -
 - -




 G:\Divs\Engineering\Engineering Design Services\Projects\Safe Streets & Roads for All Grant\5 Projects\E Joyce Blvd (SS4A)\Council
 and Mayor Items\Kimley-Horn Design Contract\2025-1224 BA SS4A Joyce Blvd - Kimley-Horn design 1 of 1
 AGREEMENT
 For
 PROFESSIONAL ENGINEERING SERVICES
 Between
 CITY OF FAYETTEVILLE, ARKANSAS
 And
 Kimley-Horn and Associates, Inc.


THIS AGREEMENT is made as of , 2025, by and between City of Fayetteville,
Arkansas, acting by and through its Mayor (hereinafter called CITY OF FAYETTEVILLE) and Kimley-
Horn and Associates, Inc. (hereinafter called ENGINEER).

CITY OF FAYETTEVILLE from time to time requires professional engineering services in connection
with the evaluation, design, and/or construction supervision of capital improvement projects. Therefore,
CITY OF FAYETTEVILLE and ENGINEER in consideration of their mutual covenants agree as follows:

ENGINEER shall serve as CITY OF FAYETTEVILLE’s professional engineering consultant in those
assignments related to the E JOYCE BLVD (SS4A) project (hereinafter called PROJECT) to which this
Agreement applies, and shall give consultation and advice to CITY OF FAYETTEVILLE during the
performance of ENGINEER’s services. All services shall be performed under the direction of a professional
engineer registered in the State of Arkansas and qualified in the particular field.

SECTION 1 - AUTHORIZATION OF SERVICES

1.1 Services on any assignment shall be undertaken only upon written Authorization of CITY OF
 FAYETTEVILLE and agreement of ENGINEER

1.2 Assignments may include services described hereafter as Basic Services or as Additional
 Services of ENGINEER.

1.3 Changes, modifications or amendments in scope, price or fees to this contract shall not be
 allowed without a formal contract amendment approved by the Mayor and the City Council in
 advance of the change in scope, costs, fees, or delivery schedule.

SECTION 2 - BASIC SERVICES OF ENGINEER

2.1 Perform professional services in connection with the Project as hereinafter stated.

2.1.1 The Scope of Services to be furnished by ENGINEER during the Project is included in
 Appendix A attached hereto and made part of this Agreement.

2.2 ENGINEER shall coordinate their activities and services with the CITY OF
 FAYETTEVILLE. ENGINEER and CITY OF FAYETTEVILLE agree that ENGINEER
 has full responsibility for the engineering services.

SECTION 3 - RESPONSIBILITIES OF CITY OF FAYETTEVILLE

3.1 CITY OF FAYETTEVILLE shall, within a reasonable time, so as not to delay the services of
 ENGINEER:



Kimley-Horn Contract – Professional Engineering Services 1 7/16/2025
3.1.1 Provide full information as to CITY OF FAYETTEVILLE’s requirements for the Project.

3.1.2 Assist ENGINEER by placing at ENGINEER’s disposal all available information
 pertinent to the assignment including previous reports and any other data relative thereto.

3.1.3 Assist ENGINEER in obtaining access to property reasonably necessary for ENGINEER
 to perform his services under this Agreement.

3.1.4 Examine all studies, reports, sketches, cost opinions, proposals, and other documents
 presented by ENGINEER and render in writing decisions pertaining thereto.

3.1.5 Provide such professional legal, accounting, financial, and insurance counseling services
 as may be required for the Project.

3.1.6 The City Engineer is the CITY OF FAYETTEVILLE’s project representative with respect
 to the services to be performed under this Agreement. The City Engineer shall have
 complete authority to transmit instructions, receive information, interpret and define
 CITY OF FAYETTEVILLE’s policies and decisions with respect to materials, equipment,
 elements and systems to be used in the Project, and other matters pertinent to the services
 covered by this Agreement.

3.1.7 CITY OF FAYETTEVILLE and/or its representative will review all documents and
 provide written comments to ENGINEER in a timely manner.

SECTION 4 - PERIOD OF SERVICE

4.1 This Agreement will become effective upon the first written notice by CITY OF
 FAYETTEVILLE authorizing services hereunder.

4.2 The provisions of this Agreement have been agreed to in anticipation of the orderly progress
 of the Project through completion of the services stated in the Agreement. ENGINEER will
 proceed with providing the authorized services immediately upon receipt of written
 authorization from CITY OF FAYETTEVILLE. Said authorization shall include the Scope of
 Services authorized and the time in which the services are to be completed. The anticipated
 Scope of Services and the Schedule for this project are included as Appendix A.

SECTION 5 - PAYMENTS TO ENGINEER

5.1 The maximum not-to-exceed amount authorized for this Agreement shall be based upon on
 an Hourly Rate Schedule per employee classification and detailed Justification of Costs and
 Fees as described in Appendix B.

5.2 Statements

5.2.1 Monthly statements for each calendar month shall be submitted to CITY OF
 FAYETTEVILLE or such parties as CITY OF FAYETTEVILLE may designate for
 professional services consistent with ENGINEER’S normal billing schedule. Once
 established, the billing schedule shall be maintained throughout the duration of the
 Project.

 Applications for payment shall be made in accordance with a format to be developed by
 ENGINEER and as approved by CITY OF FAYETTEVILLE. Applications for payment shall


Kimley-Horn Contract – Professional Engineering Services 2 7/16/2025
 be accompanied each month by the updated project schedule as the basis for determining the
 value earned as the work is accomplished. Final payment for professional services shall be
 made upon CITY OF FAYETTEVILLE’s approval and acceptance with the satisfactory
 completion of the study and report for the Project.

5.3 Payments

5.3.1 All statements are payable upon receipt and due within thirty (30) days. If a portion of
 ENGINEER’s statement is disputed by CITY OF FAYETTEVILLE, the undisputed
 portion shall be paid by CITY OF FAYETTEVILLE by the due date. CITY OF
 FAYETTEVILLE shall advise ENGINEER in writing of the basis for any disputed
 portion of any statement. CITY OF FAYETTEVILLE will make reasonable effort to pay
 invoices within 30 days of date the invoice is approved, however, payment within 30 days
 is not guaranteed.

5.4 Final Payment

5.4.1 Upon satisfactory completion of the work performed under this Agreement, as a condition
 before final payment under this Agreement, or as a termination settlement under this
 Agreement, ENGINEER shall execute and deliver to CITY OF FAYETTEVILLE a
 release of all claims against CITY OF FAYETTEVILLE arising under or by virtue of this
 Agreement, except claims which are specifically exempted by ENGINEER to be set forth
 therein. Unless otherwise provided in this Agreement or by State law or otherwise
 expressly agreed to by the parties to this Agreement, final payment under this Agreement
 or settlement upon termination of this Agreement shall not constitute a waiver of CITY
 OF FAYETTEVILLE’s claims against ENGINEER or his sureties under this Agreement
 or applicable performance and payment bonds, if any.

SECTION 6 - GENERAL CONSIDERATIONS

6.1 Insurance

6.1.1 During the course of performance of these services, ENGINEER will maintain (in
 United States Dollars) the following minimum insurance coverages:

 Type of Coverage Limits of Liability
 Workers’ Compensation Statutory
 Employers’ Liability $500,000 Each Accident

 Commercial General Liability
 Bodily Injury and $1,000,000 Combined Single Limit
 Property Damage

 Automobile Liability:
 Bodily Injury and $1,000,000 Combined Single Limit
 Property Damage

 Professional Liability Insurance $1,000,000 Each Claim

 ENGINEER will provide to CITY OF FAYETTEVILLE certificates as evidence of the
 specified insurance within ten days of the date of this Agreement and upon each renewal
 of coverage.


Kimley-Horn Contract – Professional Engineering Services 3 7/16/2025
6.1.2 CITY OF FAYETTEVILLE and ENGINEER waive all rights against each other and their
 officers, directors, agents, or employees for damage covered by property insurance during
 and after the completion of ENGINEER’s services.

6.2 Professional Responsibility

6.2.1 ENGINEER will exercise reasonable skill, care, and diligence in the performance of
 ENGINEER’s services and will carry out its responsibilities in accordance with
 customarily accepted professional engineering practices. CITY OF FAYETTEVILLE
 will promptly report to ENGINEER any defects or suspected defects in ENGINEER’s
 services of which CITY OF FAYETTEVILLE becomes aware, so that ENGINEER can
 take measures to minimize the consequences of such a defect. CITY OF
 FAYETTEVILLE retains all remedies to recover for its damages caused by any
 negligence of ENGINEER.

6.3 Cost Opinions and Projections

6.3.1 Cost opinions and projections prepared by ENGINEER relating to construction costs and
 schedules, operation and maintenance costs, equipment characteristics and performance,
 and operating results are based on ENGINEER’s experience, qualifications, and judgment
 as a design professional. Since ENGINEER has no control over weather, cost and
 availability of labor, material and equipment, labor productivity, construction
 Contractors’ procedures and methods, unavoidable delays, construction Contractors’
 methods of determining prices, economic conditions, competitive bidding or market
 conditions, and other factors affecting such cost opinions or projections, ENGINEER does
 not guarantee that actual rates, costs, performance, schedules, and related items will not
 vary from cost opinions and projections prepared by ENGINEER.

6.4 Changes

6.4.1 CITY OF FAYETTEVILLE shall have the right to make changes within the general scope
 of ENGINEER’s services, with an appropriate change in compensation and schedule only
 after Fayetteville City Council approval of such proposed changes and, upon execution of
 a mutually acceptable amendment or change order signed by the Mayor of the CITY OF
 FAYETTEVILLE and the duly authorized officer of ENGINEER.

6.5 Termination

6.5.1 This Agreement may be terminated in whole or in part in writing by either party in the
 event of substantial failure by the other party to fulfill its obligations under this Agreement
 through no fault of the terminating party, provided that no termination may be effected
 unless the other party is given:

6.5.1.1 Not less than ten (10) calendar days written notice (delivered by certified mail, return
 receipt requested) of intent to terminate,

6.5.1.2 An opportunity for consultation with the terminating party prior to termination.

6.5.2 This Agreement may be terminated in whole or in part in writing by CITY OF
 FAYETTEVILLE for its convenience, provided that ENGINEER is given:
6.5.2.1 Not less than ten (10) calendar days written notice (delivered by certified mail, return



Kimley-Horn Contract – Professional Engineering Services 4 7/16/2025
 receipt requested) of intent to terminate,

6.5.2.2 An opportunity for consultation with the terminating party prior to termination.

6.5.3 If termination for default is effected by CITY OF FAYETTEVILLE, an equitable
 adjustment in the price provided for in this Agreement shall be made, but

6.5.3.1 No amount shall be allowed for anticipated profit on unperformed services or other
 work,

6.5.3.2 Any payment due to ENGINEER at the time of termination may be adjusted to cover
 any additional costs to CITY OF FAYETTEVILLE because of ENGINEER’s default.

6.5.4 If termination for default is effected by ENGINEER, or if termination for convenience is
 effected by CITY OF FAYETTEVILLE, the equitable adjustment shall include a
 reasonable profit for services or other work performed. The equitable adjustment for any
 termination shall provide for payment to ENGINEER for services rendered and expenses
 incurred prior to the termination, in addition to termination settlement costs reasonably
 incurred by ENGINEER relating to commitments which had become firm prior to the
 termination.

6.5.5 Upon receipt of a termination action under Paragraphs 6.5.1 or 6.5.2 above, ENGINEER
 shall:

6.5.5.1 Promptly discontinue all affected work (unless the notice directs otherwise),

6.5.5.2 Deliver or otherwise make available to CITY OF FAYETTEVILLE all data, drawings,
 specifications, reports, estimates, summaries and such other information and materials
 as may have been accumulated by ENGINEER in performing this Agreement, whether
 completed or in process.

6.5.6 Upon termination under Paragraphs 6.5.1 or 6.5.2 above CITY OF FAYETTEVILLE may
 take over the work and may award another party an agreement to complete the work under
 this Agreement.

6.5.7 If, after termination for failure of ENGINEER to fulfill contractual obligations, it is
 determined that ENGINEER had not failed to fulfill contractual obligations, the
 termination shall be deemed to have been for the convenience of CITY OF
 FAYETTEVILLE. In such event, adjustments of the agreement price shall be made as
 provided in Paragraph 6.5.4 of this clause.

