HomeMy WebLinkAboutOrdinance 6731 O•'`Fy[•Jf�- ! uhhI! I!11!11111111111I/II///I//II/i/II///II/iiiii!!iii
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�- Recorded: 04/12/2024 at 03:15:16 PM
Fee Amt:o$30.00t Page i of 4" Washin
,__;,.•' Kyle SylvesternCircullt Clerk
113 West Mountain Street File2024-00008684
Fayetteville, AR 72701
(479) 575-8323
Ordinance: 6731
File Number: 2024-1783
REZONING-2024-0001: (3006 N. OLD MISSOURI RD./OLD MISSOURI LAND DEVELOPMENT LLC, 253
&254):
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2024-0001 FOR
APPROXIMATELY 6.31 ACRES LOCATED AT 3006 NORTH OLD MISSOURI ROAD IN WARD 3 FROM RSF-
4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE; NS-G, NEIGHBORHOOD SERVICES
GENERAL; AND NC, NEIGHBORHOOD CONSERVATION TO RSF-I8, RESIDENTIAL SINGLE-FAMILY,
EIGHTEEN UNITS PER ACRE AND R-A, RESIDENTIAL AGRICULTURAL
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,ARKANSAS:
Section I: That the City Council of the City of Fayetteville, Arkansas hereby changes the zone classification of the
property shown on the map (Exhibit A) and the legal description (Exhibit B) both attached to the Planning
Department's Agenda Memo from RSF-4, Residential Single-Family, Four Units Per Acre; NS-G, Neighborhood
Services General;and NC,Neighborhood Conservation to RSF-18, Residential Single-Family, Eighteen Units Per Acre
and R-A, Residential Agricultural.
Section 2: That the City Council of the City of Fayetteville, Arkansas hereby amends the official zoning map of the
City of Fayetteville to reflect the zoning change provided in Section 1.
PASSED and APPROVED on April 2,2024
Approved: 1 Attest:
SY •• s ,
nel Jordan, M r Kara Paxton,City Clerk Treasurer
`U'FAYETTEVILLi ••
�=
9•d y9�QkAN s) •Jam`;.
This publication was paid for by the City Clerk-Treasurer of the City of Fayetteville,Arkansas.Amount
Paid: $ Ill. 0)4
Page 1
RZN-2024-0001 3006 N. OLD MISSOUR RD
Close Up View
P-1
HILLS DR
Lll
Neighborhood Link
Residential Link
Planned Neighborhood Link
- - - Trail (Proposed)
_~ Planning Area
NC
Feet
0 75 150 300 450 600
1:2,400
SmA1
NORTH
Zone Current Proposed
NC 1.5 0.0
NS-G 0.0 0.0
RSF-18 0.0 5.1
RSF-4 3.6 0.0
Total 5.1 ac
LEGAL DESCRIPTION - NC TO RSF-18 (AREA 1):
A part of the SW 1/4 of the NE1/4 of Section 36, T17N, R30W in Washington County, Arkansas,
and being described as follows: Commencing at the NE Corner of said SW1/4, NE1/4, thence
S47039'53"W 239.26 feet, thence N65°30'44"W 202.53 feet, thence S47°30'1YW 83.43 feet,
thence N42029'47"W 120.00 feet, thence S47°30'1 YW 201.14 feet, thence N36034'21 "W 10.05
feet to the POINT OF BEGINNING, thence S47°30'13"W 4.89 feet; thence S47030'13"W 8.40
feet; thence S47030'1 YW 162.55 feet, thence N42°20'07"W 34.94 feet, thence N87011'51 "W
117.09 feet, thence S25037'52"W 35.62 feet, thence N87014'50"W 134.94 feet, thence
N02045'10"E 59.37 feet, thence along a non tangent curve to the left 82.00 feet, said curve
having a radius of 538.69 feet and a chord bearing and distance of N20°31'18"E 81.92 feet,
thence N02045'10"E 32.12 feet, thence S89038'55"E 56.78 feet, thence S87°12'57"E 110.36
feet, thence along a curve to the left 157.90 feet, said curve having a radius of 199.53 feet and a
chord bearing and distance of N70006'47"E 153.81 feet, thence S36034'21"E 126.81 feet to the
POINT OF BEGINNING: Containing 1.36 acres more or less subject to easements and right of
way of record.
LEGAL DESCRIPTION - NC TO R-A (AREA 2):
A part of the SW1/4 of the NE1/4 of Section 36, T17N, R30W in Washington County, Arkansas,
and being described as follows: Commencing at the NE Corner of said SW1/4, NE1/4, thence
S47039'53"W 239.26 feet, thence N65°30'44"W 202.53 feet, thence S47030'13"W 83.43 feet,
thence N42°29'47"W 120.00 feet, thence S47°30'1 YW 201.14 feet, thence N36°34'21 "W 10.05
feet, thence S47030'13"W 175.85 feet to the POINT OF BEGINNING; thence S47030'13"W
11.34 feet, thence N87014'50"W 147.70 feet, thence N25°37'52"E 35.62 feet, thence
S87011'51"E 117.09 feet, thence S42020'07"E 34.94 feet to the POINT OF BEGINNING:
Containing 0.10 acres more or less subject to easements and right of way of record.
LEGAL DESCRIPTION - RSF-4 to R-A (AREA 3
A part of the SW1/4 of the NE1/4 of Section 36, T17, R30W in Washington County, Arkansas,
and being described as follows: Commencing at the NE Corner of said SW1/4, NE1/4, thence
S47039'53"W 239.26 feet, thence N65°30'44"W 202.53 feet, thence S47°30'1YW 83.43 feet,
thence N42029'47"W 120.00 feet, thence S47°30'13"W 201.14 feet, thence N36034'21"W 10.05
feet, thence S47030'13"W 187.18 feet to the POINT OF BEGINNING, thence S47039'53"W
160.32 feet, thence N64022'08"W 75.93 feet, thence N25037'52"E 91.19 feet, thence
S87014'50"E 147.70 feet to the POINT OF BEGINNING: Containing 0.27 acres more or less
subject to easements and right of way of record.
LEGAL DESCRIPTION - RSF-4 TO RSF-18 (AREA 4):
A part of the SW 1/4 of the NE1/4 of Section 36, T17N, R30W in Washington County, Arkansas,
and being described as follows: Commencing at the NE Corner of said SW1/4, NE1/4, thence
S47037'43"W 1,042.97 feet, thence N42029'47"W 142.81 feet, thence S47°30'1 YW 111.07 feet
to the POINT OF BEGINNING; thence S47°30'13"W 45.96 feet, thence along a curve to the
right 1.92 feet, said curve having a radius of 175.00 feet and a chord bearing and distance of
S47049'08"W 1.92 feet, thence N64022'08"W 185.73 feet, thence N43°33'45"W 133.80 feet,
thence N29°29'25"E 301.80 feet, thence along a curve to the left 43.32 feet, said curve having a
radius of 538.69 feet and a chord bearing and distance of N27011'11"E 43.31 feet, thence
S02045'10"W 59.37 feet, thence S87014'50"E 134.94 feet, thence S25037'52"W 91.19 feet,
thence S64°22'08"E 75.93 feet, thence N47°39'14"E 171.66 feet, thence N47°30'1YE 162.55
feet, thence S42020'07"E 118.35 feet, thence S47039'53"W 373.10 feet, thence along a curve to
the right 67.13 feet, said curve having a radius of 74.00 feet and a chord bearing and distance
of S73°39'12"W 64.85 feet, thence S09°38'32"W 135.68 feet to the POINT OF BEGINNING:
Containing 3.18 acres more or less subject to easements and right of way of record.
LEGAL DESCRIPTION - RSF-4 to R-A (AREA 5):
A part of the SW1/4 of the NE1/4 of Section 36, T17, R30W in Washington County, Arkansas,
and being described as follows: Commencing at the NE Corner of said SW1/4, NE1/4, thence
S47037'43"W 1,042.97 feet, thence N42029'47"W 142.81 feet, thence S47°30'1 YW 157.03 feet,
thence along a curve to the right 1.92 feet, said curve having a radius of 175.00 feet and a
chord bearing and distance of S47049'08"W 1.92 feet to the POINT OF BEGINNING; thence
along a curve to the right 89.64 feet, said curve having a radius of 175.00 feet and a chord
bearing and distance of S62°48'29"W 88.66 feet, thence S77°28'55"W 289.47 feet, thence
along a non tangent curve to the right 247.19 feet, said curve having a radius of 608.69 feet and
a chord bearing and distance of N17051'23"E 245.50 feet, thence N29°29'25"E 53.86 feet,
thence S43°33'45"E 133.80 feet, thence S64°22'08"E 185.73 feet to the POINT OF
BEGINNING: Containing 1.10 acres more or less subject to easements and right of way of
record.
