Transportation Committee

113 W Mountain Street Fayetteville, AR 72701 Transportation Committee Agenda (Immediately Following City Council Agenda Session) City Hall Room 101 / Virtual Meeting Via Zoom Tuesday, October 28, 2025 5:30 PM Members Council Member Robert "Bob" Stafford Council Member Sarah Moore 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 October 28, 2025 Zoom Information Webinar ID: 882 3416 5536 Registration Link: Zoom Link A. Call to Order B. Roll Call C. New Business C.1. Hwy 112 Median Opening Request Hwy 112 (Garland Ave) — Follow-up to a Request to Modify a Raised Median C.2. ADM-2025-0040: Administrative Item (W. ELM ST & N. LEVERETT AVE/RAZORBACK HOUSING LLC, 366): Submitted by CRAFTON TULL for property located at W. ELM ST & N. LEVERETT AVE. The property is zoned RMF-24, RESIDENTIAL MULTIFAMILY, TWENTY-FOUR UNITS PER ACRE and contains approximately 14.40 acres. The request is to amend the master street plan. ADM-2025-0040: Administrative Item (W. ELM ST & N. LEVERETT AVE/RAZORBACK HOUSING LLC, 366): Submitted by CRAFTON TULL for property located at W. ELM ST & N. LEVERETT AVE. The property is zoned RMF-24, RESIDENTIAL MULTIFAMILY, TWENTY-FOUR UNITS PER ACRE and contains approximately 14.40 acres. The request is to amend the master street plan. D. Reports and Presentations D.1. Transportation Workplan Status Update E. Informational Items F. Adjournment City of Fayetteville, Arkansas Page 2 Transportation Committee October 28, 2025 City of Fayetteville, Arkansas Page 3  Transportation Committee Memo 2025-2222 Meeting of October 28, 2025 To: Transportation Committee Thru: Keith Macedo, Chief of Staff Chris Brown, Public Works Director From: Paul Libertini, Staff Engineer Subject: Hwy 112 (Garland Ave) — Follow up to a Request to Modify Raised Median Recommendation: Approval of the proposed modification to the raised median opening at Station 10+25 on the Hwy 112 plans Background: The request from Bradford Place property owners to modify the proposed raised median in front of their driveway on Hwy 112 was presented to the Transportation Committee on August 26th. Staff cited 4 different options for the Committee to consider, discuss and recommend. Discussion: Staff was given direction by the Transportation Committee to shorten the length of the raised median giving access to the Bradford Place residents. Attached for review are 2 plan sheets showing the proposed shortened raised median. If the Committee approves the proposed modification, staff will have the consultant revise the construction plans. Budget/Staff Impact: No Impact Attachments: Hwy 112 Raised Median Modification, Hwy 112 Median Opening Modification Requested by Bradford Place Residents Mailing address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701  1 2 3 4 5 6 7 8 9 10 11 12 13 no. date by ckd description 0 15' 30' 60' SCALE IN FEET A B PAVEMENT LEGEND RW RW CONCRETE TRAIL (4" THICK FIBER RW REINFORCED CONC. & 4" THICK RW CLASS 7 BASE) RW RW +25 CONCRETE SIDEWALK (4" THICK CONC. & 4" THICK CLASS 7 BASE) TRANSIT STOP (HARDSCAPE ONLY, SHELTER BY OTHERS) C DECORATIVE CONCRETE PAVING (8" UNIFORM THICKNESS) RW RED COLORED CONCRETE RW (TR1 TRAIL DETAIL)(8" THICK) RW RW RW Millimeters D 100% REVIEW RW NOT FOR Scale For Microfilming HWY. 112 / GARLAND AVE. CONSTRUCTION E Inches F G 6576 LYNCH'S PRAIRIE COVE, STE B SPRINGDALE, AR 72762 date detailed designed checked H I project contract drawing rev. sheet of sheets file  1 2 3 4 5 6 7 8 9 10 11 12 13 no. date by ckd description 0 15' 30' 60' SCALE IN FEET A 0+00 B 0 15' 30' 60' SCALE IN FEET C PRC: 3+60.66 PT: 7+19.51 Millimeters 0+00 D 1+00 2+00 4+00 5+00 3+00 6+00 7+00 8+00 100% REVIEW NOT FOR Scale For Microfilming CONSTRUCTION E Inches F 10+30 11+10 8+00 G 6576 LYNCH'S PRAIRIE COVE, STE B PC: 14+15.10 9+00 SPRINGDALE, AR 72762 10+00 11+00 date detailed 12+00 16+00 13+00 14+00 15+00 designed checked 6 PI: 1+28.2 H .37 PT: 0+33 I project contract drawing rev. 0 15' 30' 60' sheet of sheets SCALE IN FEET file  Transportation Committee Memo 2025-1534 Meeting of August 26, 2025 To: Transportation Committee Thru: Molly Rawn, Mayor Keith Macedo, Chief of Staff Chris Brown, Public Works Director From: Paul Libertini, Staff Engineer Subject: Hwy 112 (Garland Ave) – Request to Modify Raised Median Recommendation: Staff requests that the Transportation Committee select one of the options presented today as a solution to an appeal from a resident of Bradford Place to modify a raised median on Hwy 112. Background: The City has agreement in place with the Arkansas Department of Transportation (ARDOT) to design and construct Garland Avenue from Janice Ave to Drake Street, approximately 1.0 miles. ARDOT is paying 100% of the design, land acquisition and construction with the stipulation that the City will take over the ownership and maintenance of Garland Avenue. The construction plans are ready to bid once some right-of-way issues are resolved. On May 9, 2019, the Transportation Committee approved a recommendation to City Council to hire Burns & McDonnell Engineering Company for professional services to design this highway project. A static, web-based public information meeting was made available to the public by the City from March 9, 2022 until April 6, 2022 on the City’s Speak Up Fayetteville website. Informational letters were sent to property owners containing a link to Speak Up Fayetteville & a QR code. The letter for Bradford Place was mailed to Harris-McHaney Property Management, 809 S 52nd St, Rogers, Arkansas. This highway has been designed as a 4-lane divided roadway with raised grass medians for safety. Median openings have been provided at all public streets. The current design provides “bulb-outs” for legal U-turns for adjacent residents. It should also be noted that this typical section is in compliance with the future widening of Hwy 112 from Fayetteville to Bentonville (approx. 