6.6 Delays

6.6.1 In the event the services of ENGINEER are suspended or delayed by CITY OF
 FAYETTEVILLE or by other events beyond ENGINEER’s reasonable control,
 ENGINEER shall be entitled to additional compensation and time for reasonable costs
 incurred by ENGINEER in temporarily closing down or delaying the Project.
6.7 Rights and Benefits

6.7.1 ENGINEER’s services will be performed solely for the benefit of CITY OF
 FAYETTEVILLE and not for the benefit of any other persons or entities.



Kimley-Horn Contract – Professional Engineering Services 5 7/16/2025
6.8 Dispute Resolution

6.8.1 Scope of Paragraph: The procedures of this Paragraph shall apply to any and all disputes
 between CITY OF FAYETTEVILLE and ENGINEER which arise from, or in any way are
 related to, this Agreement, including, but not limited to the interpretation of this
 Agreement, the enforcement of its terms, any acts, errors, or omissions of CITY OF
 FAYETTEVILLE or ENGINEER in the performance of this Agreement, and disputes
 concerning payment.

6.8.2 Exhaustion of Remedies Required: No action may be filed unless the parties first negotiate.
 If timely Notice is given under Paragraph 6.8.3, but an action is initiated prior to exhaustion
 of these procedures, such action shall be stayed, upon application by either party to a court
 of proper jurisdiction, until the procedures in Paragraphs 6.8.3 and 6.8.4 have been
 complied with.

6.8.3 Notice of Dispute

6.8.3.1 For disputes arising prior to the making of final payment promptly after the occurrence
 of any incident, action, or failure to act upon which a claim is based, the party seeking
 relief shall serve the other party with a written Notice;

6.8.3.2 For disputes arising within one year after the making of final payment, CITY OF
 FAYETTEVILLE shall give ENGINEER written Notice at the address listed in
 Paragraph 6.14 within thirty (30) days after occurrence of any incident, accident, or
 first observance of defect or damage. In both instances, the Notice shall specify the
 nature and amount of relief sought, the reason relief should be granted, and the
 appropriate portions of this Agreement that authorize the relief requested.

6.8.4 Negotiation: Within seven days of receipt of the Notice, the Project Managers for CITY
 OF FAYETTEVILLE and ENGINEER shall confer in an effort to resolve the dispute. If
 the dispute cannot be resolved at that level, then, upon written request of either side, the
 matter shall be referred to the President of ENGINEER and the Mayor of CITY OF
 FAYETTEVILLE or his designee. These officers shall meet at the Project Site or such
 other location as is agreed upon within 30 days of the written request to resolve the dispute.

6.9 CITY OF FAYETTEVILLE represents that it has sufficient funds or the means of obtaining
 funds to remit payment to ENGINEER for services rendered by ENGINEER.

6.10 Publications

6.10.1 Recognizing the importance of professional development on the part of ENGINEER’s
 employees and the importance of ENGINEER’s public relations, ENGINEER may prepare
 publications, such as technical papers, articles for periodicals, and press releases, pertaining
 to ENGINEER’s services for the Project. Such publications will be provided to CITY OF
 FAYETTEVILLE in draft form for CITY OF FAYETTEVILLE’s advance review. CITY
 OF FAYETTEVILLE shall review such drafts promptly and provide CITY OF
 FAYETTEVILLE’s comments to ENGINEER. CITY OF FAYETTEVILLE
 may require deletion of proprietary data or confidential information from such publications,
 but otherwise CITY OF FAYETTEVILLE will not unreasonably withhold approval. The
 cost of ENGINEER’s activities pertaining to any such publication shall be for
 ENGINEER’s account.



Kimley-Horn Contract – Professional Engineering Services 6 7/16/2025
6.11 Indemnification

6.11.1 CITY OF FAYETTEVILLE agrees that it will require all construction Contractors to
 indemnify, defend, and hold harmless CITY OF FAYETTEVILLE and ENGINEER from
 and against any and all loss where loss is caused or incurred or alleged to be caused or
 incurred in whole or in part as a result of the negligence or other actionable fault of the
 Contractors, or their employees, agents, Subcontractors, and Suppliers.

6.12 Ownership of Documents

6.12.1 All documents provided by CITY OF FAYETTEVILLE including original drawings, disks
 of CADD drawings and cross sections, estimates, specification field notes, and data are and
 remain the property of CITY OF FAYETTEVILLE. ENGINEER may retain reproduced
 copies of drawings and copies of other documents.

6.12.2 Engineering documents, drawings, and specifications prepared by ENGINEER as part of
 the Services shall become the property of CITY OF FAYETTEVILLE when ENGINEER
 has been compensated for all Services rendered, provided, however, that ENGINEER shall
 have the unrestricted right to their use. ENGINEER shall, however, retain its rights in its
 standard drawings details, specifications, databases, computer software, and other
 proprietary property. Rights to intellectual property developed, utilized, or modified in the
 performance of the Services shall remain the property of ENGINEER.

6.12.3 Any files delivered in electronic medium may not work on systems and software different
 than those with which they were originally produced. ENGINEER makes no warranty as
 to the compatibility of these files with any other system or software. Because of the
 potential degradation of electronic medium over time, in the event of a conflict between
 the sealed original drawings/hard copies and the electronic files, the sealed drawings/hard
 copies will govern.

6.13 Notices

6.13.1 Any Notice required under this Agreement will be in writing, addressed to the appropriate
 party at the following addresses:

 CITY OF FAYETTEVILLE’s address:
 125 West Mountain Street
 Fayetteville, Arkansas 72701


 ENGINEER’s address:
 805 South Walton Boulevard
 Suite 520
 Bentonville, AR 72712

6.14 Successor and Assigns

6.14.1 CITY OF FAYETTEVILLE and ENGINEER each binds himself and his successors,
 executors, administrators, and assigns to the other party of this Agreement and to the
 successors, executors, administrators, and assigns of such other party, in respect to all
 covenants of this Agreement; except as above, neither CITY OF FAYETTEVILLE nor


Kimley-Horn Contract – Professional Engineering Services 7 7/16/2025
 ENGINEER shall assign, sublet, or transfer his interest in the Agreement without the
 written consent of the other.

6.15 Controlling Law

6.15.1 This Agreement shall be subject to, interpreted and enforced according to the laws of the
 State of Arkansas without regard to any conflicts of law provisions.

6.16 Entire Agreement

6.16.1 This Agreement represents the entire Agreement between ENGINEER and CITY OF
 FAYETTEVILLE relative to the Scope of Services herein. Since terms contained in
 purchase orders do not generally apply to professional services, in the event CITY OF
 FAYETTEVILLE issues to ENGINEER a purchase order, no preprinted terms thereon
 shall become a part of this Agreement. Said purchase order document, whether or not
 signed by ENGINEER, shall be considered as a document for CITY OF
 FAYETTEVILLE’s internal management of its operations.

SECTION 7 - SPECIAL CONDITIONS

7.1 Additional Responsibilities of ENGINEER

7.1.1 CITY OF FAYETTEVILLE’s review, approval, or acceptance of design drawings,
 specifications, reports and other services furnished hereunder shall not in any way relieve
 ENGINEER of responsibility for the technical adequacy of the work. Neither CITY OF
 FAYETTEVILLE’s review, approval or acceptance of, nor payment for any of the services
 shall be construed as a waiver of any rights under this Agreement or of any cause of action
 arising out of the performance of this Agreement.

7.1.2 ENGINEER shall be and shall remain liable, in accordance with applicable law, for all
 damages to CITY OF FAYETTEVILLE to the extent caused by ENGINEER’s negligent
 performance of any of the services furnished under this Agreement except for errors,
 omissions or other deficiencies to the extent attributable to CITY OF FAYETTEVILLE or
 CITY OF FAYETTEVILLE-furnished data.

7.1.3 ENGINEER’s obligations under this clause are in addition to ENGINEER’s other express
 or implied assurances under this Agreement or State law and in no way diminish any other
 rights that CITY OF FAYETTEVILLE may have against ENGINEER for faulty materials,
 equipment, or work.

7.2 Remedies

7.2.1 Except as may be otherwise provided in this Agreement, all claims, counter-claims,
 disputes and other matters in question between CITY OF FAYETTEVILLE and
 ENGINEER arising out of or relating to this Agreement or the breach thereof will be
 decided in a court of competent jurisdiction within Arkansas.

7.3 Audit: Access to Records

7.3.1 ENGINEER shall maintain books, records, documents and other evidence directly
 pertinent to performance on work under this Agreement in accordance with generally
 accepted accounting principles and practices consistently applied in effect on the date of


Kimley-Horn Contract – Professional Engineering Services 8 7/16/2025
 execution of this Agreement. ENGINEER shall also maintain the financial information and
 data used by ENGINEER in the preparation of support of the cost submission required for
 any negotiated agreement or change order and send to CITY OF FAYETTEVILLE a copy
 of the cost summary submitted. CITY OF FAYETTEVILLE, the State or any of their
 authorized representatives shall have access to all such books, records, documents and
 other evidence for the purpose of inspection, audit and copying during normal business
 hours. ENGINEER will provide proper facilities for such access and inspection.

7.3.2 Records under Paragraph 7.3.1 above shall be maintained and made available during
 performance on assisted work under this Agreement and until three years from the date of
 final payment for the project. In addition, those records which relate to any controversy
 arising out of such performance, or to costs or items to which an audit exception has been
 taken, shall be maintained and made available until three years after the date of resolution
 of such appeal, litigation, claim or exception.

7.3.3 This right of access clause (with respect to financial records) applies to:

7.3.3.1 Negotiated prime agreements:

7.3.3.2 Negotiated change orders or agreement amendments in excess of $10,000 affecting
 the price of any formally advertised, competitively awarded, fixed price agreement:

7.3.3.3 Agreements or purchase orders under any agreement other than a formally advertised,
 competitively awarded, fixed price agreement. However, this right of access does not
 apply to a prime agreement, lower tier subagreement or purchase order awarded after
 effective price competition, except:

7.3.3.3.1 With respect to record pertaining directly to subagreement performance,
 excluding any financial records of ENGINEER;

7.3.3.3.2 If there is any indication that fraud, gross abuse or corrupt practices may be
 involved;

7.3.3.3.3 If the subagreement is terminated for default or for convenience.

7.4 Covenant Against Contingent Fees

7.4.1 ENGINEER warrants that no person or selling agency has been employed or retained to
 solicit or secure this Agreement upon an agreement of understanding for a commission,
 percentage, brokerage or continent fee, excepting bona fide employees or bona fide
 established commercial or selling agencies maintained by ENGINEER for the purpose of
 securing business. For breach or violation of this warranty, CITY OF FAYETTEVILLE
 shall have the right to annul this Agreement without liability or at its discretion, to deduct
 from the contract price or consideration, or otherwise recover, the full amount of such
 commission, percentage, brokerage, or contingent fee.
7.5 Gratuities

7.5.1 If CITY OF FAYETTEVILLE finds after a notice and hearing that ENGINEER or any of
 ENGINEER’s agents or representatives, offered or gave gratuities (in the form of
 entertainment, gifts or otherwise) to any official, employee or agent of CITY OF
 FAYETTEVILLE, in an attempt to secure an agreement or favorable treatment in



Kimley-Horn Contract – Professional Engineering Services 9 7/16/2025
 awarding, amending or making any determinations related to the performance of this
 Agreement, CITY OF FAYETTEVILLE may, by written notice to ENGINEER terminate
 this Agreement. CITY OF FAYETTEVILLE may also pursue other rights and remedies
 that the law or this Agreement provides. However, the existence of the facts on which CITY
 OF FAYETTEVILLE bases such finding shall be in issue and may be reviewed in
 proceedings under the Remedies clause of this Agreement.

7.5.2 In the event this Agreement is terminated as provided in Paragraph 7.5.1, CITY OF
 FAYETTEVILLE may pursue the same remedies against ENGINEER as it could pursue
 in the event of a breach of the Agreement by ENGINEER As a penalty, in addition to any
 other damages to which it may be entitled by law, CITY OF FAYETTEVILLE may pursue
 exemplary damages in an amount (as determined by CITY OF FAYETTEVILLE) which
 shall be not less than three nor more than ten times the costs ENGINEER incurs in
 providing any such gratuities to any such officer or employee.