LEGAL DESCRIPTION - NS-G TO R-A (AREA 6):
A part of the SW1/4 of the NE1/4 and a part of the SE1/4 of the NW1/4 of Section 36, T17N,
R30W in Washington County, Arkansas, and being described as follows: Commencing at the
NE Corner of said SW1/4, NE1/4, thence S47°37'43"W 1,042.97 feet, thence N42°29'47"W
142.81 feet, thence S47°30'1YW 157.03 feet, thence along a curve to the right 91.56 feet, said
curve having a radius of 175.00 feet and a chord bearing and distance of S62°29'34"W 90.52
feet, thence S77°28'55"W 289.47 feet to the POINT OF BEGINNING; thence S77°28'55"W
197.20 feet, thence N17°45'38"W 20.87 feet, thence N74°27'59"E 186.22 feet, thence
N11016'47"E 40.41 feet, thence N15051'33"W 109.41 feet, thence N73°38'48"E 103.78 feet,
thence along a non tangent curve to the left 210.38 feet, said curve having a radius of 608.69
feet and a chord bearing and distance of S16°07'25"W 209.33 feet to the POINT OF
BEGINNING: Containing 0.30 acres more or less subject to easements and right of way of
record.
Washington County AR
| certify this instrument was filed nn
04/12/2024 03:15:16 PM
and recorded in Real Estate
File Number 2O24'OOOO8GG4
Kyle Sylvester' Circuit Clerk
CITY OF
FAYETTEVILLE
ARKANSAS
MEETING OF APRIL 2, 2024
CITY COUNCIL MEMO
2024-1783
TO: Mayor Jordan and City Council
THRU: Susan Norton, Chief of Staff
Jonathan Curth, Development Services Director
Jessica Masters, Development Review Manager
FROM: Kylee Cole, Planner
SUBJECT: RZN-2024-0001: Rezoning (3006 N. OLD MISSOURI RDJOLD MISSOURI LAND
DEVELOPMENT LLC, 253 & 254): Submitted by JORGENSEN & ASSOCIATES for
property located at 3006 N. OLD MISSOURI RD. in WARD 3. The property is zoned
RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE, NS-G,
NEIGHBORHOOD SERVICES GENERAL, and NC, NEIGHBORHOOD CONSERVATION
and contains approximately 6.31 acres. The request is to rezone the property to RSF-
18, RESIDENTIAL SINGLE-FAMILY, EIGHTEEN UNITS PER ACRE and R-A,
RESIDENTIAL — AGRICULTURAL.
RECOMMENDATION:
City Planning staff and the Planning Commission recommend approval of a request to rezone the subject
property as described and shown in the attached Exhibits `A' and `B'.
BACKGROUND:
The subject property is in north Fayetteville, roughly'/4 mile north of the intersection of N. Old Wire Road and
N. Old Missouri Road. Although not within the Hillside -Hilltop Overlay District, the site is heavily vegetated with
a significant upward slope from the northwest to the southeast. The property subject to this request is
approximately 6.31 acres of a 36.20-acre site. It is zoned RSF-4, Residential Single -Family, Four Units per
Acre, NC, Neighborhood Conservation, and NS-G, Neighborhood Services -General. At the Planning
Commission meeting on April 11, 2022, a conditional use permit (CUP-2022-0004) was approved to allow
multi -family on the portion of the property zoned NS-G, Neighborhood Services -General. The project received
large scale development approval at the May 9, 2022 Planning Commission meeting (LSD-2022-0012). A
concurrent plat for thirty-six residential lots, one commercial lot, two non -buildable lots, and two out lots was
approved at the January 8, 2024 Planning Commission meeting.
Request: The request is to rezone 6.31 acres of the property to a split zoning of R-A, Residential -Agricultural
(1.77 acres) and RSF-18, Residential Single -Family, Eighteen Units per Acre (4.54 acres). This request is
associated with a proposal for Phase II of the State Station development.
Public Comment: To date, staff have received no public comment on this item.
Land Use Compatibility. The proposed R-A zoning is compatible as the areas are dedicated or planned tree
preservation easements. The proposed zoning change to RSF-18 is compatible with surrounding land use
patterns in this area, which includes a mixture of residential and non-residential development of generally low -
Mailing address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
to -moderate intensity. Despite the greater density allowed under the proposed zoning district, staff finds that
the single-family character of RSF-18 will complement the overwhelmingly detached dwelling development
pattern of the area. Further bolstering staff's support of the request is the existing NS-G, Neighborhood
Services, General, property to the west and the extension of Rolling Hills through the site. Although currently
undeveloped, the property zoned NS-G allows low -intensity, non-residential uses along with some attached
residential building types. When developed, a logical transition would result from greater densities along Old
Missouri Road in the west to the lower -density single-family to the south and east.
Another consideration is the terrain of the area proposed for rezoning as it relates to surrounding land uses. As
noted, the subject property slopes upward significantly from northwest to southeast. This gradient creates a
natural transition of elevation just as the zoning transitions from the greater density of the existing NS-G and
NC districts and proposed RSF-18 zoning district to the lower densities of the adjacent RSF-4 zoning districts.
Land Use Plan Analysis: The proposed zoning is compatible with the Future Land Use Map (FLUM) and
consistent with the largely Residential Neighborhood Area designation of the subject property and surrounding
area. Along with the recently rezoned NS-G and NC land to the west and north, development under the RSF-
18 zoning on the subject property will encourage traditional neighborhood development in a compact form that
is both complemented by mixed -use development to the west and complimentary of existing, low -density
single-family developments to the east.
Among the goals in City Plan 2040, the proposed rezoning represents the potential for appropriate infill
development, development in a traditional town form pattern, and a means of discouraging suburban sprawl.
Although extensions of infrastructure are likely needed to facilitate development, adjacent City facilities and
amenities are already in place and available for access, thereby reducing the strain on City infrastructure and
amenities that would result from similar development in a sprawl location. Similarly, the requested RSF-18
zoning district and its associated build -to zone encourage patterns of development that result in realizing the
City's goal of making traditional town form the standard. This includes the expectation that buildings be located
at the street and on corners, thereby creating an environment appealing to pedestrians. Additionally, the
property's location is approximately 1/4 mile north of the Tier 3 center identified within City Plan 2040's growth
concept map at the intersection of N. Old Wire and Old Missouri Roads.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040's Infill Matrix indicates an infill score of 4-5 for this site. The
following elements of the matrix contribute to the score, at varying points:
• 4 Minute Fire Response (Station 4 at 3385 N. Plainview Ave
• Near Paved Trail (Old Missouri Trail)
• Near Public School (Butterfield Trail Elementary School)
• Near City Park (Gulley Park)
• Appropriate Future Land Use (City Neighborhood)
DISCUSSION:
At the February 26, 2024 Planning Commission meeting, a vote of 5-2-0 forwarded the request to City Council
with a recommendation of approval. The commissioners cited future land use compatibility and staff
recommendations as noted in the report as reasons for approval. There was no public comment at the
meeting. Commissioners Madden and Garlock were not favorable to the rezone, citing the lack of a master
plan provided by the developer and steep slopes.
BUDGET/STAFF IMPACT:
N/A
Mailing address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
ATTACHMENTS: SRF (#3), Exhibit A (#4), Exhibit B (#5), Planning Staff Report (#6), RZN-2024-0001
Topography Exhibit w-Offsite Comparisons (#7), Exhibit C (#8)
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 #: 2024-1783
RZN-2024-0001: Rezoning (3006 N. OLD MISSOURI RDJOLD MISSOURI LAND
DEVELOPMENT LLC, 253 & 254): Submitted by JORGENSEN & ASSOCIATES for property
located at 3006 N. OLD MISSOURI RD. in WARD 3. The property is zoned RSF-4,
RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE, NS-G, NEIGHBORHOOD
SERVICES GENERAL, and NC, NEIGHBORHOOD CONSERVATION and contains
approximately 6.31 acres. The request is to rezone the property to RSF-18, RESIDENTIAL
SINGLE-FAMILY, EIGHTEEN UNITS PER ACRE and R-A, RESIDENTIAL —
AGRICULTURAL.
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN
2024-0001 FOR APPROXIMATELY 6.31 ACRES LOCATED AT 3006 NORTH OLD MISSOURI
ROAD IN WARD 3 FROM RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE;
NS-G, NEIGHBORHOOD SERVICES GENERAL; AND NC, NEIGHBORHOOD CONSERVATION
TO RSF-18, RESIDENTIAL SINGLE-FAMILY, EIGHTEEN UNITS PER ACRE AND R-A,
RESIDENTIAL AGRICULTURAL
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,
ARKANSAS:
Section 1: That the City Council of the City of Fayetteville, Arkansas hereby changes the zone
classification of the property shown on the map (Exhibit A) and the legal description (Exhibit B) both
attached to the Planning Department's Agenda Memo from RSF-4, Residential Single -Family, Four
Units Per Acre; NS-G, Neighborhood Services General; and NC, Neighborhood Conservation to RSF-
18, Residential Single -Family, Eighteen Units Per Acre and R-A, Residential Agricultural.
Section 2: That the City Council of the City of Fayetteville, Arkansas hereby amends the official zoning
map of the City of Fayetteville to reflect the zoning change provided in Section 1.