20 miles) which includes raised medians and roundabouts as safety features (see exhibits). The utilization of raised medians as a safety feature is supported by 2 facts sheets, one from ARDOT and one from FHWA, which state that we can expect to see a reduction in crashes in the range of 46% to 71% (Statewide results), and a reduction in fatal & serious injuries by 82% per a case study of Hwy 412 in Siloam Springs. The Average Daily Traffic from the ARDOT website is listed as 18,000 vehicles in 2024. Bradford Place contains 44 residential units that generate approximately 292 trips per weekday (6.63 trips per unit), and 27 trips during the a.m. and p.m. peak hours (0.61 trips per unit) based on published trip generation studies by ITE (Institute of Transportation Engineers). There are no published trip generation rates for Airbnb properties, however it was suggested that the trip generation rates would be higher. Mailing address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 Discussion: Staff offers the responses below to the email request from Brandon Anthes (Bradford Place) to remove the raised median: • The City GIS map shows 44 addresses, not 39 as stated • It appears that the studies mentioned were referring to an undivided highway vs a divided highway with a center turn lane • It is agreed that a center turn lane is safer than an undivided highway, but that is not the case here. Raised medians control turning movements much better than a two-way left turn lane resulting in increased safety. • It is more expensive to construct a paved center turn lane than to construct a raised grassed median • It appears that it would be possible for Bradford Place to make a driveway connection to Elm Street, thereby having full access to a median opening The following 4 options are offered for discussion: 1. Do Nothing, leave the raised median as designed 2. Extend the raised median or install traffic devices to deter vehicles from making illegal & potentially dangerous crossings 3. Shorten the raised median to allow vehicles to make a southbound left turn across Hwy 112 4. Remove the raised median and replace with a two-way left turn lane (not recommended) Budget/Staff Impact: No Impact Attachments: NWA Regional Hwy 112 Conceptual Drawing (approx. 20 miles), NWA Regional Hwy 112 Typical Section, Bradford Place - GIS Aerial Exhibit, Hwy 112/Garland Ave Conceptual Drawing, ARDOT Raised Median Fact Sheet, FHWA Median Safety Fact Sheet, Email Request from Brandon Anthes of Bradford Place Mailing address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701  £ ¤412 Job 040752 £ ¤ 412 Howard Nickell Rd. - Greathouse Springs Rd. 112 End Job 040860 Job 040758 Greathouse Springs Rd. - Don Tyson Pkwy. Extension Job 040860 Don Tyson Pkwy. Extension - Hwy. 412 P R E L I M I N A RY Subject To Revision 112 End Job 040758 Begin Job 040860 § ¨ ¦ 49 End Job 040752 Begin Job 040758 112 ³ 0 Proposed Road 1,000 Photography Date: 2021 Feet 2,000 Begin Job 040752 § ¨ ¦ 49 ARDOT - Environmental GIS - Reed Map: August 31, 2021; Meeting: September 9, 2021 Public Involvement Meeting VPI Exhibit 112  0 0.01 0.03 0.05 mi The data contained herein was compiled from various sources for the sole use and benefit of the City of Fayetteville Geographic Information System and the public agencies it serves. Any use of the data by anyone other than the City of Fayetteville is at the sole risk of the user; and by acceptance of this data, the user does hereby agree to indemnify the City of Fayetteville and hold the City of Fayetteville harmless from and without liability for any Parcel Label Exhibit claims, actions, cost for damages of any nature, including the city's cost of defense, asserted by user or by another arising from the use of this data. The City of Fayetteville makes no express or implied warrantees with reference to the data. No word, phrase, or clause found herein shall be Fayetteville, AR construed to waive that tort immunity set forth under Arkansas law. Created: 8/14/2025 Credits: 2025 Imagery | EagleView Technologies | Surdex Corporation, City of Fayetteville, AR Map Author:  KNAPP ST. 9' GREEN 6' 9' GREEN 1'-6" 11' OUTER LANE & 1'-6" SPACE 1'-6" 10' INNER LANE & 1'-6" 9' GREEN SIDEWALK SPACE C&G 10' INNER LANE C&G MEDIAN C&G 11' OUTER LANE C&G SPACE 12' TRAIL MATCHLINE 'A' ONLY ONLY TYPICAL SECTION - LOOKING NORTH HWY 112 / GARLAND AVENUE N.T.S. KNAPP ST. JANICE AVE. ONLY ONLY ONLY ONLY ONLY MORRILL AVE. MELMAR DR. ELM ST. ERNIE JACKS E TAT ERS 49 INT . 