7.6 Arkansas Freedom of Information Act

7.6.1 City contracts and documents, including internal documents and documents of
 subcontractors and sub-consultants, prepared while performing City contractual work are
 subject to the Arkansas Freedom of Information Act (FOIA). If a Freedom of Information
 Act request is presented to the CITY OF FAYETTEVILLE, ENGINEER will do
 everything possible to provide the documents in a prompt and timely manner as prescribed
 in the Arkansas Freedom of Information Act (A.C.A. §25-19-101 et seq.). Only legally
 authorized photocopying costs pursuant to the FOIA may be assessed for this compliance.

IN WITNESS WHEREOF, CITY OF FAYETTEVILLE, ARKANSAS by and through its Mayor, and
ENGINEER, by its authorized officer have made and executed this Agreement as of the day and year first
above written.

CITY OF FAYETTEVILLE, ARKANSAS ENGINEER


By: By:
Mayor, Molly Rawn Vice President, Scott R Arnold

ATTEST:
By: By:
City Clerk Vice President, Luke A. Schmidt


 END OF AGREEMENT FOR PROFESSIONAL ENGINEERING SERVICES




Kimley-Horn Contract – Professional Engineering Services 10 7/16/2025
 APPENDIX A

 Scope for Transportation Planning and Engineering Services for Joyce Boulevard SS4A
 Implementation Project – Phase 1


The scope set forth herein defines the work to be performed by Kimely-Horn and Associates, Inc.
(“Kimley-Horn” or “Consultant”) in completing phase 1 of the project. Both the City of Fayetteville
(“Client”) and Consultant have attempted to clearly define the work to be performed and address the
needs of this phase of the overall project.

Project Understanding

The overview of this project is to determine proper and effective safety countermeasures to incorporate
into design improvements via the completion of various planning level assessments. The
recommendations will include safety countermeasures to be incorporated along the Joyce Boulevard
corridor from 71B to Crossover Road. This will also be utilized in preparation for the phase 2 contract
which shall include engineering design services.

Assumptions

Kimley-Horn’s scope and fee are based on the following assumptions:

 a. All services outlined below are to be performed by Kimley-Horn except for the traffic count data
 collection services.

If any of these assumptions are not correct, then the scope and fee will change.

Scope of Services

Kimley-Horn will provide the services set forth below.

Task 1: Project Administration

 A. Project Management

 a. The Consultant will maintain project records, budgets, and communications for the
 duration of the project. The Consultant anticipates bi-weekly calls and monthly
 progress reports via e-mail between the Consultant’s Project Manager and the Client
 staff to review the status of tasks and to keep the schedule current.

 b. A project kickoff meeting will be conducted via conference call between the Consultant
 team and Client based on tasks that are authorized by the Client. This meeting will be
 facilitated by the Consultant Project Manager to discuss the following:
 i. Preliminary schedule;
 ii. Goals and objectives;
 iii. Request for information (RFI), which could consist of:
 1. Existing roadway / structures as-built plans, Client provided;
 2. Roadway functional classification(s), Client provided;
 3. FEMA floodplain maps (if applicable);
 4. Existing Right-of-Way information;
 5. Ownership mapping;




 kimley-horn.com 805 South Walton Boulevard, Suite 520, Bentonville, AR 72712 479.974.1263
 Page 2

 6. Existing bicycle facilities from Client in GIS format, if applicable;
 7. Sidewalk inventory to be completed under Task 4: Pavement and
 Sidewalk Conditions Assessment;
 8. Existing and proposed transit ridership data, current transit service,
 and facility planning data, to include any revised service plans, if
 applicable;
 9. Most current transportation plans from Client to include committed
 improved and travel forecasts;
 10. Most recent digital aerial orthophotography of the project study area
 from Client, if available;
 11. Pertinent data on existing and planned major utilities; and
 12. Vehicle crash data and analysis from the Client in GIS format.
 iv. Data collection; and
 v. Other coordination items.

  B. Team Management

 a. Lead, manage, and direct team activities including subconsultants (as needed)

 b. Provide Quality Control / Quality Assurance (QC/QA) practices as part of the
 performance of the work.

 c. Communicate internally among team members.

 d. Task and allocate team resources.

  C. Communications and Reporting

 a. Prepare and submit monthly invoices in the format requested by the Client.

 b. Prepare and submit monthly project status updates.

 c. Prepare and submit baseline project schedule initially, and project schedule updates
 monthly.

  D. Status Meetings

 a. Attend up to 16 bi-weekly progress meetings with the Client to review progress, provide
 updates, and receive feedback on the work. A tentative schedule will be provided as
 an attachment based on an agreed upon scope of services.


 b. Progress meetings will be held internally as needed throughout the length of the project
 to coordinate production, key decisions, sub-consultant coordination, and project
 analysis / design. Also, the Consultant will prepare contracts for any sub-consultant(s),
 monitor sub-consultant staff activities, ensure sub-consultant(s) adhere to the project
 schedule, and review and recommend approval of sub-consultant invoices.

 c. Schedule, provide logistics, conduct, and prepare meeting summaries for progress
 meetings. Consultant will provide materials needing review up to three (3) business
 days ahead of time for the Client to review.




kimley-horn.com 805 South Walton Boulevard, Suite 520, Bentonville, AR 72712 479.974.1263
 Page 3

 E. Deliverables

 a. Meeting summaries with action items.

 b. Baseline project schedule.

 c. Monthly schedule updates with schedule narrative describing any current or
 anticipated schedule changes.

 d. Monthly project status reports.

 e. Monthly project invoices.

Task 2: Traffic Study

 A. Data Collection. The Consultant will collect the following information:

 a. 6-hour weekday turning movement counts at the following intersections (including
 bicycle/pedestrians) from 7AM – 9AM (AM peak hour) and 3PM – 7PM (PM peak hour):

 i. Joyce Blvd at 71B (College Avenue)
 ii. Joyce Blvd at North Vantage Drive
 iii. Joyce Blvd at Parkview Drive
 iv. Joyce Blvd at Old Missouri Road
 v. Joyce Blvd at North Crossover Road (bicycle and pedestrian only)

 b. Weekday turning movement counts at up to ten (10) locations agreed upon with the
 Client. Counts shall be collected during the AM peak hour (7AM – 9AM) and PM peak
 hour (3PM – 7PM).

 c. Up to three (3) 24-hour speed and vehicular counts along Joyce Boulevard at agreed
 upon locations with the Client.

 d. During one (1) peak hour, the Consultant will perform field observations along the study
 corridor to determine existing lane use and traffic control, posted speed limits, and
 geometric features.

 e. The Consultant will review existing available crash data, review areas with increased
 crash experience, and further review high severity crashes / locations.
 f. Based on the data collection, an existing volume, crash, and observations exhibit will
 be created for the study area noting the findings.

 B. Trip Generation, Distribution, and Assignment. Traffic volumes and trip generation, distribution,
 and assignment for the corridor will be analyzed using collected traffic data as well as projected
 traffic data for the short-range horizon (2030) and long-range horizon (2045). The traffic growth
 rate from year 2025 to 2045 will be determined based on a review of the Client’s historic counts
 and the Arkansas Department of Transportation Average Daily Traffic Maps. A traffic growth
 rate will be provided by the Consultant to the Client for review prior to the Consultant
 proceeding with the capacity analysis.




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 Page 4

 C. Intersection Capacity Analysis. Intersection capacity analysis for the AM and PM peak periods
 will be performed for the study intersections:

 a. Joyce Boulevard at Highway 71B (College Avenue)

 b. Joyce Boulevard at North Vantage Drive

 c. Joyce Boulevard at Parkview Drive

 d. Joyce Boulevard at Old Missouri Road

 e. Joyce Boulevard at North Crossover Road (AR-265)

 D. Thoroughfare Capacity Analysis. Kimley-Horn will conduct a thoroughfare capacity analysis
 based on the conceptual alternative for Joyce Boulevard as outlined in Task 6: Corridor Study.

 E. Turn Lane Assessment. Kimley-Horn will evaluate the need and length for turn lanes at all
 study intersections.

 F. Sight Distance Analysis. Intersection sight distance at each study intersection will be reviewed
 based on field observations. A photolog will be included in the documentation.

 G. Traffic Mitigation. If the results of the analysis indicate that improvements are necessary from
 a capacity and/or safety standpoint, the Consultant will identify the types of improvements
 recommended to improve vehicle and pedestrian safety along the corridor.

 H. Review Existing Traffic Signal Controller Settings and Coordination. Existing traffic signal
 operations will be reviewed and any recommendations to optimize traffic capacity and overall
 safety will be provided, and may include clearance intervals, coordinated speeds, leading
 pedestrian interval (LPI), and sufficient clearance intervals for pedestrian phases.

 I. Document Study Results and Project Coordination. An electronic (PDF) draft report that
 documents the study methodology, traffic volumes, analysis results, and recommendations for
 ingress/egress improvements (if necessary) will be prepared and submitted to the Client for
 review and comment. Kimley-Horn will incorporate one round of internal review comments and
 submit an electronic sealed report to the City for review. If necessary, Kimley-Horn will respond
 to one (1) round of comments from the City and submit the final revised report.


Task 3: Lighting Study

 A. The Consultant will perform a field evaluation to confirm existing street light locations and
 configurations. The Consultant will confirm with the Client on the street light fixture type(s).

 B. The Consultant will prepare a photometric analysis model for the corridor and signalized
 intersections within the project limits in accordance with City requirements. The photometric
 analysis will involve modeling existing and proposed fixtures to meet the roadway illumination
 level requirements. The Consultant assumes the light fixtures are to be selected by the City. A
 photometric exhibit and one sheet for fixture cut sheets will be provided.




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 Page 5

 C. The Consultant will prepare a technical memorandum that documents key findings from the
 field evaluation, summarizes the photometric analysis, and provides recommendations for
 proposed street light locations as an effective safety countermeasure.

 D. Deliverables

 a. Draft Technical Memorandum with Photometric Analysis Exhibit

 The Consultant will address up to one (1) round of reasonable comments.

 b. Final Technical Memorandum with Photometric Analysis Exhibit

Task 4: Pavement and Sidewalk Conditions Assessment

 A. Pavement Conditions Assessment. The Consultant will perform a visual inspection of the
 corridor pavement along Joyce Boulevard. Significant pavement deterioration (cracks,
 potholes, depressions, swelling, etc.) will be evaluated and pavement rehabilitation options
 may be provided, if necessary. A geotechnical investigation will not be performed under this
 task. A technical memorandum and an opinion of probable construction cost will be prepared
 and submitted to the Client. The Consultant will address up to one (1) round of reasonable
 comments.

 B. Sidewalk Conditions Assessment. The Consultant will perform a visual inspection of all
 sidewalk and pedestrian ramp conditions within the Right-of-Way. Existing curb ramp slopes,
 locations and geometry will be evaluated for ADA compliance and overall pedestrian safety.
 Existing driveways and intersection crosswalk pavement will also be evaluated for ADA
 compliance. A technical memorandum and an opinion of probable construction cost will be
 prepared and submitted to the client. The Consultant will address up to one (1) round of
 reasonable comments.


Task 5: Intersection Control Evaluation

One (1) Intersection Control Evaluation (ICE) report in total will be prepared for the project corridor.
This will consist of a Stage 1 evaluation for the following intersections along the corridor. The Stage 1
evaluation will identify three (3) intersections to further analyze in Stage 2.
 - Joyce Boulevard at Highway 71B (College Avenue)
 - Joyce Boulevard at North Vantage Drive
 - Joyce Boulevard at Parkview Drive
 - Joyce Boulevard at Old Missouri Road
 - Joyce Boulevard North Crossover Road (AR-265) (Pedestrian / Bicyclists Only)

Stage 1 establishes a list of viable intersection configurations for the study location by applying
engineering judgement and conducting limited analysis. The ICE Report Stage 1 task shall consist of
the following per intersection:

 A. The Consultant will determine the feasibility of potential intersection control methods at the
 study intersections listed above.

 B. Collect crash history data and perform a safety review.




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 Page 6

 C. Using traffic data collected in Task 2: Traffic Study, analyze existing and projected traffic
 volumes for preliminary operational analysis using FHWA’s CAP-X tool.