Page 1
Jonathan Curth
Submitted By
City of Fayetteville Staff Review Form
2024-1783
Item ID
3/19/2024
City Council Meeting Date - Agenda Item Only
N/A for Non -Agenda Item
3/1/2024 DEVELOPMENT REVIEW (630)
Submitted Date Division / Department
Action Recommendation:
RZN-2024-0001: Rezoning (3006 N. OLD MISSOURI RD./OLD MISSOURI LAND DEVELOPMENT LLC, 253 & 254):
Submitted by JORGENSEN & ASSOCIATES for property located at 3006 N. OLD MISSOURI RD in WARD 3. The
property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE, NS-G, NEIGHBORHOOD SERVICES
GENERAL, and NC, NEIGHBORHOOD CONSERVATION and contains approximately 6.31 acres. The request is to
rezone the property to RSF-18, RESIDENTIAL SINGLE-FAMILY, EIGHTEEN UNITS PER ACRE and R-A, RESIDENTIAL —
AGRICULTURAL.
Budget Impact:
Account Number
Fund
Project Number Project Title
Budgeted Item? No Total Amended Budget $ -
Expenses (Actual+Encum) $ -
Available Budget
Does item have a direct cost? No Item Cost $ -
Is a Budget Adjustment attached? No Budget Adjustment $ -
Remaining Budget
V20221130
Purchase Order Number: Previous Ordinance or Resolution #
Change Order Number: Approval Date:
Original Contract Number:
Comments:
CITY OF
FAYETTEVILLE
ARKANSAS
PLANNING COMMISSION MEMO
TO: Fayetteville Planning Commission
THRU: Jessie Masters, Development Review Manager
FROM: Kylee Cole, Planner
MEETING DATE: February 26, 2024
SUBJECT: RZN-2024-0001: Rezoning (3006 N. OLD MISSOURI RDJOLD
MISSOURI LAND DEVELOPMENT LLC, 253 & 254): Submitted by
JORGENSEN & ASSOCIATES for property located at 3006 N. OLD
MISSOURI RD. The property is zoned RSF-4, RESIDENTIAL SINGLE-
FAMILY, FOUR UNITS PER ACRE, NS-G, NEIGHBORHOOD SERVICES
GENERAL, and NC, NEIGHBORHOOD CONSERVATION and contains
approximately 6.31 acres. The request is to rezone the property to RSF-
18, RESIDENTIAL SINGLE-FAMILY, EIGHTEEN UNITS PER ACRE and
R-A, RESIDENTIAL - ARGRICULTURAL
RECOMMENDATION:
Staff recommend forwarding RZN-2024-0001 to City Council with a recommendation of approval.
RECOMMENDED MOTION:
"1 move to forward RZN-2024-0001 to City Council with a recommendation of approval."
BACKGROUND:
The subject property is in north Fayetteville, roughly '/4 mile north of the intersection of N. Old
Wire Road and N. Old Missouri Road (a Tier 3 Center). The property subject to this request is
approximately 6.31 acres of a 36.20-acre site. It is zoned RSF-4, Residential Single -Family, Four
Units per Acre, NC, Neighborhood Conservation, and NS-G, Neighborhood Services -General.
Areas 3, 4, and 5 received its current zoning in 2003 with the new city-wide zoning map (Ord.
4503, July 2003). Area 6 received its current in July 2017 when it was rezoned from RSF-4 to NS-
G (Ord. 5087, July 2017). Areas 1 and 2 received their current zoning in 2018 when it was rezoned
from RSF-4 to NC (Ord. 6062, May 2018). At the Planning Commission meeting on April 11, 2022,
a conditional use permit (CUP-2022-0004) was approved to allow multi -family on the portion of
the property zoned NS-G, Neighborhood Services -General. The project received large scale
development approval at the May 9, 2022 Planning Commission meeting (LSD-2022-0012). A
concurrent plat for thirty-six residential lots, one commercial lot, two non -buildable lots, and two
out lots was approved at the January 8, 2024 Planning Commission meeting. Surrounding land
uses and zoning are listed in Table 1.
Table 1:
Surrounding Land Uses and Zoning
Direction
Land Use
Zoning
North
Undeveloped
NC, Neighborhood Conservation
South
Undeveloped
RSF-4, Residential Single -Family, Four Units per
Acre; NS-G, Neighborhood Services - General
East
Undeveloped
NC, Neighborhood Conservation; RSF-4,
Residential Single -Family
Planning Commission
February 26, 2024
RZN-2024-0001 (OLD MISSOURI LAND DEVELOPMENT LLC)
Paqe 1 of 18
West Multi -Family Residential; Church NS-G, Neighborhood Services General; R-O,
Residential Office
Request: The request is to rezone 6.31 acres of the property to R-A, Residential -Agricultural (1.77
acres) and RSF-18, Residential Single -Family, Eighteen Units per Acre (4.54). This request is
associated with a proposal for Phase II of the State Station development.
Public Comment: To date, staff has received no public comment on this item.
INFRASTRUCTURE:
Streets: The subject area has no road frontage. Any street improvements will be
determined at the time of development proposal.
Water: Public water is not yet available to the subject area. Main extensions would be
required and would be evaluated at the time of development review.
Sewer: Sanitary sewer is not yet available to the subject area. Main extensions would be
required and would be evaluated at the time of development review.
Drainage: No portion of the property lies within the Hillside -Hilltop Overlay District, or within
a FEMA floodplain. Hydric soils are not present on site. The property lies outside
the Hilltop -Hillside Overlay District (HHOD), but portions of the site include areas
of 15% slope or greater, which may indicate further development restrictions. Any
additional improvements, assessments, or requirements for drainage, slope, or
other related issues will be determined at time of development.
Fire: Fire apparatus access and fire protection water supplies will be reviewed for
compliance with the Arkansas Fire Prevention Code at the time of development.
There is an existing fire hydrant east of the subject area. Station 4, located at 3385
N. Plainview Ave., protects this site. The property is located approximately 1.4
miles from the fire station with an anticipated drive time of approximately 4 minutes
using existing streets. The anticipated response time would be approximately 6.2
minutes. Fire Department response time is calculated based on the drive time plus
1 minute for dispatch and 1.2 minutes for turn -out time. Within the City Limits, the
Fayetteville Fire Department has a response time goal of 6 minutes for an engine
and 8 minutes for a ladder truck.
Police: The Police Department did not comment on this request.
Tree Preservation:
Current
Zoning
Acreage
Min.
Canopy
Proposed
Zoning
Min.
Canopy
Change
NS-G
0.30
20%
R-A
25%
+5%
NC
0.10
20%
R-A
25%
+5%
RSF-4
1.37
25%
R-A
25%
0%
RSF-4
3.18
25%
RSF-18
20%
-5%
NC
1.36
20%
RSF-18
20%
0%
CITY PLAN 2040 FUTURE LAND USE PLAN: City Plan 2040 Future Land Use Plan designates
the property within the proposed rezone as Residential Neighborhood.
Planning Commission
February 26, 2024
RZN-2024-0001 (OLD MISSOURI LAND DEVELOPMENT LLC)
Paqe 2 of 18
Residential Neighborhood Areas are primarily residential in nature and support a wide variety
of housing types of appropriate scale and context: single-family, duplexes, rowhouses, multifamily
and accessory dwelling units. Residential Neighborhood encourages highly connected, compact
blocks with gridded street patterns and reduced building setbacks. It also encourages traditional
neighborhood development that incorporates low -intensity nonresidential uses intended to serve
the surrounding neighborhoods, such as retail and offices, on corners and along connecting
corridors. This designation recognizes existing conventional subdivision developments which may
have large blocks with conventional setbacks and development patterns that respond to features
of the natural environment. Building setbacks may vary depending on the context of the existing
neighborhood.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040's Infill Matrix indicates an infill score of 4 for
this site, with a weighted score of 8. The following elements of the matrix contribute to the score,
at varying points:
• 4 Minute Fire Response (Station 4)
• Near Paved Trail (Old Missouri Trail)
• Near Public School (Butterfield Trail Elementary School)
• Near City Park (Gulley Park)
FINDINGS OF THE STAFF
A determination of the degree to which the proposed zoning is consistent with land use
planning objectives, principles, and policies and with land use and zoning plans.
Finding: Land Use Compatibility: The proposed R-A zoning in areas 2, 3, 5, and 6 are
compatible as the areas are dedicated or planned tree preservation
easements. The proposed zoning change in areas 1 and 4 to RSF-18 is
compatible with surrounding land use patterns in this area, which includes
a mixture of residential and non-residential development of generally low -to -
moderate intensity. Despite the greater density allowed under the proposed
zoning district, staff finds that the single-family character of RSF-18 will
complement the overwhelmingly detached dwelling development pattern of
the area. Further bolstering staff's support of the request is the existing NS-
G, Neighborhood Services, General, property to the west and the extension
of Rolling Hills through the site. Although currently undeveloped, the
property zoned NS-G allows low -intensity, non-residential uses along with
some attached residential building types. When developed, a logical
transition would result from greater densities along Old Missouri Road in the
west to the lower -density single-family to the south and east.
Another consideration is the terrain of the area proposed for rezoning as it
relates to surrounding land uses. As noted, the subject property slopes
upward significantly from northwest to southeast. This gradient creates a
natural transition of elevation just as the zoning transitions from the greater
density of the existing NS-G and NC districts and proposed RSF-18 zoning
district to the lower densities of the adjacent RSF-4 zoning districts.