112 ALT E TO AV FULB DRAKE ST. HE DI ND RIGHT EXPR IME NW RLA ESSW A AY RD ID DI G R. E ST N. . IN PO T ONLY CI RC LE YIELD MATCHLINE 'A' YIELD YIELD ONLY YIELD YIELD ONLY ONLY ONLY YIELD ONLY ONLY ONLY CASSATT ST. CITY OF FAYETTEVILLE ARKANSAS Highway 60 Conway, Arkansas raised medians What is a Raised Median? A raised median is a physical barrier that separates opposing directions of traffic, thus reducing the chance of a vehicle crossing into oncoming traffic. In urban areas, medians are often relatively narrow to limit property impacts. Improved Safety Arkansas has 54 By creating a barrier BEFORE between opposing traffic, Many Conflicts with All Turns Permitted raised medians prevent miles of most head-on collisions, urban highways which can often be severe with a raised median or fatal. Additionally, raised medians allow left-turns to be consolidated into a handful of well-designed median break locations. These median AFTER REDUCED CONFLICTS INSTALLING A breaks can also be designed to allow U-turns (see back). raised median Raised medians allow traffic to reduce crashes BY up to 71 % flow in a more orderly manner, reduce the number of conflict points, and greatly reduce crash severity and frequency. ON AN UNDIVIDED ROADWAY SEGMENT According to research from the Transportation Research Board, installing a raised median on an undivided highway resulted in a median accident rate reduction of nearly 35 percent. Raised medians are particularly beneficial when traffic volumes exceed 24,000 vehicles per day. Reduced Delays By reducing conflict points and improving traffic flow, a roadway is able to carry more traffic. As a result, delays due to traffic congestion also decrease. Raised medians have been determined to reduce motorist delays up to 30 percent. Planning Division Diagram: From Gluck, J., H. S. Levinson, and V. Stover. NCHRP Report 420: Impacts if Access Management 501-569-2201 Techniques, TRB, National Research Council, Washington, D.C., 1999, Figure 30, p. 72. Copyright, 501-569-2201 National Academy of Sciences. Reproduced with permission of the Transportation Research Board. August 2023 U-TURNs TO REACH DESTINATION Raised medians can be designed to allow U-turns to occur at periodic median breaks. U-turns reduce the number of conflict points along a corridor and have been proven to improve safety. Research has shown U-turns can reduce crash rates by 20 percent by removing direct left-turns from driveways. Often, a right turn from an unsignalized driveway followed by a U-turn is easier for drivers. This is because they only have to yield to one direction of traffic at a time rather than crossing two directions of traffic. Case studies in Texas and Iowa suggest 95 percent of business owners reported no change or an increase in retail sales after the construction of a raised median. Property values studied along the corridor were also reported as either unchanged or increased.1 HIGHWAY 412 SILOAM SPRINGS CASE STUDY Prior to 2013, Highway 412 in west Siloam Springs was a four-lane highway with a center turn lane. The highway regularly experienced significant congestion and safety issues. Between 2006 and 2010, 415 crashes occurred HIGHWAY 412 CASE STUDY on a 1.6-mile segment of Highway 412 in west Siloam Springs. Of those crashes, 17 were classified as a fatal or suspected serious injury, equating to a crash rate nearly three times higher than similar roadways across the state. To improve the roadway’s safety and reduce congestion, in 2012, ArDOT 46% REDUCTION widened this segment of Highway 412 to six lanes and replaced the center IN ANGLE CRASHES turn lane with a raised median. As a result, over the next five years, the total number of crashes was reduced by 20 percent, and the number of fatal and serious injuries was reduced by more than 80 percent. 82 % Fatal or Suspected Serious Injury Crashes TOTAL CRASHES PER YEAR 20 100 15 80 Reduction in all 60 FATAL and SUSPECTED 10 40 SERIOUS INJURY CRASHES 5 20 0 0 2006-2010 2012-2016 2006-2010 2012-2016 Photo: Highway 60 in Conway, Arkansas, Google Maps 1 Access Management Application Guidelines, Companion Volume to the Access Management Manual, Second Edition, Transportation Research Board, 2016  OFFICE OF SAFETY Proven Safety Countermeasures Medians and Pedestrian Refuge Islands in Urban and Suburban Areas A median is the area between opposing lanes of traffic, excluding turn lanes. Medians in urban and suburban areas can be defined by pavement markings, raised medians, or islands to separate motorized and non- motorized road users. A pedestrian refuge island (or crossing area) is a median with a refuge area that is intended to help protect pedestrians who are crossing a road. Pedestrian crashes account for roadways, particularly in areas with Safety Benefits: approximately 17 percent of all traffic a significant mix of pedestrian and Median with fatalities annually, and 74 percent vehicle traffic, traffic volumes over Marked Crosswalk of these occur at non-intersection 9,000 vehicles per day, and travel locations.1 For pedestrians to speeds 35 mph or greater. Medians/ 46% safely cross a roadway, they must estimate vehicle speeds, determine refuge islands should be at least 4-ft wide, but preferably 8 ft for reduction in acceptable gaps in traffic based pedestrian comfort. Some example pedestrian crashes.2 on their walking speed, and