 D. Conclude and identify three (3) intersections to further analyze in Stage 2.

Stage 2 is where most analysis activities occur, ranging from quantitative analyses of traffic operations
and safety performance measures to qualitative analyses of performance measures focused on
community values. The ICE Report Stage 2 task shall consist of the following per intersection:

 E. Prepare an operational analysis for the existing intersection lane configuration, and the
 alternative intersection control methods identified in Stage 1 of the ICE process using collected
 data from Task 2: Traffic Study as well as projected traffic data for the short-range horizon
 (2030) and long-range horizon (2045).

 a. Stop-controlled and signalized intersections will be analyzed using Synchro 12,
 employing Highway Capacity Manual (HCM) methodologies and HCM 6th Edition LOS
 thresholds. The proposed cycle length will be determined by the Consultant for each
 peak period analyzed (AM and PM peak). A proposed roundabout will be analyzed in
 Junctions 11/Arcady software or SIDRA 9.1 using the US HCM 7th Edition roundabout
 capacity equations and parameters.

 F. Prepare CAD sketches of the existing and proposed alternatives to create plan view exhibits
 to display the existing conditions and the proposed improvements within and directly adjacent
 to the intersection. Conceptual-level sketches of the proposed conditions will be created to
 represent the anticipated lane configurations and geometries for each intersection control
 method studied in Stage 2 of the ICE process.

 a. As part of the roundabout sketch, the following performance checks will be performed
 and provided to the client in CAD format:
 i. Fastest Path
 ii. Truck Paths
 iii. Sight Distance Envelopes

 G. Prepare a collision prediction model for the proposed intersection control methods using
 industry accepted prediction models to account for costs related to crashes (economic costs)
 for a 20-year life cycle. FHWA’s Safety Performance for Intersection Control Evaluation
 (SPICE) tool will be sourced for crash prediction modeling of the proposed traffic signal and
 the proposed roundabout.

 H. Prepare opinion of probable construction costs (OPCCs) for each proposed alternative
 intersection control. The Consultant has no control over the cost of labor, materials, equipment,
 or over the Contractor's methods of determining prices or over competitive bidding or market
 conditions. Opinions of probable costs provided herein are based on the information known to
 the Consultant at this time and represent only the Consultant's judgment as a design
 professional familiar with the construction industry. The Consultant cannot and does not
 guarantee that proposals, bids, or actual construction costs will not vary from its opinions of
 probable costs.

 I. Prepare a predicted 20-year maintenance cost for the intersection control alternatives to
 compare life cycle costs.




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 Page 7

 J. Compile the Intersection Control Evaluation Report incorporating the various analyses and
 results. The ICE Report will consist of the engineer’s recommended intersection control
 alternative based on a review of the quantitative and qualitative analysis results.

 K. Deliverables. The Consultant deliverables will consist of electronic CAD (.dwg) and PDF files
 shared between the Consultant and the Client.

 a. A draft ICE Report will be provided by the Consultant to the Client for initial review and
 comments. The ICE Report will include Appendices that contain the data collection
 documents, operational analyses, roundabout design criteria and assumptions, crash
 prediction model calculations, and OPCC pay items and unit prices.

 b. Synchro, SIDRA, and/or ARCADY Output

 c. CAD files that contain the roundabout performance checks

 d. 11”x17” exhibits for each of the intersection control options analyzed.

Task 6: Corridor Study

 A. Data Collection and Analysis of Existing Conditions

 a. Reconnaissance. It is assumed this will completed under Task 1: Project
 Administration.

 b. Traffic Data Collection. It is assumed this will be completed under Task 2: Traffic Study.

 c. Prepare Mapping of Collected Data. The Consultant, in coordination with the Client,
 will identify and quantify influences and safety concerns based on current conditions.
 This determination will serve to identify key issues throughout the project study area.

 B. Develop Alternatives

 a. Team Strategy Meeting. The Consultant team to regroup to review work performed to
 date, ongoing coordination, critical assumptions going forward, and update the project
 schedule.

 b. Develop Corridor Concept. Using the collected data and existing conditions analysis,
 the Consultant will develop intersection / corridor opportunities consistent with the
 existing / future traffic projections, geometric constraints, and goals / objectives of the
 Client. The purpose of the alternative is to enhance multi-modal safety via the
 implementation of various FHWA safety countermeasures. The Consultant will also
 prepare planning level opinions of probable construction costs for the alternative.

 C. Conceptual Analysis. The Consultant will identify and define reasonable short and
 intermediate-term improvements within the project study area. The proposed improvements
 will be informed by planned local and regional transportation improvements, projected
 population changes, future land uses, and travel demands. The Consultant will prepare an
 initial list of improvements to develop a corridor concept. Possible improvement
 recommendations may consist of:




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 Page 8

 a. Installation of new traffic signals;

 b. Traffic signal modifications (including removals);

 c. Incorporation of Street Light recommendations covered under Task 3: Lighting Study.

 d. Incorporation of Intersection Control Evaluation recommendations covered under Task
 5: Intersection Control Evaluation.

 e. Median construction or opening modifications;

 f. Access control modifications;

 g. Multi-modal improvements and / or modifications;

 h. Intelligent Transportation System (ITS) improvements; and

 i. Regulatory changes and / or proposals.

 The recommended improvements will receive feedback from the Client and Public /
 Stakeholders to finalize the short and intermediate-term improvements. The Consultant may
 also utilize previous mobility data, evaluations, traffic signal warrant studies, traffic impact
 studies, and access management studies, so long as they are less than three (3) years of age.
 The Consultant will evaluate the identified improvements based on the project study area goals
 and objectives developed in the previous task. The improvements that do not suitably address
 the goals and objectives will be eliminated from further consideration.

 a. Develop Measures of Effectiveness (MOE). The Consultant, in cooperation with the
 Client, will confirm the study goals and objectives based on the existing conditions and
 corridor enhancement needs. Goals will include identifying short-term and long-term
 transportation improvements, access management, parking accommodations, land
 use, and physical characteristics. The defined goals will be used to develop the
 Measures of Effectiveness (MOE).

 b. Determine Utility Conflicts. The Consultant will use Client provided record drawings to
 review existing corridor utilities and potential impacts of the proposed corridor
 improvements related to existing utilities. These conflicts will be summarized/noted in
 the study findings.

 c. Determine Right-of-Way Needs. The Consultant will use Client provided record
 drawings and available property/parcel information to review the existing corridor
 Right-of-Way and potential impacts of the proposed corridor improvements related to
 Right-of-Way. Anticipated Right-of-Way needs will be summarized/notes in the study
 findings.

 d. Evaluate for MOEs. The Consultant will review relevant City Ordinances and State
 Statutes regarding planning and/or land development which may impact the study
 area.

 The Consultant will identify and summarize existing or proposed planning/development
 related ordinances, rules, or practices of the political entities in the project study area




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 Page 9

 with respect to roadway configuration, driveway access, parking, sidewalk
 construction/maintenance, and other non-motorized transportation facilities. This
 summary should be compared to current best practices and City of Fayetteville rules,
 guidelines, and standards – noting inconsistencies, conflicts, or omissions.

 e. Team Strategy Meeting. The Consultant team to regroup to review work performed to
 date, ongoing coordination, critical assumptions going forward, and update the project
 schedule.

  D. Conceptual Design Report Submittal


 a. Evaluate Potential for Environmental Impacts. The Consultant will list possible impacts
 of the proposed corridor improvement concept to existing blue line streams or
 floodplains in the design report.

 b. Determine Sequence of Construction. With input from the Client, the Consultant will
 provide initial considerations for a possible phasing of the proposed improvements and
 short / long term priorities.

 c. Prepare Preliminary Cost Estimates. The Consultant will develop and refine a planning
 level opinion of probable construction cost based for each of the corridor improvement
 concepts.

 d. Complete Draft Report. The Consultant will prepare and deliver both draft and final
 printed reports reflecting the recommended improvement concepts and
 enhancements. The reports should include a summary of recommended projects along
 with project descriptions, costs, benefits, and potential funding sources for each of the
 political entities. The list of recommended projects should be prioritized in cooperation
 with the Client and the Steering Committee. The reports should also include a summary
 of recommended long-tern access management action strategies and projects (if
 applicable) for each of the political entities in the corridor.

 e. Team Strategy Meeting. The Consultant team to regroup to review work performed to
 date, ongoing coordination, critical assumptions going forward, and update the project
 schedule.

 f. Stakeholders Meeting (1st Project Meeting). The Consultant will attend and facilitate
 the public meeting. The Consultant will be responsible for the following tasks:

 i. Content development and production of meeting handouts and agendas;
 ii. Prepare / submit meeting summaries within seven (7) business days of the
 meeting;
 iii. Conceptualize, develop, and deliver appropriate agendas, exhibits, and / or
 displays needed for meetings requiring handouts / materials;
 iv. Development of all meeting summaries, questionnaires, name tags, sign-in
 sheets, and comment forms;
 v. Work with the Client to determine mutually agreed upon location for the Public
 Meetings; and
 vi. Debrief the Client on the outcome of the Public Meetings.




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 The Client will be responsible for the following:

 vii. Provide it’s own personnel to staff Public Meeting;
 viii. Manage publicity and site logistics for the Public Meeting;
 ix. Print and mail Consultant developed announcements to the General Public
 and / or Business Owners along the corridor (if required);
 x. Determine mutually agreed upon location of the Public Meeting;
 xi. Create and send invitations for Public Meetings; and
 xii. Create notices to post on Client website, news media outlets, etc.

 g. Team Strategy Meeting. The Consultant team to regroup to review work performed to
 date, ongoing coordination, critical assumptions going forward, and update the project
 schedule.

 h. Develop Preliminary Footprint. The Consultant will develop a corridor improvement
 concept to define the planning level extents of the proposed corridor improvements.

 i. Revise Draft Report to Incorporate Stakeholder Comments. The Consultant will revise
 the initial report to incorporate one (1) round of reasonable comments to incorporate
 Public / Stakeholder comments.

 j. Meeting with Property Owners (2nd Project Meeting). The Consultant will attend and
 facilitate the property owner’s meeting. The Consultant will be responsible for the
 following tasks:

 i. Content development and production of meeting handouts and agendas;
 ii. Prepare / submit meeting summaries within seven (7) business days of the
 meeting;
 iii. Conceptualize, develop, and deliver appropriate agendas, exhibits, and / or
 displays needed for meetings requiring handouts / materials;
 iv. Development of all meeting summaries, questionnaires, name tags, sign-in
 sheets, and comment forms;
 v. Work with the Client to determine mutually agreed upon location for the Public
 Meetings; and
 vi. Debrief the Client on the outcome of the Public Meetings.

 The Client will be responsible for the following:

 vii. Provide it’s own personnel to staff Public Meeting;
 viii. Manage publicity and site logistics for the Public Meeting;
 ix. Print and mail Consultant developed announcements to the General Public
 and / or Business Owners along the corridor (if required);
 x. Determine mutually agreed upon location of the Public Meeting;
 xi. Create and send invitations for Public Meetings; and
 xii. Create notices to post on Client website, news media outlets, etc.

 k. Print Final Report. The Consultant will finalize the report and submit a digital copy, and
 up to ten (10) hard copies to the Client, as requested.

 l. Presentation to Transportation Committee. The Consultant will present the final report
 and recommendations to the City Council Transportation Committee.




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 Page 11


Task 7: SMARTS

Kimley-Horn’s project and program management solution, SMARTS™, is a dynamic web-based
platform to assist the Client’s with input, organization, and project tracking / program information to give
team members and contractors a single source of up-to-date information. This platform shall be used
for up to five (5) project sites as part of the Fayetteville SS4A Implementation Program under a one-
time fee.

Additional Services

Any services not specifically provided for in the above scope will be billed as additional services and
performed at Kimley-Horn’s then-current hourly rates. Additional services Kimley-Horn can provide
include, but are not limited to, the following:

 a. Negotiation of easements or property acquisition.

 b. Services related to development of the Client’s project financing and/or budget.

 c. Engineering design services not outlined in the scope of services.

 d. Topographic survey.

 e. Subsurface utility engineering.

 f. Bidding and Construction Phase Services.

 g. Performance of miscellaneous and supplemental services related to the project
 requested by the Client.