Land Use Plan Analysis: The proposed zoning is compatible with the Future
Land Use Map (FLUM) and consistent with the Residential Neighborhood
Area designation of the subject property and surrounding area. Along with
Planning Commission
February 26, 2024
RZN-2024-0001 (OLD MISSOURI LAND DEVELOPMENT LLC)
Paqe 3 of 18
the recently rezoned NS-G and NC land to the west and north, development
under the RSF-18 zoning on the subject property will encourage traditional
neighborhood development in a compact form that is both complemented by
mixed -use development to the west and complimentary of existing, low -
density single-family developments to the east.
Among the goals in City Plan 2040, the proposed rezoning represents the
potential for appropriate infill development, development in a traditional
town form pattern, and a means of discouraging suburban sprawl. Although
extensions of infrastructure are likely needed to facilitate development,
adjacent City facilities and amenities are already in place and available for
access, thereby reducing the strain on City infrastructure and amenities that
would result from similar development in a sprawl location. Similarly, the
requested RSF-18 zoning district and its associated build -to zone encourage
patterns of development that result in realizing the City's goal of making
traditional town form the standard. This includes the expectation that
buildings be located at the street and on corners, thereby creating an
environment appealing to pedestrians.
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
Finding: The applicant has requested the zoning change to allow for development at
a greater density than that allowed under the existing RSF-4 and NC zoning
districts. The proposed RSF-18 zoning will encourage appropriate density
and a transition from higher density development along N. Old Missouri Rd.
to lower density development to the east.
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: The RSF-18 zoning district allows a residential density that is greater than
that allowed under the current NC and RSF-4 zoning district: 10 units per
acre versus 10 and 4, respectively. Given the property's undeveloped state,
any development would invariably create the potential for increased traffic
in the area. That said, and as previously noted, the property is located with
access to Old Missouri Road, and near Rolling Hills Drive and Old Wire Road,
all Neighborhood Link streets. With Phase I, E. Rolling Hills Dr. was
extended, and a traffic signal was added improving traffic safety at the
intersection. While there will be an appreciable increase in traffic with any
development, direct access to Old Missouri Road will likely limit the intrusion
of through traffic into adjacent neighborhoods.
4. A determination as to whether the proposed zoning would alter the population density and
thereby undesirably increase the load on public services including schools, water, and
sewer facilities.
Finding: Due to the property being currently undeveloped, development under the
current zoning or the proposed zoning will result in an increase in the load
on public services. That said, this increase has the potential to be greater
under RSF-18 than the existing NC and RSF-4 zoning. RSF-18 allows for 18
Planning Commission
February 26, 2024
RZN-2024-0001 (OLD MISSOURI LAND DEVELOPMENT LLC)
Paqe 4 of 18
units per acre, while NC allows 10 units per acre and RSF-4 allows 4 units
per acre. Despite the potential for greater density, the subject property has
access to connect to planned infrastructure in Phase I of Stage Station. With
Phase I, E. Rolling Hills Dr. was extended and a traffic signal was added,
improving traffic safety at the intersection. Additionally, neither the Police
nor Fire Departments have expressed objections to the proposal.
5. If there are reasons why the proposed zoning should not be approved in view of
considerations under b (1) through (4) above, a determination as to whether the proposed
zoning is justified and/or necessitated by peculiar circumstances such as:
a. It would be impractical to use the land for any of the uses permitted under
its existing zoning classifications;
b. There are extenuating circumstances which justify the rezoning even
though there are reasons under b (1) through (4) above why the proposed
zoning is not desirable.
Finding: N/A
RECOMMENDATION: Planning staff recommends forwarding RZN-2024-0001 to the City
Council with a recommendation of approval.
(PLANNING COMMISSION ACTION: Required YES
Date: February 26, 2024 O Tabled O Forwarded O Denied
Motion:
Second:
Vote:
BUDGET/STAFF IMPACT:
None
ATTACHMENTS:
• Unified Development Code:
o §161.03, R-A, Residential -Agricultural
o §161.07, RSF-4, Residential Single -Family, 4 Units per Acre
o §161.10, RSF-18, Residential Single -Family, 18 Units per Acre
o §161.19, NS-G, Neighborhood Services - General
o §161.29, NC, Neighborhood Conservation
• Rezoning History Exhibit
• Request Letter
• Applicant Exhibit
• Close Up Map
• One Mile Map
• Current Land Use Map
• Future Land Use Map
Planning Commission
February 26, 2024
RZN-2024-0001 (OLD MISSOURI LAND DEVELOPMENT LLC)
Paqe 5 of 18
161.03 District R-A, Residential -Agricultural
(A) Purposes. The regulations of the agricultural district are designed to protect agricultural land until an orderly
transition to urban development has been accomplished; prevent wasteful scattering of development in rural
areas; obtain economy of public funds in the providing of public improvements and services of orderly growth;
conserve the tax base; provide opportunity for affordable housing, increase scenic attractiveness; and conserve
open space.
(B) Uses.
(1) Permitted Uses.
Unit 1
City-wide uses by right
Unit 3
Public protection and utility facilities
Unit 6
Agriculture
Unit 7
Animal husbandry
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 37
Manufactured homes
Unit 41
Accessory dwellings
Unit 43
Animal boarding and training
Unit 46
Short-term rentals
(2) Conditional Uses.
Unit 2
City-wide uses by conditional use permit
Unit 4
Cultural and recreational facilities
Unit 5
Government facilities
Unit 20
Commercial recreation, large sites
Unit 24
Home occupations
Unit 35
Outdoor Music Establishments
Unit 36
Wireless communications facilities
Unit 42
Clean technologies
(C) Density.
Units per acre I One-half 'h
(D) Bulk and Area Regulations.
Lot width minimum
200 feet
Lot Area Minimum:
Residential:
2 acres
Nonresidential:
2 acres
Lot area per dwelling unit
2 acres
(E) Setback Requirements.
Front Side Rear
35 feet 20 feet 35 feet
(F) Height Requirements. There shall be no maximum height limits in the R-A District, provided, however, if a
building exceeds the height of one (1) story, the portion of the building over one (1) story shall have an
additional setback from any boundary line of an adjacent residential district. The amount of additional setback
for the portion of the building over one (1) story shall be equal to the difference between the total height of that
portion of the building and one (1) story.
(G) Building area. None.
Planning Commission
February 26, 2024
RZN-2024-0001 (OLD MISSOURI LAND DEVELOPMENT LLC)
Paqe 6 of 18
161.07 - District RSFA Residential Single -Family - Four (4) Units Per Acre
(A) Purpose. The RSF-4 Residential District is designed to permit and encourage the development of low density
detached dwellings in suitable environments, as well as to protect existing development of these types.
(B) Uses.
(1) Permitted Uses
Unit 1
I
City-wide uses by right
Unit 8
Single-family dwellings
Unit 41
Accessory dwellings
(2) Conditional Uses.
Unit 2
City-wide uses by conditional use permit
Unit 3
Public protection and utility facilities
Unit 4
Cultural and recreational facilities
Unit 5
Government facilities
Unit 9
Two-family dwellings
Unit 12a
Limited business
Unit 24
Home occupations
Unit 36
Wireless communications facilities
Unit 44
Cluster Housing Development
(C) Density.
FSingle-family
Two (2) family
dwellings dwellings
Units per acre 4 or less
7 or less
(D) Bulk and Area Regulations.
Single-family Two (2) family
dwellings dwellings
Lot minimum 70 feet 80 feet
width
Lot area 8,000 square 12,000 square
minimum feet feet
Land area per 00 square 6,000 square
dwelling unit feet feet
Hillside Overlay
District Lot 60 feet 70 feet
minimum width
Hillside Overlay 8,000 square 12,000 square
District Lot feet feet
area minimum
Land area per 8,000 square 6,000 square
dwelling unit feet feet
(E) Setback Reauirements.
Front
Side
Rear
15 feet
5 feet
15 feet
Planning Commission
February 26, 2024
RZN-2024-0001 (OLD MISSOURI LAND DEVELOPMENT LLC)
Page 7 of 18
(F) Building Height Regulations.
Building Height Maximum 45 feet
Height Regulations. Structures in this District are limited to a building height of 45 feet. Existing structures that
exceed 45 feet in height shall be grandfathered in, and not considered nonconforming uses.
(G) Building Area. On any lot the area occupied by all buildings shall not exceed 40% of the total area of such lot.
161.10 District RSF-18, Residential Single -Family - Eighteen (18) Units Per Acre
(A) Purpose. The RSF-18 Single-family Residential District is designed to promote and encourage the efficient
development of single-family detached residences in a variety of densities.
(B) Uses.
(1) Permitted Uses.
Unit 1
City-wide uses by right
Unit 8
Single-family dwellings
Unit 41
Accessory dwellings
Unit 46
Short-term rentals
(2) Conditional Uses.
Unit 2
City-wide uses by conditional use permit
Unit 3
Public protection and utility facilities
Unit 4
Cultural and recreational facilities
Unit 5
Government facilities
Unit 9
Two-family dwellings
Unit 12a
Limited business
Unit 24
Home occupations
Unit 36
Wireless communications facilities
Unit 44
Cluster Housing Development
(C) Density.
Units per acre Eighteen 18 or less
(D) Bulk and Area Regulations.
(1) Lot Width Minimum.
Single-family 30 feet
Two 2 family 30 feet
(2) Lot Area Minimum.