predict locations that may benefit from vehicle paths. Installing a median medians or pedestrian refuge islands Pedestrian Refuge or pedestrian refuge island can include: Island help improve safety by allowing • Mid-block crossings. pedestrians to cross one direction of 56% traffic at a time. Transportation agencies should • Approaches to multilane intersections. reduction in consider medians or pedestrian • Areas near transit stops or other pedestrian crashes.2 refuge islands in curbed sections of pedestrian-focused sites. urban and suburban multilane For more information on this and other FHWA Proven Safety Countermeasures, please visit Example of a road with a median and Median and pedestrian refuge island pedestrian refuge islands. near a roundabout. Source: https://highways.dot.gov/ Source: City of Charlotte, NC www.pedbikeimages.org / Dan Burden safety/proven-safety-counter measures and https://high ways.dot.gov/sites/fhwa.dot. gov/files/2022-08/techSheet_ 1 National Center for Statistics and Analysis. (2020, March). Pedestrians: PedRefugeIsland2018.pdf. 2018 data (Traffic Safety Facts. Report No. DOT HS 812 850). National Highway Traffic Safety Administration 2 (CMF ID: 175) Desktop Reference for Crash Reduction Factors, FHWA-SA-08-011, September 2008, Table 11. FHWA-SA-21-044  Mr. Brown, On behalf of the 39 homeowners of Bradford Place Condominiums, we respectfully object to the proposed raised median at our entrance and urge the City to install a continuous center turn lane instead. A raised median would block direct access, forcing residents, visitors, delivery trucks, school buses, and—most critically—emergency responders to overshoot our drive and perform U-turns onto Elm Street. This detour adds daily inconvenience, concentrates turning con icts at a single location, and lengthens response times when seconds matter. Multiple studies con rm that center turn lanes are safer than raised medians on residential arterials like ours. A peer-reviewed Tennessee crash study found fewer total crashes on high- driveway, medium-to-low-volume roads with a center turn lane. The Minnesota DOT “road-diet” evaluation recorded a 37 percent crash reduction after converting four-lane undivided roads (fewer than 17,500 vpd) to three lanes with a center turn lane. Iowa’s Access-Management Handbook states that center turn lanes “function well” on arterials carrying 10,000–28,000 AADT with numerous driveways—precisely the conditions on this stretch of Garland. Conversely, the Oregon DOT safety guide warns that raised medians often increase U-turn frequency and introduce new con ict points. Installing a center turn lane would: • Preserve direct, predictable driveway access. • Remove turning vehicles from through lanes, smoothing traf c and reducing rear-end crashes. • Enable re, EMS, and police to reach us without detours. • Cost less to build and maintain than a landscaped median. Given the research, operational realities, and safety of all corridor users, we respectfully request the City choose a continuous center turn lane across the Bradford Place frontage. Thank you for your consideration. Sincerely, Bradford Place Homeowners’ Association fl fi fl fi fi References: Federal Highway Administration. Safety Evaluation of Center Two-Way Left-Turn Lanes on Two-Lane Roads (FHWA- HRT-08-042). https://www.fhwa.dot.gov/publications/research/safety/08042/ “Accidents on Suburban Highways—Tennessee’s Experience.” Journal of Transportation Engineering. https://ascelibrary.org/doi/ 10.1061/%28ASCE%290733-947X%281995%29121%3A3%28255%29 Minnesota Local Road Research Board. Safety and Operational Characteristics of Two-Way Left-Turn Lanes. https:// www.lrrb.org/pdf/200625.pdf Iowa Department of Transportation. Access Management Manual (Section on TWLTL performance). https://iowadot.gov/traf c/ pdfs/MM1359-Access-Management-Manual.pdf Oregon Department of Transportation. Crash Reduction Factor Manual—Countermeasure H64: Convert TWLTL to Raised Median. https://www.oregon.gov/odot/Engineering/ARTS/CRF-Manual.pdf City’s Proposed Plan: Bradford Place Homeowners’ Association’s Proposal: fi  Transportation Committee Memo 2025-2151 Meeting of October 28, 2025 To: Transportation Committee Thru: Chris Brown, Public Works Director From: Jessica Masters, Planning Director Subject: ADM-2025-0040: Administrative Item (W. ELM ST & N. LEVERETT AVE/RAZORBACK HOUSING LLC, 366): Submitted by CRAFTON TULL for property located at W. ELM ST & N. LEVERETT AVE. The property is zoned RMF-24, RESIDENTIAL MULTI- FAMILY, TWENTY-FOUR UNITS PER ACRE and contains approximately 14.40 acres. The request is to amend the master street plan. Recommendation: City staff and Planning Commission recommend approval of a request to remove a section of the Master Street Plan. Background: The subject property is in north Fayetteville, immediately south of the University of Arkansas Agri Farm. The property is largely undeveloped, though previously had a single-family home and agricultural outbuildings which have since been demolished. In total, the property contains about 14.40 acres and is currently RMF-24, Residential Multi-Family, 24 Units per Acre. In July 2025, a conditional use permit for a student housing development was approved by the