Information Provided By Client

Kimley-Horn shall be entitled to rely on the completeness and accuracy of all information provided by
the Client or the Client’s consultants or representatives. The Client shall provide all information
requested by Kimley-Horn during the project, including but not limited to the following:

 A. Project Administration

 a. Existing roadway / structures as-built plans.
 b. Roadway functional classification(s).
 c. FEMA floodplain maps (if applicable).
 d. Existing Right-of-Way information.
 e. Ownership mapping.
 f. Existing bicycle facilities in GIS format, if applicable.
 g. Existing and proposed transit ridership data, current transit service, and facility
 planning data, to include any revised service plans, if applicable;
 h. Most current transportation plans that include improved and travel forecasts.
 i. Most recent digital aerial orthophotography of the project study area, if available.
 j. Pertinent data on existing and planned major utilities.
 k. Vehicle crash data and analysis in GIS format (preferred).




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 Page 12

 B. Traffic Study

 a. Traffic signal timing operation information.
 b. Any crash reporting information from the previous five (5) years.

 C. Lighting Study

 a. Street light fixture types along the corridor and at signalized intersections.
 b. Street light level requirements (if any).
 c. Street light pole assembly information (pole, luminaire arm, fixture, etc.).

 D. Pavement and Sidewalk Conditions Assessment

 a. Record drawings along the corridor.
 b. Pavement maintenance record information.

 E. Intersection Control Evaluation

 a. None

 F. Corridor Study

 a. None.

 G. SMARTS

 a. Goals/preferences for project site creation based on project demonstration meeting.

Schedule

Kimley-Horn will perform the services as expeditiously as practicable with the goal of meeting a mutually
agreed upon schedule as shown in this Appendix.




 kimley-horn.com 805 South Walton Boulevard, Suite 520, Bentonville, AR 72712 479.974.1263
 City of Fayetteville
 Joyce Boulevard SS4A Implementation Project - Phase 1
ID Task Name Duration Start Finish Half 2, 2025 Half 1, 2026
 M J J A S O N D J F M A M
 1 Project NTP 0 days Wed 8/6/25 Wed 8/6/25 Project NTP 8/6

 2 1. Project Administration 175 days Wed 8/6/25 Tue 4/7/26
 3 Team Management, Communications and Reporting, and Status Meetings 175 days Wed 8/6/25 Tue 4/7/26
 4 2. Traffic Study 72 days Wed 8/6/25 Fri 11/14/25
 5 Traffic Study NTP 0 days Wed 8/6/25 Wed 8/6/25 Traffic Study NTP 8/6

 6 Data Collection and Traffic Counts 10 days Mon 9/1/25 Fri 9/12/25
 7 Trip Generation, Distribution, and Assignment 2 days Mon 9/15/25 Tue 9/16/25
 8 Intersection Capacity Analysis 2 days Wed 9/17/25 Thu 9/18/25
 9 Thoroughfare Capacity Analysis 2 days Fri 9/19/25 Mon 9/22/25
 10 Turn Lane Assessment 2 days Tue 9/23/25 Wed 9/24/25
 11 Sight Distance Analysis 2 days Thu 9/25/25 Fri 9/26/25
 12 Traffic Mitigation 2 days Mon 9/29/25 Tue 9/30/25
 13 Review Traffic Signal Settings and Coordination 2 days Wed 10/1/25 Thu 10/2/25
 14 Prepare Draft Study Results 10 days Fri 10/3/25 Thu 10/16/25
 15 Submit Draft Study Results to City 0 days Thu 10/16/25 Thu 10/16/25 Submit Draft Study Results to City 10/16

 16 Review Period 14 days Fri 10/17/25 Wed 11/5/25
 17 Comment Review Meeting 0 days Wed 11/5/25 Wed 11/5/25 Comment Review Meeting 11/5

 18 Address City Comments 6 days Thu 11/6/25 Thu 11/13/25
 19 Submit Final Study Results to City 0 days Fri 11/14/25 Fri 11/14/25 Submit Final Study Results to City 11/14

 20 3. Lighting Study 51 days Wed 8/6/25 Wed 10/15/25
 21 Lighting Study NTP 0 days Wed 8/6/25 Wed 8/6/25 Lighting Study NTP 8/6

 22 Lighting Study Kickoff Meeting w/City 0 days Mon 8/11/25 Mon 8/11/25 Lighting Study Kickoff Meeting w/City 8/11

 23 Field Evaluation 2 days Wed 8/13/25 Thu 8/14/25
 24 Photometric Analysis and Modeling 5 days Mon 8/18/25 Fri 8/22/25
 25 Prepare Draft Technical Memorandum 14 days Mon 8/25/25 Thu 9/11/25
 26 Submit Draft Technical Memorandum to City 0 days Fri 9/12/25 Fri 9/12/25 Submit Draft Technical Memorandum to City 9/12

 27 Review Period 14 days Mon 9/15/25 Thu 10/2/25
 28 Comment Review Meeting 0 days Mon 10/6/25 Mon 10/6/25 Comment Review Meeting 10/6

 29 Address City Comments 6 days Tue 10/7/25 Tue 10/14/25
 30 Submit Final Technical Memorandum to City 0 days Wed 10/15/25 Wed 10/15/25 Submit Final Technical Memorandum to City 10/15

 31 4. Pavement & Sidewalk Conditions Assessment 34 days Wed 8/6/25 Tue 9/23/25
 32 Pavement & Sidewalk Conditions Assessment NTP 0 days Wed 8/6/25 Wed 8/6/25 Pavement & Sidewalk Conditions Assessment NTP 8/6

 33 Prepare Field Evaluation Materials 2 days Wed 8/6/25 Thu 8/7/25
 34 Field Evaluations 2 days Fri 8/8/25 Mon 8/11/25
 35 Prepare Draft Technical Memos & Costing 10 days Tue 8/12/25 Mon 8/25/25
 36 Submit Draft Technical Memos & Costing 0 days Mon 8/25/25 Mon 8/25/25 Submit Draft Technical Memos & Costing 8/25

 37 Review Period 14 days Tue 8/26/25 Fri 9/12/25
 38 Comment Review Meeting 0 days Fri 9/12/25 Fri 9/12/25 Comment Review Meeting 9/12

 39 Address City Comments 6 days Mon 9/15/25 Mon 9/22/25
 40 Submit Final Technical Memos & Costing 0 days Tue 9/23/25 Tue 9/23/25 Submit Final Technical Memos & Costing 9/23

 41 5. Intersection Control Evaluation (ICE) 68 days Tue 9/16/25 Mon 12/22/25
 42 Intersection Control Evaluation NTP 0 days Tue 9/16/25 Tue 9/16/25 Intersection Control Evaluation NTP 9/16

 43 Stage 1: Cap-X, Safety Reporting, Design Vehicle 10 days Wed 9/17/25 Tue 9/30/25
 44 Stage 2: Alternative Selections 30 days Wed 10/1/25 Tue 11/11/25
 45 Safety Performance 5 days Wed 10/1/25 Tue 10/7/25
 46 Operational Analysis 5 days Wed 10/1/25 Tue 10/7/25
 47 Intersection Sketching 15 days Wed 10/8/25 Tue 10/28/25
 48 Performance Checks 5 days Wed 10/8/25 Tue 10/14/25
 49 Opinions of Probable Construction Costs 2 days Wed 10/15/25 Thu 10/16/25
 50 Prepare Draft ICE Report 8 days Wed 11/12/25 Fri 11/21/25
 51 Submit Draft ICE Report 0 days Fri 11/21/25 Fri 11/21/25 Submit Draft ICE Report 11/21

 52 Review Period 14 days Mon 11/24/25 Thu 12/11/25
 53 Comment Review Meeting 0 days Fri 12/12/25 Fri 12/12/25 Comment Review Meeting 12/12

 54 Address City Comments 6 days Fri 12/12/25 Fri 12/19/25
 55 Submit Final ICE Report 0 days Mon 12/22/25 Mon 12/22/25 Submit Final ICE Report 12/22

 56 6. Corridor Study 174 days Wed 8/6/25 Tue 4/7/26
 57 Corridor Study NTP 0 days Wed 8/6/25 Wed 8/6/25 Corridor Study NTP 8/6

 58 Develop Alternative 45 days Wed 8/6/25 Tue 10/7/25
 59 Conceptual Analysis 20 days Wed 10/8/25 Tue 11/4/25
 60 Prepare Draft Conceptual Design Report 30 days Wed 11/5/25 Tue 12/16/25
 61 Submit Draft Conceptual Design Report 0 days Tue 1/6/26 Tue 1/6/26 Submit Draft Conceptual Design Report 1/6

 62 Stakeholder Meeting 0 days Tue 1/13/26 Tue 1/13/26 Stakeholder Meeting 1/13

 63 Review Period 30 days Tue 1/13/26 Mon 2/23/26
 64 Comment Review Meeting 0 days Mon 2/23/26 Mon 2/23/26 Comment Review Meeting 2/23

 65 Address City / Stakeholder Comments 20 days Tue 2/24/26 Mon 3/23/26
 66 Meeting with Property Owners 0 days Mon 3/23/26 Mon 3/23/26 Meeting with Property Owners 3/23

 67 Submit Final Conceptual Design Report 0 days Tue 3/24/26 Tue 3/24/26 Submit Final Conceptual Design Report 3/24

 68 Transportation Committee Presentation 0 days Tue 4/7/26 Tue 4/7/26 Transportation Committee Presentation 4/7



Project: Joyce Blvd SS4A Phase Task Milestone Project Summary Inactive Milestone Manual Task Manual Summary Rollup Start-only External Tasks Deadline Manual Progress
Date: Thu 7/10/25 Split Summary Inactive Task Inactive Summary Duration-only Manual Summary Finish-only External Milestone Progress


Kimley-Horn and Associates, Inc. Page 1
 ATTACHMENT B
 COMPENSATION

 Transportation Planning and Engineering Services for
 Joyce Boulevard SS4A Implementation Project – Phase 1

 Time and Materials with Rate Schedule



I. Compensation

 A. The Consultant shall be compensated in an amount not to exceed $287,000 for personnel
 time, non-labor expenses, and subcontract expenses in performing services enumerated in
 Appendix A as follows:

 i. Personnel Time. Personnel time shall be compensated based upon hours worked
 directly in performing the project multiplied by the appropriate Labor Category Rate for
 the Consultant’s team member performing the work.

 Labor Category Rate as presented in the rate schedule table below is the rate for each labor
 category performing the work and includes all direct salaries, overhead, and profit.


 Hourly Labor Rate Schedule

 Classification Rate
 Analyst I $145 - $175
 Analyst II $185 - $220
 Professional $215 - $250
 Senior Professional I $265 - $345
 Senior Professional II $360 - $430
 Senior Technical Support $130 - $310
 Technical Support $105 - $180
 Support Staff $95 - $160

 ** Effective through June 30, 2026


 Kimley-Horn will not exceed the total maximum labor fee shown without authorization from
 the Client. However, Kimley-Horn reserves the right to reallocate amounts among tasks
 as necessary.

 ii. Non-Labor Expenses. Non-labor expenses shall be reimbursed as Direct Expenses at
 invoice or internal office cost.

 (1) Direct Expenses (non-labor) include, but are not limited to, mileage, travel and
 lodging expenses, mail, supplies, printing and reproduction services, other direct
 expenses associated with delivery of the work; plus applicable sales, use, value
 added, business transfer, gross receipts, or other similar taxes.




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 Page 2


 iii. Subcontract Expenses. Subcontract expenses and outside services shall be
 reimbursed at cost to Consultant plus a markup of ten percent (10%).

 iv. Budgets. Consultant will make reasonable efforts to complete the work within the budget
 and will keep the Client informed of progress toward that end so that the budget or work
 effort can be adjusted if found necessary.

 Consultant is not obligated to incur costs beyond the indicated budgets, as may be
 adjusted, nor is the Client obligated to pay the Consultant beyond these limits.

 If the Consultant projects, in the course of providing the necessary services, that the
 project cost presented in this Agreement will be exceeded, whether by change in scope
 of the project, increased costs or other conditions, the Consultant shall immediately
 report such fact to the Client and, if so instructed by the Client, shall suspend all work
 hereunder.