Townhouses: individual lot
1,250 square feet
Single-family
2,500 square feet
Two-family
2,000 square feet
(E) Setback Requirements.
Front I Side Side -Zero Lot Line* Rear
Planning Commission
February 26, 2024
RZN-2024-0001 (OLD MISSOURI LAND DEVELOPMENT LLC)
Paqe 8 of 18
A build -to zone
5 feet
A setback of less than five
5 feet
that is located
on both
feet (zero lot line) is
between the front
sides
permitted on one interior
property line and
side, provided a
a line 25 ft. from
maintenance agreement is
the front property
filed"'. The remaining side
line.
setbacks shall be 10 feet.
" A zero lot line is an alternative to the 5 foot building setback. Applicants should consult the International Building
Code when locating a structure in close proximity to property lines and/or adjacent structures.
*' At least 5 feet of maintenance area shall be provided along a structure that is within 5 feet of a property line. This
may be provided through a perpetual maintenance easement on the adjacent property, or through a combination of a
maintenance easement and private property. Walls, fences and customary yard accessories are permitted in the
maintenance area.
(F) Building Height Regulations.
Building Height Maximum 1 3 stories
(G) Building Area. The area occupied by all buildings shall not exceed 60% of the total lot area. Accessory ground
mounted solar energy systems shall not be considered buildings.
(H) Minimum Buildable Street Frontage. 50% of the lot width for two-family dwellings.
161.19 NS-G, Neighborhood Services - General
(A) Purpose. The Neighborhood Services, General district is designed to serve as a mixed use area of medium
intensity. Neighborhood Services, General promotes a walkable, pedestrian -oriented neighborhood
development form with sustainable and complementary neighborhood businesses that are compatible in scale,
aesthetics, and use with surrounding land uses. For the purpose of Chapter 96: Noise Control the
Neighborhood Services district is a residential zone.
(B) Uses.
(1) Permitted Uses.
Unit 1
City-wide uses by right
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 10
Three 3 and four 4 family dwellings
Unit 12b
General business
Unit 24
1 Home occupations
Unit 40
Sidewalk cafes
Unit 41
Accessory dwelling units
Unit 44
Cluster housing development
Unit 46
Short-term rentals
Note: Any combination of above uses is permitted upon any lot within this zone. Conditional uses shall need
approval when combined with pre -approved uses.
(2) Conditional Uses.
Unit 2
City-wide uses by conditional use permit
Unit 3
Public protection and utility facilities
Unit 4
Cultural and recreational facilities
Unit 5
Government facilities
Unit 13
Eating places
Unit 16
1 Shopping oods
Unit 19
1 Commercial recreation, small sites
Planning Commission
February 26, 2024
RZN-2024-0001 (OLD MISSOURI LAND DEVELOPMENT LLC)
Paqe 9 of 18
Unit 25
Offices, studios and related services
Unit 26
Multi -family dwellings
Unit 36
Wireless communication facilities
Unit 45
Small scale production
(C) Density. Eighteen (18) or less per acre.
(D) Bulk and Area Regulations.
(1) Lot Width Minimum.
All dwellings 1 35 feet
All other uses I None
(2) Lot Area Minimum.
Single-family
4,000 square feet
Two (2) family or more
3,000 square feet per dwelling
unit
All other uses
None
(E) Setback regulations.
Front
Side
Side -Zero Lot Line*
Rear
Rear when contiguous to
a single-family residential
district
A build -to zone that is
5 feet
A setback of less than 5
None
15 feet
located between the front
feet (zero lot line) is
property line and a line 25
permitted on one interior
feet from the front
side, provided a
property line.
maintenance agreement
is filed**. The remaining
side setback(s) shall be
10 feet.
(F) Building Height Regulations.
Building Height Maximum 1 3 stories
(G) Minimum Buildable Street Frontage. 50% of the lot width.
161.29 - Neighborhood Conservation
(A) Purpose. The Neighborhood Conservation zone has the least activity and a lower density than the other zones.
Although Neighborhood Conservation is the most purely residential zone, it can have some mix of uses, such as
civic buildings. Neighborhood Conservation serves to promote and protect neighborhood character. For the
purposes of Chapter 96: Noise Control, the Neighborhood Conservation district is a residential zone.
(B) Uses.
(1) Permitted Uses.
Unit 1 City-wide uses by right
F—Unit 8 Single-family dwellings
Unit 41 I Accessory dwellings
(2) Conditional Uses.
Unit 2 City-wide uses by conditional use permit
Planning Commission
February 26, 2024
RZN-2024-0001 (OLD MISSOURI LAND DEVELOPMENT LLC)
Paqe 10 of 18
Unit 3
Public protection and utility facilities
Unit 4
Cultural and recreational facilities
Unit 9
Unit 10
Unit 12a
Two (2) family dwellings
Three (3) and four (4) family dwellings
Limited business*
Home occupations
Unit 24
Unit 25
Offices, studios, and related services
Unit 28
Center for collecting recyclable materials
Unit 36
Wireless communication facilities
Unit 44 Cluster Housing Development
(C) Density. Ten (10) Units Per Acre.
(D) Bulk and Area Regulations
(1) Lot Width Minimum.
Single Family
I 40 feet
Two Family
80 feet
Three Family
90 feet
(2) Lot Area Minimum. 4,000 square feet
(E) Setback Regulations.
A build -to zone that is located
Front between the front property line and a
line 25 feet from the front property
line.
Rear
Rear, from
center line of
an alley
5 feet
5 feet
12 feet
(F) Building Height Regulations.
Building Height Maximum 45 feet
Planning Commission
February 26, 2024
RZN-2024-0001 (OLD MISSOURI LAND DEVELOPMENT LLC)
Paqe 11 of 18
Planning Commission
February 26, 2024
RZN-2024-0001 (OLD MISSOURI LAND DEVELOPMENT LLC)
Paqe 12 of 18
JORGENSEN
+ASSOCIATES
vCivil Engineering Surveying
February 6, 2024
City of Fayetteville
Development Services
113 West Mountain Street
Fayetteville, AR 72703
CoF Job # RZN-2024-0001
J+A Job #2021161
Attn: Planning
Re: Stage Station RZN
To whom it may concern;
124 W Sunbridge Drive, Suite 5
Fayetteville, AR 72703
Office: 479.442.9127
www.lorgensenassoc.com
Established 1985
Please accept this request for a rezoning of a small portion of the new a development known as Stage
Station located off of Old Missouri Road and behind the Butterfield Elementary School. Since the inception of
this project, the goal has been to provide a variety of housing options for the market. The development team is
making good progress on the first phase and as we move into more detailed design work for phase 2, we have
found that it would be beneficial to rezone a portion of the existing NC and existing RSF-4 to RSF-18. In addition
we are proposing to rezone the platted and planned tree preservation areas to R-A. We feel that this rezoning
will have a positive impact to the layout as the development transitions from west to east. The RSF-18 will allow
us to create a pocket community just east of the abandoned 36" water main and will create more variety of
housing types in this overall planned community.
We look forward to working with the city to make this a successful project.
Sincerely;
Jorgensen + Associates
Planning Commission
February 26, 2024
RZN-2024-0001 (OLD MISSOURI LAND DEVELOPMENT LLC)
Paqe 13 of 18
Fm9eg PROJECT TITLE:
STAGE STATION
PHASE 2 e JORGENSEN 4ws ne,dReo, e.s es
C y q D-
b +ASSP94
Civil Engineering+Surve g Est bllsM1. 1985 ,
•d� ^'�i�' g PROJECT LOCATION: 5 February 26, 2024
: FAYETTEVILLE AR
Paqe 14 of 18
RZN-2024-0001 3006 N. OLD MISSOUR RD
Close Up View
P-1
HILLS DR
Lll
Neighborhood Link
Residential Link
Planned Neighborhood Link
— — — Trail (Proposed)
_~ Planning Area
NC
Feet
0 75 150 300 450 600
1:2,400
STRA1
NORTH
Zone Current Proposed
NC 1.5 0.0
NS-G 0.0 0.0
RSF-18 0.0 5.1
RSF-4 3.6 0.0
Total 5.1 ac
February 26, 2024
RZN-2024-0001 (OLD MISSOURI LAND DEVELOPMENT LLC)
Paqe 15 of 18
RZN-2024-0001
One Mile View
3006 N. OLD MISSOUR RD
0 0.13 0.25 0.5 Miles
1
1
1
1
1
1
Subject Property
LING HILLS DR77
NS-G
WO,
RPZD
♦ �
Regional Link
—
Zoning
RESIDENTIAL SINGLE-FAMILY
-2 G.—I lndu ,V l
EXTRACTION
'
1
Ns-c
Neighborhood Link
"
�RI-u
RI-,2
COMMERCIAL
Res.de lal-onlne
NS L
ResltlenllaFAgrlcultural
C-1
G2
Unclassified
RSF-6
�G-,
RSF-1
FORM BASED DISTRICTS
Residential Link
�DnwnlnrvnGn,e
M."st—
Planned Neighborhood Link
R9 .
Geo�-,
�D.-t-e 1
RSF-18
Community Services
--- Shared -Use Paved Trail
—
=
RESIDENTIAL MULTI -FAMILY
R6
NeignborM1aatl Services
�NeigbborM1ootl Conservation
!