Fayetteville Planning Commission (CUP-2025-0032). A simultaneous submission has been made to vacate a portion of right-of-way that bisects the property on this site as well, a request that will also need City Council approval (VAC-2025-0022). No overlay districts currently encumber the site. Proposal: The applicant is requesting an amendment to the 2040 Master Street Plan to remove a small portion of a planned Residential Link Street connection that appears at the northwest corner of the overall property. Planned connections adopted with the Master Street Plan are intended to be developed as public streets with associated assurances of public access and maintenance. Public Comment: Staff did not receive any public comment on this item. Discussion: Staff is supportive of the applicant’s request, finding development of the planned connection to be infeasible, and that other alternatives for east/west connectivity in this location are in place. The planned connection has been on the Master Street Plan since at least 2007 (Resolution 161-07) where it was originally classified as a Collector Street. A Collector Street is the equivalent of a Neighborhood Link Street under 2040 Master Street Plan standards. The connection was reaffirmed but downgraded to a Residential Link Street with the adoption of the 2040 Master Street Plan in 2019 (Resolution 15-20). In the intervening time, the Meadow Valley Trail was constructed (around 2012) along the subject property’s northern property line, in roughly the same arrangement as was indicated on the Master Street Plan for the proposed Residential Link. The Master Street Plan is intended to serve as a policy document to help guide decisions regarding location, form, function, design, and classifications of streets. The Plan considers infrastructure and anticipates where Mailing address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 new building developments might occur to plan for possible street connections and capital expenditures. The Master Street Plan is not intended to serve as a formal land acquisition, an allocation of funding, or a construction document, nor does it establish a final alignment. For the subject connection, its inclusion in the Master Street Plan in 2007 reflected the projected need for additional east-west connectivity in the area alongside new development. With the development of the trail that provides alternative connectivity to the Razorback Greenway, and the applicant’s associated request to provide a full connection of Elm Street from N. Garland Avenue to N. Leverett Avenue, staff finds that the intent of the master street plan is met and its removal is warranted. At the October 13, 2025 Planning Commissioners, a motion to forward with a recommendation of approval passed with a vote of 8-0-1 (Commissioner Cabe recused). Commissioners found that the overall intent of connectivity was met in this location with the construction of the Meadow Valley Trail, and that future right-of- way acquisition would be infeasible. No members of the public spoke at the meeting. Budget/Staff Impact: N/A Attachments: EXHIBIT A, PLANNING COMMISSION STAFF REPORT Mailing address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701  ADM-2025-0040 W. ELM ST & N. LEVERETT EXHIBIT A Close Up View AVE BUCK WATSON AVE DONALD RD R-A GARRETT DR Meadow Valley Trail ERNIE JACKS BLVD BOB PL Subject Property RMF-24 TULL AVE LEVERETT AVE ELM ST BILLIE JO DR RMF-40 SHANNON D R N VAN PEACHTREE DR GOGH PL Neighborhood Link Unclassified Residential Link Planned Neighborhood Link Planned Residential Link Feet Planning Area 0 75 150 300 450 600 Fayetteville City Limits Shared-Use Paved Trail 1:2,400 TO: Fayetteville Planning Commission FROM: Jessie Masters, Planning Director MEETING DATE: October 13, 2025 Updated with final results SUBJECT: ADM-2025-0040: Administrative Item (W. ELM ST & N. LEVERETT AVE/RAZORBACK HOUSING LLC, 366): Submitted by CRAFTON TULL for property located at W. ELM ST & N. LEVERETT AVE. The property is zoned RMF-24, RESIDENTIAL MULTI-FAMILY, TWENTY-FOUR UNITS PER ACRE and contains approximately 14.40 acres. The request is to amend the master street plan. RECOMMENDATION: Staff recommends approval of ADM-2025-0040. RECOMMENDED MOTION: “I move to forward ADM-2025-0040 to City Council with a recommendation of approval.” BACKGROUND: The subject property is in north Fayetteville, immediately south of the University of Arkansas Agri Farm. The property is largely undeveloped, though previously had a single-family home and agricultural outbuildings which have since been demolished. In total, the property contains about 14.40 acres and is currently RMF-24, Residential Multi-Family, 24 Units per Acre. In July 2025, a conditional use permit for a student housing development was approved by the Fayetteville Planning Commission (CUP-2025-0032). A simultaneous submission has been made to vacate a portion of right-of-way that bisects the property on this site as well, a request that will also need City Council approval (VAC-2025-0022). No overlay districts currently encumber the site. Surrounding land uses and zoning are depicted in Table 1. Table 1: Surrounding Land Uses and Zoning Direction Land Use Zoning North Agricultural R-A, Residential