 When any budget has been increased, the Consultant’s excess costs expended prior to
 such increase will be allowable to the same extent as if such costs had been incurred
 after the approved increase.

 B. The Consultant shall be paid monthly payments as described in Section II - Method of
 Payment.

II. Method of Payment

 A. The Consultant shall be paid by the Client based upon an invoice created on the basis of
 statements prepared from the books and records of account of the Consultant, based on the
 actual hours and costs expended by the Consultant in performing the work.

 B. Each invoice shall be verified as to its accuracy and compliance with the terms of this
 Agreement by an officer of the ENGINEER.

 C. Consultant shall prepare and submit invoices in the format and including content as agreed
 upon with the Client.

 D. Payment of invoices will be subject to certification by the Client that such work has been
 performed.

III. Progress Reports

 A. The Consultant shall prepare and submit to the designated representative monthly progress
 reports and schedules in the format required by the City.




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 Page 3

IV. Summary of Total Project Fees

 Task Number & Name Hours Labor Expenses Subtotal
 1 Project Administration 105 $21,200 $ 21,200
 2A Traffic Study 101 $23,300 $ 23,300
 Traffic Count Data Collection 10 $1,800
 2B $ 20,200
 Subconsultant: The Traffic Group $18,400
 3 Lighting Study 122 $22,400 $200 $ 22,600
 Pavement and Sidewalk Conditions
 4 140 $28,400 $300 $ 28,700
 Assessment
 5 Intersection Control Evaluation 385 $68,000 $200 $ 68,200
 Corridor Study
 6A 345 $60,500 $ 60,500
 (Excluding Public Engagement)
 6B Public Engagement 197 $37,300 $ 37,300
 7 SMARTS $5,000 $ 5,000
 Total: $ 287,000



See following section for task / hour fee breakdown. The labor categories are as follows:

Labor Categories
P7 – Senior Professional II
P6 – Senior Professional I
P5 – Senior Professional I (Senior Engineer)
P4 – Professional (Project Engineer)
P3 – Professional (Design Engineer)
P2 – Analyst (EIT II)
P1 – Analyst (EIT I)
N5 – Support Staff
B3 – Support Staff




 kimley-horn.com 805 South Walton Boulevard, Suite 520, Bentonville, AR 72712 479.974.1263
 Page 4

V. Task / Hour Fee Breakdown

 A. Task 1 – Project Management

 Task Description P7 P6 P5 P4 P3 P2 P1 N5 Subtotal
 1.1 RFI and Data Sourcing 1 5 2 8 16
 1.2 Team Management (4 hours/month for 8 months) 32 32
 1.3 Communications and Reporting
 Invoicing / Progress Reports 5 10 10 25
 Project Schedule and Monthly Updates 4 8 12
 Status Meetings
 1.4 (16 bi-weekly meetings total)
 20 20


 Subtotal: 1 66 2 18 8 10 105

 Task 1 Labor Subtotal: $ 21,200
 Task 1 Expense Subtotal: $0
 Task 1 Fee Total: $ 21,200




 kimley-horn.com 805 South Walton Boulevard, Suite 520, Bentonville, AR 72712 479.974.1263
 Page 5

 B. Task 2 – Traffic Study

Task Description P7 P6 P5 P4 P3 P2 P1 N5 Subtotal
Task 2A – Traffic Study
2A.1 Trip Generation, Distribution, and Assignment 8 8
2A.2 Intersection Capacity Analysis 8 8
2A.3 Thoroughfare Capacity Analysis 8 8
2A.4 Turn Lane Assessment 8 8
2A.5 Sight Distance Analysis 8 8
 Field Evaluation 4 4 8
2A.6 Traffic Mitigation 4 4
2A.7 Review Traffic Signal Settings and Coordination 16 16
2A.8 Prepare Draft Study Results 14 14
 Internal QC / QA 5 5
2A.9 Comment Review Meeting with City 1 1 2
 Address City Comments and Submit Final Study
2A.10 10 10
 Results
 Internal QC / QA 2 2

 Task 2A Subtotal: 7 89 1 4 101

Task 2B – Traffic Count Data Collection
2B.1 Traffic Count Coordination 2 4
2B.2 Crash Data / Trends / Analysis 4

 Task 2B Subtotal: 2 8 10

 Task 2 Subtotal: 7 91 1 12 111

 Task 2A Labor Subtotal: $ 23,300
 Task 2A Expense Subtotal $0
 Task 2A Fee Total: $ 23,300
 Task 2B Labor Subtotal: $ 1,800
 Task 2B Expense Subtotal: $ 25
 Task 2B Subconsultant (The Traffic Group): $ 18,375
 Task 2B Fee Total: $ 20,200




kimley-horn.com 805 South Walton Boulevard, Suite 520, Bentonville, AR 72712 479.974.1263
 Page 6

 C. Task 3 – Lighting Study

Task Description P7 P6 P5 P4 P3 P2 P1 N5 Subtotal
3.1 Lighting Study Kickoff Meeting 1 1 2
3.2 Field Evaluation 10 10 20
3.3 Photometric Analysis and Modeling 40 40
3.4 Prepare Draft Technical Memorandum 15 25 40
 Internal QC / QA 4 4
3.5 Comment Review Meeting with City 1 1 2
 Address City Comments and Submit Final
3.6 Lighting Study
 2 5 5 12
 Internal QC / QA 2 2

 Subtotal: 6 29 42 45 122

 Task 3 Labor Subtotal: $ 22,400
 Task 3 Expense Subtotal: $ 200
 Task 3 Fee Total: $ 22,600




kimley-horn.com 805 South Walton Boulevard, Suite 520, Bentonville, AR 72712 479.974.1263
 Page 7

 D. Task 4 – Pavement and Sidewalk Conditions Assessment

Task Description P7 P6 P5 P4 P3 P2 P1 N5 Subtotal
4.1 Prepare Aerial Exhibits 8 8
4.2 Field Evaluation 20 20 40
 Prepare Draft Technical Memorandum and
4.3 Costing
 8 15 30 53
 Internal QC / QA 6 6
4.4 Comment Review Meeting with City 1 1 2
 Address City Comments and Submit Final
4.5 Technical Memorandum and Costing
 5 7 15 27
 Internal QC / QA 4 4

 Subtotal: 24 43 65 8 140

 Task 4 Labor Subtotal: $ 28,400
 Task 4 Expense Subtotal: $ 300
 Task 4 Fee Total: $ 28,700




kimley-horn.com 805 South Walton Boulevard, Suite 520, Bentonville, AR 72712 479.974.1263
 Page 8

 E. Task 5 – Intersection Control Evaluation

Task Description P7 P6 P5 P4 P3 P2 P1 N5 Subtotal
5.1 Data Collection 10 10 20
5.2 Field Evaluation 5 5 10
5.3 Intersection Control Evaluation 20 60 80
 Cap-X 15 15
 Operational Analysis 40 40
 Safety Performance SPICE 15 15
 Opinions of Probable Construction Costs 20 20
 Life-Cycle Cost Analysis 15 15
5.4 Intersection Sketching (up to three intersections) 10 20 60 90
 Performance Check Package 20 60 80

 Subtotal: 30 5 110 240 385

 Task 5 Labor Subtotal: $ 68,000
 Task 5 Expense Subtotal: $ 200
 Task 5 Fee Total: $ 68,200




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 Page 9

 F. Task 6 – Corridor Study

Task Description P7 P6 P5 P4 P3 P2 P1 B3 Subtotal
Task 6A – Corridor Study
6A.1 Corridor Analysis 1 8 9
 Flood Plain Impacts 1 4 2 7
 Right-of-Way 2 2
6A.2 Corridor Alternative Schematics
 Base Files 1 4 8 24 37
 Concept 1 4 8 32 44
6A.3 Concept Revisions / Preferred / Hybrid
 QC/ QA and Finalize 1 4 4 9
 Phasing Development Narrative 2 16 8 26
6A.4 Prepare Draft Report 25 95 35 155
 Internal QC / QA 8 8
6A.5 Comment Review Meeting with City
 Address City Comments and Submit Final
6A.6 12 28 4 44
 Report
 Internal QC / QA 4 4

 Task 6A Subtotal: 18 79 16 193 39 345

Task 6B – Public Engagement
6B.1 Stakeholder Design Meeting 9 22 8 40 79
6B.2 Meeting with Property Owners 6 22 8 40 76
6B.3 Transportation Committee Meeting 4 10 8 20 42

 Task 6B Subtotal: 19 54 24 100 197

 Task 6 Subtotal:

 Task 6A Labor Subtotal: $ 60,500
 Task 6A Expense Subtotal $0
 Task 6A Fee Total: $ 60,500
 Task 6B Labor Subtotal: $ 37,300
 Task 6B Expense Subtotal: $0
 Task 6B Fee Total: $ 37,300




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 Page 10

 G. Task 7 - SMARTS

Task Description Expense Subtotal
7.1 Joyce Boulevard – 1 Site $ 2,000
7.2 Remaining Sites – 4 Total $ 3,000

 Subtotal: $ 5,000

 Task 7 Expense Subtotal: $ 5,000
 Task 7 Fee Total: $ 5,000




kimley-horn.com 805 South Walton Boulevard, Suite 520, Bentonville, AR 72712 479.974.1263
MEETING OF AUGUST 5TH 2025

TO: Mayor and City Council

THRU: Chris Brown Public Works Director
 Matt Mihalevich, Active Transportation Manager

FROM: Dane Eifling, Mobility Coordinator

DATE: 25 July, 2025

SUBJECT: Grant Award for Transit Stop Improvements



RECOMMENDATION:
Staff recommends approval of a grant agreement with the Northwest Arkansas Regional
Planning Commission and recognizing revenue in the amount of $203,317.25 for transit stop
improvements and approval of a budget adjustment.

BACKGROUND:

Earlier this year, the Northwest Arkansas Regional Planning Commission (NWARPC)
announced a 1:1 matching grant opportunity to support transit stop enhancements in the region.
In June 2025, Mayor Rawn signed a letter committing the City of Fayetteville to collaborate with
Ozark Regional Transit and Razorback Transit to provide the matching funds required to secure
the grant.

In July, NWARPC issued a grant agreement awarding the City of Fayetteville $203,317.25. To
fulfill the required 1:1 match, Ozark Regional Transit and Razorback Transit have each
committed $50,829.31, for a combined contribution of $101,658.62. The City will match the
remaining $101,658.63.

 Funding Summary
 NWARPC Grant $ 203,317.25
 City of Fayetteville $ 101,658.63
 Ozark Regional Transit $ 50,829.31
 Razorback Transit $ 50,829.31
 Total $ 406,634.50
DISCUSSION:
The grant requires that at least 17 transit stops be improved by September 30, 2026. The total
project budget of $406,634.50 is expected to be sufficient to improve approximately 30 stops.
Planned enhancements include shelters, seating, ADA-accessible loading platforms, and
connections to existing sidewalks.


BUDGET/STAFF IMPACT:
The City’s 2026 budget includes $80,000 allocated for transit stop improvements. These funds
may be supplemented with cost-share contributions to fulfill the City’s matching grant obligation
of 101,658.63.

Attachments:
NWARPC Grant Agreement
ORT Letter
Razorback Transit Letter
Mayor’s Letter




 2
 Grant Agreement Between the Northwest Arkansas Regional
  Planning Commission and the City of Fayetteville for the
 Purchase and Installation of Bus Stop Improvements

This Grant Agreement (“Agreement”) is made and entered into this ___ day of ____________,
2025, by and between the Northwest Arkansas Regional Planning Commission (NWARPC), a
governmental entity organized under Arkansas law with its principal office located at 1311
Clayton St, Springdale, Arkansas 72762, and the City of Fayetteville, Arkansas, a municipal
corporation organized under Arkansas law, with its principal office located at 113 W. Mountain
Street, Fayetteville, Arkansas 72701 (the “City”).


I. Purpose
The purpose of this Agreement is to set forth the terms and conditions under which NWARPC
shall provide grant funding to the City in the amount of Two Hundred Three Thousand, Three
Hundred Seventeen Dollars and Twenty-Five Cents ($203,317.25) for the implementation of bus
stop improvements within the City of Fayetteville, as further defined in this Agreement and
Appendix A.