RMF-12
PLANNED ZONING DISTRICTS
— — — Trail (Proposed)
RMF-18
oTUTIOial.ln, t,ial.Reei,antial
1 Planning Area �--- ��--.�
- - �
RMF-2°
INSTITUTIONAL
~ Planning Area
,-
� RMF-06
INDUSTRIAL
P'
Fayetteville City Limits
11 —, Cnmmemi.1—Ubht lnEuattlel
February 26, 2024
RZN-2024-0001 (OLD MISSOURI LAND DEVELOPMENT LLC)
Paqe 16 of 18
RZN-2024-0001 1 3006 N. OLD MISSOUR RD
Current Land Use
ROLLIN
,HILLs 10
i clN„ Undeveloped
,n
W
Undeveloped ,
i
Subject Property f ��
Single -Family Residential e'
r� Undeveloped R Flo rr�-
�.
FEMA Flood Hazard Data
Neighborhood Link 100-Year Floodplain
Residential Link Feet Floodway
Planned Neighborhood Link
0 112.5 225 450 675 900
Trail (Proposed)
1. - Planning Area 1:3,600
.__. 9
Fli
annina Uommission
February 26, 2024
RZN-2024-0001 (OLD MISSOURI LAND DEVELOPMENT LLC)
Paqe 17 of 18
RZN-2024-0001
Future Land Use
1
1
1
1
1
CORTLAND ST 1
If
ETON ST
ROLLIN
HILLS C
OAkC�/FF
Neighborhood Link
Unclassified
Residential Link
Planned Neighborhood Link
Planning Area
- - - Trail (Proposed)
3006 N. OLD MISSOUR RD
Civic
Institutional
ORTH
—WARWICK-D
■
Subject Property Residential
Neighborhood
City
Neighborhood
0 145 290
Z
J
IY
W
J
GOB �C2
C2��F
N�'RAWg�
O�
N
`oW/RERD
rn -�
A
ST'4)VWYK-DR m
City Neighborhood
Civic Institutional
Civic and Private Open Space
Industrial
Feet Natural
Non -Municipal Government
580 870 1,160 Residential Neighborhood
1 :4,800 1 Rural Residential
0 Urban Center
February 26, 2024
RZN-2024-0001 (OLD MISSOURI LAND DEVELOPMENT LLC)
Paqe 18 of 18
Received By: Jonathan Curth 03/28/2024 11:59 A.M.
Received By: Blake Pennington 03/29/2024 3:33 PM
Holt Village Planned Zoning District
Holt Village Planned Zoning District
FEBRUARY 29, 2024
A
Ownership
Landmarc Custom Homes, LLC
1224 S Maetsri Rd, Springdale AR 72762
PREPARED BY FLINTLOCK LTD CO
Page 1 of 31
Holt Village Planned Zoning District
A
B
C
D
E
F
G
H
I
J
K
L
M
N
9
TABLE OF CONTENTS
Ownership...............................................................................................
ProjectSummary..........................................................................................................................
GeneralProject Concept...............................................................................................................
ProposedPlanning Areas..............................................................................................................
ProposedZoning Standards...........................................................................................................
NeighborhoodZone A..........................................................................................................
NeighborhoodZone B..........................................................................................................
Existing Property Zoning Standards...............................................................................................
ZoningComparison Chart.....................................................................................................
Analysis of Site Characteristics......................................................................................................
RecreationalFacilities...................................................................................................................
Reasons a Zoning Change is Required............................................................................................
Relation to Existing and Surrounding Properties............................................................................
Project Compliance with Fayetteville Comprehensive Land Use Plan + City Plan 2040....................
TrafficStudy.................................................................................................................................
Impactson City Services................................................................................................................
Development Standards, Conditions, and Review Guidelines.........................................................
Proposed Architectural Design Standards.............................................................................
Proposed Landscape Standards............................................................................................
Planned Zoning District Intent Fulfillment......................................................................................
.1
.3
.5
.7
.8
.8
10
12
15
16
17
18
19
20
24
24
25
25
29
30
Page 2 of 31
Holt Village Planned Zoning District
B
Project Summary
The proposed +/- 125 residential unit development aims to provide a mix of housing types in a variety of formats
structured in a walkable neighborhood format, with a central linear storm park lined by park -facing townhomes.
The development will include three parcels (765-13589-000, 765-13593-000, and 765-13593-002) totaling around
16.7 acres. The entire site is shown as City Neighborhood area on the Future Land Use Map with midrange infill
score potentials across the site. The property is served by existing adequate water and sewer facilities in Mt
Comfort Road to the south, Rupple Road to the west, and W Lonoke to the north and northeast. This proposed
development ideally serves the surrounding neighborhood and City goals by sensitively transitioning density from
the north to the south through a mixture of unit types offering abundant green space, walkability, and community
potential.
SITE
LOCATION
looms
W,COMFatrRp
Page 3 of 31
Holt Village Planned Zoning District
Site Location Approximate location as seen aerially from the southwest ; N Rupple Rd and W Mount Comfort
Rd seen in foreground
Page 4 of 31
Holt Village Planned Zoning District
C
General Project Concept
Street and The project aims to connect N Rupple Road more cohesively into the existing development
Lot Layout north of the project site, providing an extension of Lonoke Drive to the west to Rupple Road
and south to a new east -west connection. To maximize site efficiency with odd geometries, a
large linear storm park provides frontage for an interior set of alley loaded townhouses. This
arrangement both faces public roads and existing single family homes with more traditional
lower density single family homes while providing appropriate density and variety in housing
type and price point. The linear storm park directs water downhill to the north, to the low point
of the site, which is preserved as a tree preservation and landscape buffer around the storm
park. The resulting large central block is compliant with maximum block sizes but is further
bifurcated with a pedestrian path and enhanced crosswalk that provides safe interior block
connection through the neighborhood to Holt Middle School across Rupple Road from the
project. The main north/south street connection provides a shared commercial access to the CS
zoned commercial neighboring property along Mount Comfort, to minimize curb cuts and
provide rational and safe access to the existing High Activity Corridor. With its mixture of units
types, pedestrian alleys, and common greens, the site design builds community potential and
encourages walking and biking both within the neighborhood and to adjacent schools.
Site Plan
Page 5 of 31
Holt Village Planned Zoning District
Buffer Areas The proposed development provides a landscape buffer along the northern boundary and
residential lots similar in size and setback to the adjacent existing lots. Smaller home lots face
Rupple and the commercial development to the south, which transition to townhouses against
the parcel to the southeast, which is intended to become a clustered massing of small
multifamily along Mount Comfort concurrent with this development.
Tree The property's long-term use for intensive agriculture has left little existing tree canopy except at
Preservation the edges of the property. The site plan's geometry aligns to tree preservation plans to respect
Areas these existing fence line trees and the site's natural topography.
Storm Water The site contains a large high point roughly in the center. Three stormwater facilities will be
and Detention provided at the low points at the northwestern property boundary, the northeastern property
Areas corner, and adjacent the multifamily and townhouse properties along Mount Comfort. A linear
storm park running north / south on the western half of the property directs storm flow through
grassed swales as a landscape amenity to slow water flow and remove sediment in planting
areas.
Undisturbed The site is almost entirely previously disturbed by long term agricultural use and use as an airfield
Natural for a number of years. Some existing larger trees and more natural areas along the northern
Areas property line will be preserved.
Existing and Existing utilities are well provided and further discussed in Section M: Impacts to City Services
Proposed Utility
Connections
and Extensions
Page 6 of 31
Holt Village Planned Zoning District
D
Proposed Planning Areas
The proposed Neighborhood Zones would replace existing Residential -Agriculture Zoning on approximately 16.2
acres of the site and Community Services Zoning on approximately % an acre of the site at the southwest corner
adjacent to Kum and Go. Neighborhood Zone A accounts of approximately 9.9 acres of the site, and Neighborhood
Zone B accounts for approximately 6.9 acres of the site.
Page 7 of 31
Holt Village Planned Zoning District
E
Proposed Zoning Standards
Neighborhood Zone A
(A) Purpose.
• Provide an appropriately flexible neighborhood buffer to commercial, institutional, and single family
residential uses
• Create a flexible neighborhood pattern with a variety of adaptable building types limited by mass and
height rather than use or unit numbers;
• Promote and maintain the development of diverse housing types at a range of sizes and price points
for a range of household arrangements to meet the needs of all citizens in all phases of life;
• Allow more efficient and flexible use of existing and new housing stock at appropriate densities to
support the long term maintenance of required infrastructure;
(B) Intent. Planning staff shall evaluate the following criteria for suitability of uses in the Neighborhood Zone A:
(1) The property shall have infrastructure (water, sewer, gas, electric, etc.) that meets City standard, in the
minimum easements and land encumbrances to ensure practical maintainability and access to all units
without restricting future adaptations of site usage;
(2) The form and massing of buildings should be scaled and detailed to create an inviting and timeless
neighborhood pattern;
(3) Block structure should be compact and connected, with a preference for alleys and pedestrian
pathways creating additional mid -block connectivity and flexibility;
(4) Buildings should address the street appropriately with visible pedestrian entries on the primary fagade
connected to pedestrian pathways;
(5) Parking and car connectivity should be secondary to safe, walkable, adaptable block structure and
building usage
(6) Building setbacks from the street should be minimized wherever possible to shorten the length of
utility service lines and minimize maintenance and leakage potential;
(7) Side yards are encouraged to be minimized unless functionally useful for building occupants or
necessary for services like trash, stormwater, and utility pedestals. This allows additional units to be
provided and reduces the length of infrastructure required to serve each unit, creating more
financially sustainable neighborhoods;
Proposed Zoning Standards
(C) Uses.