Agricultural South Multifamily Residential RMF-40, Residential Multi-Family, 40 Units per Acre East Multifamily Residential RMF-24, Residential Multi-Family, 24 Units per Acre West Multifamily Residential RMF-24, Residential Multi-Family, 24 Units per Acre Proposal: The applicant is requesting an amendment to the 2040 Master Street Plan to remove a small portion of a planned Residential Link Street connection that appears at the northwest corner of the overall property. Planned connections adopted with the Master Street Plan are intended to be developed as public streets with associated assurances of public access and maintenance. DISCUSSION: Staff is supportive of the applicant’s request, finding development of the planned connection to be infeasible, and that other alternatives for east/west connectivity in this location are in place. Planning Commission October 13, 2025 ADM-2025-0040 (RAZORBACK HOUSING LLC ) Page 1 of 9 The planned connection has been on the Master Street Plan since at least 2007 (Resolution 161- 07) where it was originally classified as a Collector Street. A Collector Street is the equivalent of a Neighborhood Link Street under 2040 Master Street Plan standards. The connection was reaffirmed but downgraded to a Residential Link Street with the adoption of the 2040 Master Street Plan in 2019 (Resolution 15-20). In the intervening time, the Meadow Valley Trail was constructed (around 2012) along the subject property’s northern property line, in roughly the same arrangement as was indicated on the Master Street Plan for the proposed Residential Link. The Master Street Plan is intended to serve as a policy document to help guide decisions regarding location, form, function, design, and classifications of streets. The Plan considers infrastructure and anticipates where new building developments might occur to plan for possible street connections and capital expenditures. The Master Street Plan is not intended to serve as a formal land acquisition, an allocation of funding, or a construction document, nor does it establish a final alignment. For the subject connection, its inclusion in the Master Street Plan in 2007 reflected the projected need for additional east-west connectivity in the area alongside new development. With the development of the trail that provides alternative connectivity to the Razorback Greenway, and the applicant’s associated request to provide a full connection of Elm Street from N. Garland Avenue to N. Leverett Avenue, staff finds that the intent of the master street plan is met and its removal is warranted. Public Comment: To date, staff has not received any public comment regarding this request. RECOMMENDATION: Staff recommends approval. Should the Planning Commission forward this item to the City Council’s Transportation Committee with a recommendation of approval, staff recommends the following conditions: Conditions of Approval: 1. Approval of the removal of this segment of the Master Street Plan connection does not reflect approval of any planned development; any planned developments must be submitted according to the allowances in relevant city code. PLANNING COMMISSION ACTION: Required YES Date: October 13, 2025 ❒ Tabled ❒ X Approved ❒ Denied Forwarded, with a Motion: Werner recommendation of approval. Second: Payne Vote: 8-0-1 (Cabe recused) BUDGET/STAFF IMPACT: None Planning Commission October 13, 2025 ADM-2025-0040 (RAZORBACK HOUSING LLC ) Page 2 of 9 ATTACHMENTS: • Current Land Use Map • 2007 Master Street Plan Exhibit • 2040 Master Street Plan Exhibit • Applicant Request Letter Planning Commission October 13, 2025 ADM-2025-0040 (RAZORBACK HOUSING LLC ) Page 3 of 9  ADM-2025-0040 W. ELM ST & N. LEVERETT Close Up View AVE BUCK WATSON AVE DONALD RD R-A GARRETT DR Meadow Valley Trail ERNIE JACKS BLVD BOB PL Subject Property RMF-24 TULL AVE LEVERETT AVE ELM ST BILLIE JO DR RMF-40 SHANNON D R N VAN PEACHTREE DR GOGH PL Neighborhood Link Unclassified Residential Link Planned Neighborhood Link Planned Residential Link Feet Planning Area 0 75 150 300 450 600 Fayetteville City Limits Shared-Use Paved Trail 1:2,400 Planning Commission October 13, 2025 ADM-2025-0040 (RAZORBACK HOUSING LLC ) Page 4 of 9  Julio Rd C am b Piazza Rd Sherry Rd ridge St Klenc Rd Bar 40th St Johnson Rd Kelly Ave Don Ty s on Pkwy Do n Ty s o n Pkwy luff Rd gto Don Tyson Pkwy Neills B th Don Tyson Pkwy rin Ma 48 gh St Wri e d wb n t R ra Floyd Rd St St rr Old Mis y Thompson St s o u r i Rd tri 56th Black Oak Ave es Ivey Ln Hy lton Rd Habberton Rd Rd Cl e Pla nt Rd Rd ar Cr a Pianalto Rd Dowell Rd W at So no e Rd r r Kornhaus Rd os Johnson Rd Rd Magnolia Dr Shady Grove Rd Ha Powell St rm C le ar C re e k Rd on Turner St d Ho pe R e r Rd Arbor Acres Ave Ne w City Plan 2040 sov Albright Rd Rd La ke v iew Dr George Anderson Rd Butterfield Coach Rd ele St on Ste h 8t St bb ee 4 C a mpbe ll Ln le Johnson Mil Ha Rd l B Master Street Plan gt lv d O ld M Carley Rd ks t one Dr ill ea Rd Br rr He arthstone Dr Adopted by the Fayetteville City Council on to in er White O ak January 7th, 2020 Resolution No. ###-## Ba Rd n Ma in Dr d n R Zio _____________________________ d r R Guy Terry Rd Mayor Rd C reek B a te C lea r lv lley d e C lea r W Va ir d Rd e Zion Rd W Bill Selle rs Rd e _____________________________ R ld F ro City Clerk n O Howard Porter Rd H tage R Harmon Rd Ua Beef Farm Rd d w d r R y le e Sa lem 1 e Stearns St Joyce B h Rd 1 lvd Gulley Rd Gun Clu bR W 2 d Ma ll Av e Vantage Dr Parkview Dr Joyce Blvd F ro nt St Rd Cris Hollow Rd Whee le r H eig Van Asche Dr ht s Rd Howard Nickell Rd py Rd e ll Ex ck Ni t How Wilson Ln gh ssov ar d ri Steele Blvd e r Rd Oa kla nd Z ion Rd lb Millsap Rd Rd Fu Gun C lub Rd We ir Maywo od Rd mon R Cro h Dr ilo Elaine Ave B ridge wa t e r Ln Sh Hwy 112 d Old Miss ouri ll Dr ar tra Fu Stubblefield Rd H Whe Weir Rd k Harold St ic p w Doy ne H am m Dr y ar W Av e O ld Wire Rd oy el Rd Rd Sav e Weir x Kathe rine Dr r E R t d h Sassafras Hill Rd F ulbrig Lox ley A v e Ro llin Crystal Dr g Hills Dr Bishop Dr e Oa k Baile y Dr Mission Blvd Shelton Rd Rd G u lle y Rd Rd H a bbe rton Rd Gregg Ave Av Bob Younkin Dr Ada m s Drake St Drake St Dra ke St Fox Trl ge Skillern Rd Hughmount Bowen Blvd Rd ll e on is r rr Elizabeth Ave Ga Co Te le a r Jo Az a Salem Rd hn Village Lake Dr dD De a ne Solom on Rd Hame Rd oo Rupple Rd Oa k st Pin d le w Sunbridge Dr Ca n ri Mclaren Dr n g Morning Mist Dr Mcconnell Ave Wh e e le r Rd Rd Township St d Towns hip St Township St Waln G lv a B Berkle i ut Dr gh Dr Hosta Dr rl n D a Hidden C ree k Dr od r io wo s D og Mount Comfort Rd Acre s Rd ay Vande rgriff is ew M Overcrest St Dr d Gre en Jun Wi R Dr Ave Te r re e lo Winwood Dr h nd i Jess Anderson Rd Sh Chestnut Ave Rd pl Ne w B ridge Rd East Oaks Dr Poplar St lm a r Dr d Me d Rd Ru Miller St Ha p s R Bel Air Dr Ol F ing High Ave Ash St poorwill C t roke e Dr ox rm Spr C he Gr De a ne St Whip ble Sunshine C a m brid Hu Dou e e nv ie w Dr ge nt e r Rd H Woolsey Ave d on Sycamore St Rd Re r d xD am Starr Dr Fo Rd Starnes Rd Av lv Wyman Rd e B Vie wpoint Dr Sang Ave Mo un Oakland Ave o n t C om fort Rd Plum Tree Dr si Mis Lewis Ave lsba d Trc e f Meandering Way G ol Riches Rd C ar C lu b D Heritage Ave r Ln Fieldstone Ave Rd es tring Lo ve rs Double Springs Rd We dingt 51st Ave D Po r t e r Rd H R r on C ollege d Wedington Dr er Gregg Av e w Wedington Dr Dr Le v e re tt Av e Ridgew y No rt h St ay ov 1 6 R d d l Me a d o w R an Pe mbro ton Dr ds Park Ave Cr n Weding 46th Ave Dr ke os a Prospect St Sa le m Rd s Betty Jo Dr Cleveland St Gregg Ave m B lue Ja y Ln Rockwood Trl y Rebecca St W Summer Rd R ai gs Tren to n B n rin lvd kcliff Rd Sp Douglas St Ro Columbia Dr c El y Fisher Rd kh Persimmon St bl Rd Wilson Ave or m n Forest Hills Dr Persimmon St Willow Ave se Pe r si m Maple St Maple St As m on St r Starr Dr D r Vau lD ra l g ha n Rd Highland Ave F ut West Ave Olive Ave Markham Rd Dot Tipton Rd Dickson St Dickson St St on e M o un ta in Dr Stadium Dr H ig hla Spring St C liffs Blvd n d Block Ave Fletcher Ave C hurc h Rd Duncan Ave Sky line Dr 85th Ave Dr C 54th Ave en n t e r St to in Cl Harvey Dowell Rd s Ave Rodge rs Dr d La ke Se quoy a h Rd R y n Sellers Rd le a Rupple Rd G o o s e C r e e k Rd o m School Ave Stone St Bulldog Blv d Stone St y Stone Bridge Rd Guiding Policies r Double Sprin B W Razorback Rd Happy Hollow Rd Prairie St gs Rd Dr Sang Ave B uc ha na n Av e C r o s s o v e r Rd Woolsey Farm Rd i l l e Rd Gregg Ave ntsv 7th St Huntsville Rd Hu d R Rd Ray Ave e n Government Ave k Wood Ave L ake Se quoy a h or o ee sm gt in in Hill Ave Er i Cr D m ka A ve College Ave Fa r Co Goose Gibson Hill Rd Trl Old lo Fairlane St ni Mcclinton St al Dr Washington Ave A is v e C u rt Alberta St Br o y l e s S t Beechwood Ave 13th St Dea El lis Ca m e llia Ln Duncan Ave Wilson St A School Ave ve ll Dr tra 15th St 15th St Roberts Rd Fu 15th St Av e Br oo Wesley Stevens Rd ks L it t le E lm Rd h Rd ilo Goff Farm Sh 18th St Fi nge r Rd r Hunter St Dr Tallgrass Dr H u Plum b e ro s a D n o u n t a in Rd C uste r Ln Arrowhead St Morningside Dr Hunt Ln ts v Rhe a s Mill Rd Rhe a s Mill Rd Rd Ashwood Ave Garland Ave Main St il le rse M Rhe a s Cato Springs Rd Pump Station Rd Mill Rd Milo Way Rd H olland Dr C ht e Locust St n d Ho Ma lly Wagnon t e r Fulbrig ds Planning Commission in Dr S 24th St t hw Williams S t ut E x So p V an Armstrong Ave Rd in Rd rl y T Hunter St Hoos a ta e ko M a D Wolfdale Rd Dr e lub y C ntr Harris Dr Gardner Rd ol C ou A v Jimmy Devault Rd d R ho B 170 s H wy la Rd n g Sc c k Ed S p O Ed Bethel Blacktop Bethel Blacktop ri a wa rd s Lac y D r oks Rd k 62 Bro o R Harris Potential Typology Jim d C y at Jack Mcclure Rd H w Sunrise Mounta in Rd Connection - Regional Link October 13, 2025 C ity La ke Rd Rd Connection - Neighborhood Link Buddy Elkins Rd C ly de C a rne s Rd Willo ugh by Ha Rd rris Wi ls on Ho llo w Rd Connection - Residential Link Urban Center ks Ernes t La ee nc as E rv a n B te R r D Regional Link - High Activity d r Richardson Rd E rva n B e eks Rd Regional Link 70 Rd Neighborhood Link Giles Rd Pkwy F risc o 1 B ADM-2025-0040 (RAZORBACK HOUSING LLC ) Dr la y c Ed w k E dw H a rds House O a 2 k Institutional Master Plan C lu b 6 R Riviera Pl d Little Elm Rd y w Rd r Freeway/Expressway H Sha e ffe Thun de r 0 0.5 Rd 1 Rd Rd Park ris ar H Miles to S Hwy 170 Roc k y C re e k Rd prings Page 5 of 9 Planning Area Boundary B la ck Nur se ry Garland Mckee Rd Ca W ils on St Main Ave Map Document: (G:\GIS2\Core Maps\Master