II. Grant Award and Matching Requirement
NWARPC shall reimburse the City for eligible project costs up to a maximum amount of
$203,317.25, provided the City contributes an equal amount of matching funds to the project on a
1:1 basis. The total project cost shall not be less than $406,634.50.


III. Scope of Work
The grant funds shall be used solely for bus stop improvements at the locations and in the manner
described in Appendix A, attached hereto and incorporated herein by reference. There shall be no
less than 17 bus stops improved. Eligible improvements include:

 A. Infrastructure Improvements
 - Installation or replacement of bus shelters
 - Installation or replacement of benches
 - Installation of concrete boarding pads
 - Construction of curb bump-outs


 B. Accessibility and Safety Enhancements
 - Installation of ADA-compliant ramps
 - Installation of lighting and solar panels
 - Sidewalk improvements to connect stops to immediately adjacent infrastructure (within
approximately 20 feet)


 C. Passenger Amenities
 - Installation of wayfinding signage
 - Installation or replacement of bike racks
 - Landscaping or planters to improve stop aesthetics


VII. Project Completion Deadline
All improvements funded by this grant shall be installed no later than September 30, 2026.


VIII. Reimbursement Procedure
NWARPC shall reimburse the City upon:
- Completion of the improvements as described in Appendix A, and
- Submission of documentation evidencing completion and payment of eligible expenses,
including invoices, photos of installed improvements, and a project completion report.
- Documentation of the City’s matching expenditures.
Reimbursement shall be processed within 30 days of NWARPC’s approval of the final
documentation.


IX. Reporting and Oversight
The City agrees to:
- Notify NWARPC of any substantial changes in project scope or timeline
- Maintain adequate records of all expenditures and improvements
- Allow NWARPC or its designee to inspect the project sites upon reasonable notice


X. Termination
NWARPC reserves the right to terminate this Agreement and withhold or recover funds if the
City:
- Fails to complete the improvements by the deadline
- Misuses grant funds or fails to provide the required match
- Fails to comply with the terms of this Agreement


XI. Amendments
Any amendment to this Agreement must be in writing and signed by both parties.
XII. Miscellaneous
This Agreement represents the entire understanding of the parties with respect to the subject
matter herein and supersedes all prior agreements or understandings. It shall be governed by the
laws of the State of Arkansas.


IN WITNESS WHEREOF, the parties have executed this Agreement as of the date first written
above.


NORTHWEST ARKANSAS REGIONAL PLANNING COMMISSION

By: ______________________________________

Name: ____________________________________

Title: _____________________________________

Date: _____________________________________


CITY OF FAYETTEVILLE, ARKANSAS

By: ______________________________________

Name: ____________________________________

Title: _____________________________________

Date: _____________________________________




Appendix A – Bus Stop Improvement Locations and Description of
Improvements
Need from Fayetteville
 2025-2026 Proposed Sidewalk Construction Projects 7/25/2025

 Length Width Matrix Score
City Crew Projects From To Placement Type Feet Feet (28 Max) Ward Notes
 Design in
Center St. Gregg Ave. School Ave. Both Sides Rep 920 8 26.3 2
 Progress
 Design in
Cleveland St. Leverett Ave. Whitham Ave. North Side New 300 6 25.3 2
 Progress
 Design in
Lewis Ave. Deane St. Wedington Dr. West Side New 1,370 6 23.8 2
 Progress
 Design in
S. Garland Ave. Boone St. Cato Springs Rd. West Side New 955 6 25.5 1
 Progress
 Design in
Shiloh Dr. Northwood Ave. Gregg Ave. North Side New 876 8 26.3 3
 Progress
 Design in
15th St. College Ave. Driveway South Side New 530 6 26.3 1
 Progress
 Design in
Mt. Comfort Rd. Hidden Creek Dr. Rupple Rd. North Side New 925 8 22.8 4
 Progress
 Totals 5,876

 Length Width Matrix Score
Contracted Projects From To Placement Type Feet Feet (28 Max) Ward Notes
 TAP Funded
MLK Jr. Blvd. (Walkability) Church Ave. Wood Ave. West Side New 1,370 6 23.8 1
 ($500k)
 Funded
Stearns St. Connect South of Stearns St. Vantage Ave. Both Sides New 300 6 25.3 3
 ($480k)
 North of Cinnamon Way Funding
Old Missouri Rd. West Side Rep 1,860 10 26.5 3
 Connect to Zion Dependent

Huntsville Rd. Blair Ave. Morningside Dr. South Side New 480 10 25.3 1

 Totals 2,340

 Priority Crosswalk Enhancement Projects Crosswalk Type Type Ward Notes
 1 MLK Jr. Blvd at Willow Ave. RRFB New 1 Designed
 2 Mall Ave. at Old Navy RRFB New 3 Ready
 3 Appleby at Bob Younkin RRFB New 3 Ready
 4 Rupple Rd. at Bronco RRFB New 1 FPS Install
 5 Salem at Bentgrass RRFB New 4 Ready
 6 North Street at Gregg Ave. Signalized New 2 Ramp
 7 Township Street at Azalea Terr. RRFB New 3 Sidewalk
 8 S. College Ave. South St. RRFB New 1 Designed
 9 Old Wire Rd. Strawberry / Azalea RRFB New 3 Designed

Maintenance Projects from Service Requests Represents 50% of work time or 98 work days in 2025

 Priority 1 Priority 3 Priority 3 (Continued)
Address Problem Address Problem Address Problem
377 N. Rupple Rd. Damaged 2679 N. Whistle Post Dr Trip Hazard 2155 E. Victoria Ln. Damaged
1833 W. Osage Bend Damaged by Trees 2780 N. Surrey Xing Trip Hazard 415 E. Spring St. Damaged
 Priority 2 2402 N. College Ave. Trip Hazard 2663 E. Meandering Way Trip Hazard
Address Problem N Sang Ave. Maintenance 2515 E. Lancer St. Trip Hazard
404 E. Center St. Trip Hazard 2313 W. Holly St. Damaged 1018 N. Canterbury Rd. Damaged
649 E. Fairlane St. Damaged 2962 N. Williamsburg Ln. Damaged 2408 N. Robin Rd. Damaged
1275 N. Gregg Ave. Trip Hazard 461 E. Spring St. Trip Hazard 2413 N. Robin Rd. Damaged
207 E. Adobe St. Trip Hazard E. Cicero Ln Damaged 2417 E. Lensfield Pl Damaged
818 N. Sang Ave. Damaged 1653 River Meadows Dr. Damaged 426 N. Limestone Dr. Damaged
3733 E. Natchez Trace Trip Hazard 2848 E. Picasso Pl. Trip Hazard 2962 Williamsburg Ln. Damaged
4017 N. Steele Blvd. Trip Hazard 275 S. Duncan Ave. Damaged 100 W. Louise St. Maintenance
258 W. Miller St. Trip Hazard E. Leawood Way Damaged 3503 W. Providence Dr. Damaged
3047 E. Fossil Dr. Trip Hazard 211 S. Block Ave. Damaged 25 W. Davidson St. Damaged
2313 W. Holly St. Damaged 413 W. Center St. Damaged 2452 E. Meandering Way Damaged
E. Ash St. Trip Hazard 311 W. Ila St. Damaged 1971 E. Harold St. Damaged
659 N. Cliffside Dr. Damaged 506 N. Vandeventer Ave. Damaged 2531 N. Norwich Ln. Trip Hazard
1039 E. Bonnie Ln. Damaged 1215 N. Kings Dr. Trip Hazard 4518 W. Divide Dr. Damaged
E. Mountain St. Trip Hazard 1903 N. Colony Way Damaged 2853 E. Brandon Cir Damaged
1852 S. Harding Pl Trip Hazard 3115 E. Cherokee Dr. Damaged N. Frontage Rd. Trip Hazard
7 Ash St. Maintenance 3687 E. Township St. Damaged 8548 W. Mesa St. Trip Hazard
205 South St. Damaged 337 N. College Ave. Trip Hazard 3722 E. Leawood Way Damaged
205 W. Rock St. Damaged 1433 N. Crestwood Dr. Trip Hazard 1351 N. Carriage Way Maintenance
2231 E. Tall Oaks Dr. Damaged 1506 N. Cannondale Dr Damaged
1143 N. Vista Pl. Maintenance 2029 W. Lawson St. Trip Hazard
233 W. Louise St. Trip Hazard S. Springlake Dr. Damaged
1985 N. College Ave. Damaged 2549 N. Fennchurch Way Damaged
2400 N. Hampton CT Damaged 2853 E. Brandon Cir Damaged
520 N. Washington Ave. Damaged 1343 E. Fairlane Damaged




 Completed
 In Process
 2025 & 2026 PAVING PLAN
Superseg Desc & On Street From Street To Street
1830 - E 7TH ST S College Ave S Wood Ave
1690 - E 13TH ST W 13th St S College Ave
18010 - W 13TH ST E 13th St West End
18080 - W 22ND ST East End S School Ave
6450 - N 51ST AVE W Wedington Dr N Sunshine Rd WC 877
6651 - N APPLEBURY DR N Tanglebriar Ln N Tanglebriar Ln
1600 - ALLEY 850 W Douglas St W Caraway St
6630 - N ANNA PL South End E Rockwood Trl
1970 - E APPLEBURY DR E Hope St West End
18360 - W ASH ST N Woosley Ave N Gregg Ave
15060 - S BARTON AVE S Walker Rd E Huntsville Rd
18630 - W BEST WAY ST DS@131W S Laguna Loop S Futrall Dr
15270 - S BUTTERFIELD TRL North End South End
15290 - S CAMRON CIR North End W Kyle Dr
18830 - W CARAWAY ST Alley 850 N Storer Ave
18840 - W CARDWELL LN N Razorback Rd N Gray Ave
19001 - W CENTER ST N Duncan Ave S Harmon Ave
2590 - E CINNAMON WAY West End N Old Missouri Rd
N College Ave E Dickson St E North St
2650 - E COLT DR N Green Acres Rd East End
2670 - E COLUMBUS BLVD N Kings Dr N Eastwood Ave
2690 - E COLUMBUS PL E Columbus Blvd South End
8020 - N COUNTY AVE S County Ave E Meadow St
15580 - S COUNTY AVE N County Ave E Mountain St
19511 - W DICKSON ST N West Ave DS@216W N West Ave
2961 - E DOGWOOD LN E Missouri Way N Assembly Dr
8320 - N DOUBLE SPRINGS RD W Wedington Dr DS@664N W Wedington Dr
8511 - N EASTWOOD DR E Hope St E Mission Blvd
3050 - E ELM ST N Austin Dr N Juneway Ter
3130 - E EVALYN CIR S Emily Dr East End
9040 - N GARVIN DR W Center St W Hotz St
9270 - N GREGG AVE W Dickson St W Lafayette St
3580 - E HEATH DR West End E Rodgers Dr
3650 - E HOPE ST N Kings Dr N Lunsford Ave
20440 - W ILA ST N Park Ave N Vandeventer Ave
25290 - W ILA ST N Vandeventer Ave N Wilson Ave
10000 - N KENSINGTON CT N Warwick Dr North End
4020 - E LAFAYETTE ST N Fletcher Ave N Tanglewood Ave
20710 - W LAWSON ST N Woosley Ave N Gregg Ave
10410 - N LINDELL AVE W Cleveland St W Eagle St
20850 - W LOUISE ST East End N Park Ave
20860 - W LOUISE ST N Park Ave W Wilson St
10580 - N LYNNS PL South End W Deane St
4420 - E MCCLINTON ST S Wood Ave S Morningside Dr
21530 - W MOUNT COMFORT RD W North St N Garland Ave
21750 - W NEW BRIDGE RD East End N Sunshine Rd WC 877
4690 - E NORTH ST N College Ave N Hillcrest Ave
4700 - E NORTH ST N Hillcrest Ave E Lakefront Dr
4710 - E NORTH ST E Lakefront Dr E Lakeridge Dr
4720 - E NORTH ST E Lakeridge Dr N Mission Blvd
11120 - N OAK AVE W Wedington Dr W Cedar St
16820 - S OAK RD W Rutledge Ln W Martin Luther King Jr Blvd
11180 - N OAKLAND AVE W Mount Comfort Rd W Lawson St
11190 - N OAKLAND AVE W Lawson St W Sycamore St
14810 - PUBLIC 2401 N Gregg Ave W Township St
22470 - W REAGAN ST N Gregg Ave Alley 624
22480 - W REAGAN ST Alley 624 N Arkansas Ave
12330 - N RUPPLE RD W Wedington Dr W Starry Night Vw
12360 - N RUPPLE RD W Albatross Loop N Best Friend Ln
12370 - N RUPPLE RD N Golf Club Dr W Congressional St
12540 - N SALEM RD W Wedington Dr DS@105N W Fairfax St
12760 - N SHADY AVE W Ila St W Louise St
12960 - N SHIPLEY ALY W Meadow St W Dickson St
5480 - E SOUTH ST S East Ave S College Ave
22920 - W SOUTH ST S East Ave S Nelson Hackett Blvd
5530 - E SPRING ST N East Ave N College Ave
23000 - W SPRING ST N School Ave N West Ave
11780 - N STEPHEN CARR MEMORIAL BLVD DS@729N W Deane St N Exit 65
11790 - N STEPHEN CARR MEMORIAL BLVD N Exit 65 S Ramp 65
11800 - N STEPHEN CARR MEMORIAL BLVD S Ramp 65 N Henbest Dr
13490 - N SUSAN CAROL LN E Bishop Dr E Cydnee St
13540 - N TARTAN WAY N Katherine Ave North End
23620 - W VAN ASCHE DR W Van Asche Loop N Steele Blvd
23630 - W VAN ASCHE DR N Steele Blvd N Gregg Ave
23640 - W VAN ASCHE DR N Gregg Ave DS@523E N Gregg Ave
13850 - N VANDEVENTER AVE W Ila St W Louise St
14040 - N VISTA PL W Wedington Dr W Holly St
21270 - W MEADOW ST N West Ave S Gregg Aly
24620 - E WILKINS PL West End N Old Missouri Rd
6260 - E WOODLAWN DR N Mission Blvd E Woodlawn Dr
14650 - N WOODLAWN DR E Rockwood Trl N Woodlawn Dr
14670 - N WOOLSEY AVE W Cleburn St W North St