(1) Permitted Uses
Unit 1
City-wide uses by right
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 24
Home occupations
Page 8 of 31
Holt Village Planned Zoning District
Unit 41 Accessory dwelling units
Unit 44 Cluster housing development
Note: Any combination of above uses is permitted upon any lot within this zone. Conditional uses shall need
approval when combined with pre -approved uses.
(2) Conditional Uses.
Unit 2
City-wide uses by conditional use permit
Unit 3
Public protection and utility facilities
Unit 4
Cultural and recreational facilities
Unit 5
Government facilities
Unit 10
Three (3) and four (4) family dwellings
Unit 12a
Limited business
Unit 13
Eating places
Unit 16
Shopping goods
Unit 19
Commercial recreation, small sites
Unit 25
Offices, studios and related services
Unit 26
Multi -family dwellings
Unit 45
Small scale production
Unit 46
Short-term rentals
(D) Density. None.
(E) Bulk and Area Regulations.
(1) Lot Width Minimum. 24 feet
* Legal lots may meet their minimum lot width with frontage onto a private or public right of way,
public or private open space, or pedestrian access (sidewalk or trail) as long as adequate utility
easements and access and safe and convenient access for fire protection and sanitation vehicles exists.
(2) Lot Area Minimum. None.
(F) Setback regulations.
Front
A build -to zone that is located
between the front property line
and a line 25 feet from the front
property line.
Side
5 feet
Rear
5 feet
Rear, from center line of an alley
1 12 feet
(G) Building Height Maximum. 3 stories
(H) Minimum Buildable Street Frontage. 50% of the lot width.
Page 9 of 31
Holt Village Planned Zoning District
Neighborhood Zone B
(A) Purpose.
Create a flexible neighborhood pattern with a variety of adaptable building types limited by mass and
height rather than use or unit numbers;
Promote and maintain the development of diverse housing types at a range of sizes and price points
for a range of household arrangements to meet the needs of all citizens in all phases of life;
Allow more efficient and flexible use of existing and new housing stock at appropriate densities to
support the long term maintenance of required infrastructure;
(B) Intent. Planning staff shall evaluate the following criteria for suitability of uses in the Neighborhood Zone B:
(1) The property shall have infrastructure (water, sewer, gas, electric, etc.) that meets City standard, in the
minimum easements and land encumbrances to ensure practical maintainability and access to all units
without restricting future adaptations of site usage;
(2) The form and massing of buildings should be scaled and detailed to create an inviting and timeless
neighborhood pattern;
(3) Block structure should be compact and connected, with a preference for alleys and pedestrian
pathways creating additional mid -block connectivity and flexibility;
(4) Buildings should address the street appropriately with visible pedestrian entries on the primary fagade
connected to pedestrian pathways;
(5) Parking and car connectivity should be secondary to safe, walkable, adaptable block structure and
building usage
(6) Building setbacks from the street should be minimized wherever possible to shorten the length of
utility service lines and minimize maintenance and leakage potential;
(7) Side yards are encouraged to be minimized unless functionally useful for building occupants or
necessary for services like trash, stormwater, and utility pedestals. This allows additional units to be
provided and reduces the length of infrastructure required to serve each unit, creating more
financially sustainable neighborhoods;
Proposed Zoning Standards
(C) Uses.
(1) Permitted Uses
Unit 1
City-wide uses by right
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 10
Three (3) and four (4) family dwellings
Unit 24
Home occupations
Unit 26
Multi -family dwellings
Unit 41
Accessory dwelling units
Unit 44
Cluster housing development
Note: Any combination of above uses is permitted upon any lot within this zone. Conditional uses shall need
approval when combined with pre -approved uses.
Page 10 of 31
Holt Village Planned Zoning District
(2) Conditional Uses.
Unit 2
City-wide uses by conditional use permit
Unit 3
Public protection and utility facilities
Unit 4
Cultural and recreational facilities
Unit 5
Government facilities
Unit 12a
I Limited business
Unit 13
Eating places
Unit 16
Shopping goods
Unit 19
Commercial recreation, small sites
Unit 25
Offices, studios and related services
Unit 45
1 Small scale production
Unit 46
1 Short-term rentals
(D) Density. None.
(E) Bulk and Area Regulations.
(1) Lot Width Minimum.
Single-family 24 feet
All other uses None
* Legal lots may meet their minimum lot width with frontage onto a private or public right of way, public or
private open space, or pedestrian access (sidewalk or trail) as long as adequate utility easements and
access and safe and convenient access for fire protection and sanitation vehicles exists.
(2) Lot Area Minimum. None.
(F) Setback regulations.
Front
A build -to zone that is located
between the front property line
and a line 25 feet from the front
property line.
Side
None
Rear
5 feet
Rear, from center line of an alley
1 12 feet
(G) Building Height Maximum. 3 stories
(H) Minimum Buildable Street Frontage. 50% of the lot width.
Page 11 of 31
Holt Village Planned Zoning District
F
Existing Property Zoning Standards
161.03 District R-A, Residential -Agricultural
(A) Purposes. The regulations of the agricultural district are designed to protect agricultural land until an orderly
transition to urban development has been accomplished; prevent wasteful scattering of development in
rural areas; obtain economy of public funds in the providing of public improvements and services of orderly
growth; conserve the tax base; provide opportunity for affordable housing, increase scenic attractiveness;
and conserve open space.
(B) Uses.
(1) Permitted Uses.
Unit 1
City-wide uses by right
Unit 3
Public protection and utility facilities
Unit 6
Agriculture
Unit 7
Animal husbandry
Unit 8
1 Single-family dwellings
Unit 9
Two-family dwellings
Unit 37
Manufactured homes
Unit 41
Accessory dwellings
Unit 43
Animal boarding and training
Unit 46
1 Short-term rentals
(2) Conditional Uses.
Unit 2
City-wide uses by conditional use permit
Unit 4
Cultural and recreational facilities
Unit 5
Government facilities
Unit 20
Commercial recreation, large sites
Unit 24
1 Home occupations
Unit 35
Outdoor Music Establishments
Unit 36
Wireless communications facilities
Unit 42
Clean technologies
(C) Density.
Units per acre I One-half (%:)
(D) Bulk and Area Regulations.
Lot width minimum
200 feet
Lot Area Minimum:
Residential:
2 acres
Nonresidential:
2 acres
Lot area per dwelling unit
2 acres
Page 12 of 31
Holt Village Planned Zoning District
(E) Setback Requirements.
Front
Side
Rear
35 feet
20 feet
35 feet
(F) Height Requirements. There shall be no maximum height limits in the R-A District, provided, however, if a
building exceeds the height of one (1) story, the portion of the building over one (1) story shall have an
additional setback from any boundary line of an adjacent residential district. The amount of additional
setback for the portion of the building over one (1) story shall be equal to the difference between the total
height of that portion of the building and one (1) story.
(G) Building area. None.
161.22 Community Services
(A) Purpose. The Community Services District is designed primarily to provide convenience goods and personal
services for persons living in the surrounding residential areas and is intended to provide for adaptable
mixed use centers located along commercial corridors that connect denser development nodes. There is a
mixture of residential and commercial uses in a traditional urban form with buildings addressing the street.
For the purposes of Chapter 96: Noise Control, the Community Services district is a commercial zone. The
intent of this zoning district is to provide standards that enable development to be approved
administratively.
(B) Uses.
(1) Permitted Uses.
Unit 1
City-wide uses by right
Unit 4
Cultural and recreational facilities
Unit 5
Government facilities
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 10
Three (3) and four (4) family dwellings
Unit 13
Eating places
Unit 15
Neighborhood Shopping goods
Unit 24
1 Home occupations
Unit 25
Offices, studios and related services
Unit 26
Multi -family dwellings
Unit 40
Sidewalk Cafes
Unit 41
Accessory dwellings
Unit 44
Cluster Housing Development
Unit 45
Small scale production
Unit 46
Short-term rentals
Note: Any combination of above uses is permitted upon any lot within this zone. Conditional uses shall need
approval when combined with pre -approved uses.
(2) Conditional Uses.
Unit 2 1 City-wide uses by conditional use permit
Page 13 of 31
Holt Village Planned Zoning District
Unit 3
Public protection and utility facilities
Unit 14
Hotel, motel and amusement services
Unit 16
Shopping goods
Unit 17
Transportation, trades and services
Unit 18
Gasoline service stations and drive-in/drive-through
restaurants
Unit 19
Commercial recreation, small sites
Unit 28
Center for collecting recyclable materials
Unit 34
Liquor stores
Unit 35
Outdoor music establishments
Unit 36
Wireless communication facilities*
Unit 42
Clean technologies
(C) Density. None.
(D) Bulk and Area Regulations.
(1) Lot Width Minimum.