Street Plan (2030)\Maps\MSP_2030_FINAL_Esize.mxd) 4/16/2012 -- 2:58:26 PM O Figure 12.7 - Master Street Plan Map 141  Planning Commission October 13, 2025 ADM-2025-0040 (RAZORBACK HOUSING LLC ) Page 6 of 9  300 North College, Suite 317 Fayetteville, AR 72701 479.455.2207 craftontull.com August 29, 2025 Planning Department City of Fayetteville 125 W Mountain Street Fayetteville, AR 72701 RE: Elm Street Apartments- Master Street Plan Amendment On behalf of the applicant, I respectfully submit this request for an amendment to the City of Fayetteville’s Future Master Street Plan (MSP) for Elm Street Apartments, Parcel ID 765-05140-000. This request proposes deleting the Future Master Street Plan connection from Ernie Jacks Road to the University of Arkansas Agriculture Farm, as currently illustrated in the adopted Master Street Plan. This future connection is not feasible due to existing institutional and agricultural land uses and is also redundant, since Leverett Avenue is already designated to provide a future connection to the University’s Agriculture Farm. With the proposed Elm Street Apartments development, connectivity will instead be achieved through Elm Street improvements, which will provide a new connection between Garland Avenue and Leverett Avenue, and ultimately to the Agriculture Farm. In accordance with Unified Development Code, Chapter 156 (Variances), the following criteria are addressed to demonstrate justification for this amendment: • Undue Hardship: Requiring the connection from Ernie Jacks to the Agriculture Farm would create an undue hardship due to existing University property constraints, conflicts with established institutional and agricultural land uses, and duplication of connectivity already provided by Leverett Avenue. • Public Interest and Intent of Code: The amendment continues to advance the purpose of the Master Street Plan by ensuring network connectivity, multimodal access, and orderly development patterns. The Garland-to-Leverett link satisfies the functional role of the deleted segment, ensuring no loss of access or circulation capacity. • Consistency with Surrounding Development: The proposed change aligns with current and planned development patterns, ensuring compatibility with both residential uses and the University’s institutional lands. We appreciate your consideration of our request. Sincerely, CarolineGardner Caroline Gardner, P.E. Project Manager Crafton Tull Planning Commission October 13, 2025 ADM-2025-0040 (RAZORBACK HOUSING LLC ) Page 7 of 9  proposing to delete future master street plan connection from Ernie Jacks to University of Arkansas Agriculture farm. With new development, there will be a connection from Garland Ave to Leverett Ave. Leverett Ave does have a future master street plan to connect to the u of a agriculture farm. Planning Commission October 13, 2025 approximate property boundary 0 0.03 0.05 0.1 mi ADM-2025-0040 (RAZORBACK HOUSING LLC ) The data contained herein was compiled from various sources for the sole use and benefit of the City of Fayetteville Geographic Information System and the public agencies it serves. Any use of the data by anyone other than the City of Fayetteville is at the sole risk Neighborhood Link Regional Link of the user; and by acceptance of this data, the user does hereby agree to indemnify the City of Fayetteville and hold the City of Fayetteville harmless from and without liability for any claims, actions, cost for damages of any nature, including the city's cost of defense, asserted by user or by another arising from the use of this data. The City of Fayetteville makes no express or implied Page 8 of 9 Exhibit warrantees with reference to the data. No word, phrase, or clause found herein shall be construed to waive that tort immunity set forth under Arkansas law. Residential Link Neighborhood Link Created: 8/29/2025 Fayetteville, AR Credits: 2025 Imagery | EagleView Technologies | Surdex Corporation, City of Fayetteville, AR Map Author: Regional Link - High Activity Institutional Master Plan  300 N College Ave., Suite 317 Fayetteville, Arkansas 72701 R LEGEND (EXISTING SYMBOLS) R Crafton Tull 479.636.4838 t www.craftontull.com CERTIFICATE OF AUTHORIZATION: OF AU T TE H IZ CRAFTON, TULL & OR RT I F I C ASSOCIATES, INC. CE A No. 109 A T I ON AR ER K AN S AS E NG I N E R LEGEND (CONSTRUCT) R SITE INFORMATION R PARKING REQUIREMENTS ELM STREET APARTMENTS FAYETTEVILLE, AR Elm Street Residential Link Street FL Key Plan Leverett Ave Neighborhood Link Street Planning Commission No. Description Date R SITE NOTES October 13, 2025 This document, and the ideas and designs incorporated herein, as an instrument of professional service, is the property of Crafton, Tull & Associates, Inc., and is not to be used, in whole or in part, for any other project, without the written authorization of Crafton, Tull & Associates, Inc. PROJECT NO: 25303200 ADM-2025-0040 (RAZORBACK HOUSING LLC ) ISSUE DATE: 08/11/2025 CONTACT: C. THREET DRAWING: G:\25303200_ELMSTAPT\INFRASTRUCTURE\CIVIL\DWG\!OVERALL SITE PLAN.DWG QC by: QC Date: © 2025 Crafton, Tull & Associates, Inc. LAYOUT: LAYOUT1 , LAST SAVED: ET2591, 8/27/2025 9:23:03 AM Page 9 of 9 OVERALL SITE PLAN LAST PLOTTED BY: CAROLINE GARDNER, 8/28/2025 1:35:18 PM C-101