 Underway
 Complete
6 PAVING PLAN
 Rehab Text Length Area Unit Cost Total Cost
 EM/FWM + Mod Overlay 2.0-3.0 + SP 1327.3 3302.87 $14.75 $48,717.33
 EM/FWM + Mod Overlay 2.0-3.0 553.8 2261.36 $10.75 $24,309.62
 EM/FWM + Mod Overlay 2.0-3.0 528.9 1633.09 $10.75 $17,555.72
 EM/FWM + Mod Overlay 2.0-3.0 + SP 966.0 1352.40 $14.75 $19,947.90
 EM/FWM + Mod Overlay 2.0-3.0 657.7 1918.29 $10.75 $20,621.62
 EM/FWM + Mod Overlay 2.0-3.0 1066.8 2862.43 $10.75 $30,771.12
 EM/FWM + Mod Overlay 2.0-3.0 + SP 409.7 764.78 $14.75 $11,280.51
 EM/FWM + Mod Overlay 2.0-3.0 339.9 812.88 $10.75 $8,738.46
 EM/FWM + Mod Overlay 2.0-3.0 + SP 294.1 936.63 $14.75 $13,815.29
 EM/FWM + Mod Overlay 2.0-3.0 + SP 576.5 1821.89 $14.75 $26,872.88
 EM/FWM + Mod Overlay 2.0-3.0 + SP 522.7 858.61 $14.75 $12,664.50
 EM/FWM + Mod Overlay 2.0-3.0 + SP 488.7 1710.44 $14.75 $25,228.99
 EM/FWM + Mod Overlay 2.0-3.0 1083.8 2063.93 $10.75 $22,187.25
 EM/FWM + Mod Overlay 2.0-3.0 + SP 164.6 762.41 $14.75 $11,245.55
 EM/FWM + Mod Overlay 2.0-3.0 172.5 462.87 $10.75 $4,975.85
 EM/FWM + Mod Overlay 2.0-3.0 780.8 1380.92 $10.75 $14,844.89
 EM/FWM + Mod Overlay 2.0-3.0 + SP 348.5 1301.06 $14.75 $19,190.64
 EM/FWM + Mod Overlay 2.0-3.0 1030.8 3395.37 $14.75 $50,081.71
 Newly added
 EM/FWM + Mod Overlay 2.0-3.0 314.0 1355.44 $10.75 $14,570.98
 EM/FWM + Mod Overlay 2.0-3.0 + SP 677.9 1846.94 $14.75 $27,242.37
 EM/FWM + Mod Overlay 2.0-3.0 420.1 1215.53 $14.75 $17,929.07
 EM/FWM + Mod Overlay 2.0-3.0 + SP 215.3 531.68 $14.75 $7,842.28
 EM/FWM + Mod Overlay 2.0-3.0 + SP 250.5 496.83 $14.75 $7,328.24
 EM/FWM + Mod Overlay 2.0-3.0 215.7 931.01 $10.75 $10,008.36
 EM/FWM + Mod Overlay 2.0-3.0 + SP 165.9 329.04 $14.75 $4,853.34
 EM/FWM + Mod Overlay 2.0-3.0 + SP 664.4 1937.84 $14.75 $28,583.14
 EM/FWM + Mod Overlay 2.0-3.0 + SP 691.2 2096.65 $14.75 $30,925.59
 EM/FWM + Mod Overlay 2.0-3.0 + SP 447.7 1358.02 $14.75 $20,030.80
 EM/FWM + Mod Overlay 2.0-3.0 + SP 203.4 927.85 $14.75 $13,685.79
 EM/FWM + Mod Overlay 2.0-3.0 + SP 641.0 1944.37 $14.75 $28,679.46
 EM/FWM + Mod Overlay 2.0-3.0 722.5 1854.10 $10.75 $19,931.58
 EM/FWM + Mod Overlay 2.0-3.0 + SP 290.5 1203.16 $14.75 $17,746.61
 EM/FWM + Mod Overlay 2.0-3.0 + SP 2118.3 6569.59 $14.75 $96,901.45
 EM/FWM + Mod Overlay 2.0-3.0 1045.2 3152.74 $10.75 $33,891.96
 EM/FWM + Mod Overlay 2.0-3.0 476.7 1445.99 $10.75 $15,544.39
 EM/FWM + Mod Overlay 2.0-3.0 + SP 218.8 765.80 $14.75 $11,295.55
 EM/FWM + Mod Overlay 2.0-3.0 + SP 745.6 1612.66 $14.75 $23,786.74
 EM/FWM + Mod Overlay 2.0-3.0 1318.7 2225.07 $10.75 $23,919.50
 EM/FWM + Mod Overlay 2.0-3.0 350.9 941.58 $10.75 $10,121.99
 EM/FWM + Mod Overlay 2.0-3.0 + SP 404.8 944.53 $14.75 $13,931.82
 EM/FWM + Mod Overlay 2.0-3.0 + SP 1256.1 4222.79 $14.75 $62,286.15
 EM/FWM + Mod Overlay 2.0-3.0 + SP 291.0 1127.53 $14.75 $16,631.07
 EM/FWM + Mod Overlay 2.0-3.0 1327.3 2830.68 $10.75 $30,429.81
 EM/FWM + Mod Overlay 2.0-3.0 + SP 955.9 3362.07 $14.75 $49,590.53
 EM/FWM + Mod Overlay 2.0-3.0 4606.6 14418.20 $10.75 $154,995.65
 EM/FWM + Mod Overlay 2.0-3.0 + SP 1035.1 3120.04 $14.75 $46,020.59
 EM/FWM + Mod Overlay 2.0-3.0 + SP 750.1 2242.21 $14.75 $33,072.60
 EM/FWM + Mod Overlay 2.0-3.0 + SP 511.5 1596.28 $14.75 $23,545.13
 EM/FWM + Mod Overlay 2.0-3.0 + SP 263.0 1073.91 $14.75 $15,840.17
 EM/FWM + Mod Overlay 2.0-3.0 + SP 489.9 1428.87 $14.75 $21,075.83
 EM/FWM + Mod Overlay 2.0-3.0 + SP 501.1 1286.16 $14.75 $18,970.86
EM/FWM + Mod Overlay 2.0-3.0 + SP 1492.1 3638.04 $14.75 $53,661.09
EM/FWM + Mod Overlay 2.0-3.0 + SP 1069.8 2591.01 $14.75 $38,217.40
EM/FWM + Mod Overlay 2.0-3.0 + SP 1405.0 4308.72 $14.75 $63,553.62
EM/FWM + Mod Overlay 2.0-3.0 + SP 202.6 661.82 $14.75 $9,761.85
EM/FWM + Mod Overlay 2.0-3.0 + SP 286.9 937.21 $14.75 $13,823.85
EM/FWM + Mod Overlay 2.0-3.0 + SP 3674.3 17244.53 $14.75 $254,356.82
EM/FWM + Mod Overlay 2.0-3.0 + SP 548.6 1216.06 $14.75 $17,936.89
EM/FWM + Mod Overlay 2.0-3.0 + SP 1619.2 3588.97 $14.75 $52,937.31
  EM/FWM + Mod Overlay 2.0-3.0 3525.3 12514.09 $10.75 $134,526.47
  EM/FWM + Mod Overlay 2.0-3.0 643.7 1952.55 $10.75 $20,989.91
EM/FWM + Mod Overlay 2.0-3.0 + SP 971.2 1812.91 $14.75 $26,740.42
EM/FWM + Mod Overlay 2.0-3.0 + SP 518.6 1936.10 $14.75 $28,557.48
EM/FWM + Mod Overlay 2.0-3.0 + SP 455.0 1433.25 $14.75 $21,140.44
EM/FWM + Mod Overlay 2.0-3.0 + SP 513.8 1427.37 $14.75 $21,053.71
EM/FWM + Mod Overlay 2.0-3.0 + SP 365.6 1343.73 $14.75 $19,820.02
EM/FWM + Mod Overlay 2.0-3.0 + SP 214.2 774.26 $14.75 $11,420.34
EM/FWM + Mod Overlay 2.0-3.0 + SP 853.6 4381.82 $14.75 $64,631.85
EM/FWM + Mod Overlay 2.0-3.0 + SP 254.9 1605.64 $14.75 $23,683.19
EM/FWM + Mod Overlay 2.0-3.0 + SP 512.2 1732.95 $14.75 $25,561.01
EM/FWM + Mod Overlay 2.0-3.0 + SP 403.5 1365.18 $14.75 $20,136.41
  EM/FWM + Mod Overlay 2.0-3.0 708.3 2036.06 $10.75 $21,887.65
  EM/FWM + Mod Overlay 2.0-3.0 1958.1 8293.90 $10.75 $89,159.43
  EM/FWM + Mod Overlay 2.0-3.0 535.3 1686.20 $10.75 $18,126.65
  EM/FWM + Mod Overlay 2.0-3.0 328.0 880.14 $10.75 $9,461.51
EM/FWM + Mod Overlay 2.0-3.0 + SP 677.6 2292.55 $14.75 $33,815.11
EM/FWM + Mod Overlay 2.0-3.0 + SP 363.2 867.47 $14.75 $12,795.18
 PCC Localized Rehab + SP 492.5 2258.14 $19.75 $44,598.27
  EM/FWM + Mod Overlay 2.0-3.0 470.9 1977.79 $10.75 $21,261.24
  EM/FWM + Mod Overlay 2.0-3.0 461.4 1399.58 $10.75 $15,045.49
EM/FWM + Mod Overlay 2.0-3.0 + SP 629.7 1796.37 $14.75 $26,496.46
 11.75 MILES TOTAL $2,549,416.19
City of Fayetteville Maple Street
 Improvements
 Progress Photos
 Transportation Committee
 22 July 2025
Maple Street




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Leverett Ave.




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Gregg Ave.




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 Funding Overview

Total cost: $10,943,640.00 million

Federal Funds: $7.5 million

Local Match: $8.5 million (25%)
 City of Fayetteville $1.25 million
 University of Arkansas $2.25 million



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 Thank you!
Public Works Department Engineering Division , CITY OF FAYETTEVILLE