Dwelling 18 feet
All others None
(2) Lot Area Minimum. None.
(E) Setback regulations.
Front:
A build -to zone that is located
between 10 feet and a line 25
feet from the front property
line.
Side and rear:
None
Side or rear, when contiguous to
15 feet
a single-family residential
district:
(F) Building Height Regulations.
Building Height Maximum 1 5 stories
(G) Minimum Buildable Street Frontage.50% of the lot width.
Page 14 of 31
Holt Village Planned Zoning District
PERMITTED
USES
A: Residential Agriculture
City-wide uses by right
Public protection and utility facilities
Agriculture
Animal husbandry
Single-family dwellings
Two-family dwellings
'. Manufactured homes
. Accessory dwellings
Animal boarding and training
Short-term rentals
CURRENT
CONDITIONAL 2. City-wide uses by conditional use permit
USES 4. Cultural and recreational facilities
5. Government facilities
20. Commercial recreation, large sites
24. Home occupations
35. Outdoor Music Establishments
36. Wireless communications facilities
42. Clean technologies
DENSITY
LOT W I DTH
MIN. (FT)
LOTAREA I2 acres
MIN. (SF)
(FRONT 35
SETBACK (FT)
SIDE SETBACK 20
(FT)
REAR SETBACK 35
(FT)
BUILDING
HEIGHT
MAX.
BUILDING
AREA(%)
(1/2)
sere shall be no maximum height limits in
ie R-A District, provided, however, if a
uilding exceeds the height of one (1) story,
ie portion of the building over one (1) story
call have an additional setback from any
oundary line of an adjacent residential
istrict. The amount of additional setback
rrthe portion ofthe building over one (1)
.cry shall be equal to the difference
etween the total height of that portion of
re building and one (1) story.
Zoning Comparison Chart
CS: Community Services
1. City-wide uses by right
4. Cultural and recreational facilities
5. Government facilities
8. Single-family dwellings
9. Two-family dwellings
10. Three (3) and four (4) family dwellings
13. Eating places
15. Neighborhood Shopping goods
24. Home occupations
25. Offices, studios and related services
26. Multi -family dwellings
40. Sidewalk Cafes
41. Accessory dwellings
44. Cluster Housing Development
45. Small scale production
46. Short-term rentals
2. City-wide uses by conditional use permit
3. Public protection and utility facilities
14. Hotel, motel and amusement services
16. Shopping goods
17. Transportation, trades and services
18. Gasoline service stations and drive-
in/drive-through restaurants
19. Commercial recreation, small sites
28. Center for collecting recyclable materials
34. Liquor stores
35. Outdoor music establishments
36. Wireless communication facilities*
42. Clean technologies
PROPOSED
Neighborhood Zone Planning Area A Neighborhood Zone Planning Area
1. City-wide uses by right
1. City-wide uses by right
8.Single-family dwellings
8.Single-family dwellings
9. Two-family dwellings
Two-family dwellings
24. Home occupations
19.
10. Three (3) and four (4) family dwellings
41. Accessory dwelling units
24. Home occupations
44. Cluster housing development
26. Multi -family dwellings
41. Accessory dwelling units
44. Cluster housing development
2. City-wide uses by conditional use permit
3. Public protection and utility facilities
4. Cultural and recreational facilities
5. Government facilities
10. Thre (3) and four (4) family dwellings
12a. Limited business
13. Eating places
16. Shopping goods
19. Commercial recreation, small sites
25. Offices, studios and related services
26. Multi -family dwellings
45. Small scale production
46. Short-term rentals
2. City-wide uses by conditional use permit
3. Public protection and utility facilities
4. Cultural and recreational facilities
5. Government facilities
12a. Limited business
13. Eating places
16. Shopping goods
19. Commercial recreation, small sites
25. Offices, studios and related services
45. Small scale production
46. Short-term rentals
None
None
None
18 (Residential)
24 (Single-family)
24 (Single-family)
None (all others)
* Legal lots may meet their minimum lot
None (all others)
width with frontage onto a private or public
* Legal lots may meet their minimum lot
right ofway, public or private open space,
width with frontage onto a private or public
or pedestrian access(sidewalk or trail) as
right ofway, public or private open space,
long as adequate utility easements and
or pedestrian access (sidewalk or trail) as
access and safe and convenient access for
long as adequate utility easements and
fire protection and sanitation vehicles exists.
access and safe and convenient access for
fire protection and sanitation vehicles
None
None
None
A build -to zone that is located between 10
A build -to zone that is located between the
A build -to zone that is located between the
feet and a line 25 feet from the front
front property line and a line 25 feet from
front property line and a line 25 feet from
property line.
the front property line.
the front property line.
None
5
None
None 5
15 (when continguous to a single-family 12 (from center line ofan alley)
residential district)
5 Stories 3 Stories
50 % of lot width 50% of lot width
12 (from center line of a n alley)
Stories
of lot width
Page 15 of 31
Holt Village Planned Zoning District
G
Analysis of Site Characteristics
The existing site contains a gentle high point roughly in the center, falling gradually away to Clabber Creek to the
north and Hamestring Creek to the south. The property is relatively level for Fayetteville and has been cleared and
intensively farmed since at least the middle of the last century based on aerial photos. The site does not include
hydric soils, historic wet prairie, or other sensitive ecologies. It is also outside the floodway of both adjacent
creeks.
r
oo
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V"H*
ids i►q;
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Page 16 of 31
Holt Village Planned Zoning District
H
Recreational Facilities
The proposed development includes a large linear park for passive recreation and is walkable to the extensive
Clabber Creek park and the future Underwood Park facilities. The site is located along the Clabber Creek trail
connection to Mount Comfort. It is also walkable to both Holt Middle School (directly across the street) and
Holcomb Elementary School % a mile to the north.
Page 17 of 31
Holt Village Planned Zoning District
Reasons a Zoning Change is Required
The current zoning of Residential - Agriculture that governs most of the site (+/- 16.6 acres out of +/- 18.4 total
acres) is not suitable to fulfill the City's needs for housing its rapidly increasing population or its goals for this
specific area as a Tier 2 and Tier 3 center on Fayetteville's Growth Concept Map. Additionally, the walkable and
mixed unit development proposed here is the kind of development described in the City Plan 2040 that creates
livable communities that require less investment in infrastructure by the City. Refer to Sections J and K following
this section for more discussion of these elements.
Page 18 of 31
Holt Village Planned Zoning District
Relation to Existing and Surrounding Properties
The surrounding properties are a mix of single family residential to the north, commercial uses along the arterial
Mount Comfort corridor, and institutional uses to the west with Holt Middle School and Mount Comfort
Presbyterian Church. The proposed neighborhood lines the single-family adjacencies with traditional residential
lots. Smaller home lots face the institutional uses to the west, while a small cluster of multifamily masses are
located along Mount Comfort. The mixed unit type neighborhood provides a natural variety of housing product
and price points with intensity stepped down from existing single family home lots to multifamily along Mount
Comfort. Refer to Section K following this section for discussion of how this transition of density and use is ideally
appropriate for both realizing City planning goals and providing services to the surrounding community.
Page 19 of 31
Holt Village Planned Zoning District
K
Project Compliance with Fayetteville Comprehensive Land Use Plan + City Plan 2040
-- ---- -
ri.�town
i
......... . .. .
112
SITE LOCATION
hwY .........
-. -
G 1
wedu
Y
Paved Trail -, City Limits '
iF'I
•Tier 1 Center •Tier 2 Center
• Special District Tier 3 Center ,1
High -activity Corridor
Transit Corridor 65
G�oenlend
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Enduring Green Network
i - 1
Figure 2.0 - Growth Concept Map
51,
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IMW
16 2riyY 74
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/....... ----- -i I
The project site is part of both a planned Tier 2 Center at Mount Comfort and Rupple and a planned Tier 3 Center
at Mount Comfort and Salem Road.
The project site is on the outside shoulder of a Tier Two center, a smaller scale urban with fewer services,
residents, and jobs than Tier One Centers. Tier Two Centers largely exist to provide services and employment to
residents within two to three miles. They are characterized by housing that ranges from one- to three- story
detached dwellings, duplexes, row houses, and mid -rise apartments. Commercial uses will be mixed -use and office
buildings. The adjacencies of Holt Middle School directly to the west and low density single-family to the north
make commercial services and multifamily more jarring along the western edge of the site and render the
moderate density residential use proposed here ideal.
Tier Three Centers are intended to serve the immediately surrounding residential areas and will cater to the
specific needs of a small market. As a result, no two will be the same. Some may be characterized by one or two
commercial and/or multi -family buildings located on a single intersection while others develop into a mixed -use
core extending over multiple blocks and serving a broad mix of housing. The nodal nature of Tier Three Centers are
important for providing a unique sense of place to a neighborhood. Tier Three Centers shown on The Growth
Concept Map are not intended to be inclusive of all non-residential services that may be identified at a
neighborhood -scale analysis. Neighborhood -scale and micro -retail locations are embedded within the general land
use policies discussed throughout City Plan, not on the Growth Concept Map. The project site is also located with
frontage on a High Activity Corridor along Mount Comfort.
The proposed development is wholly in line with the City Plan 2040's primary goals of compact, complete, and
connected growth which is intentional, sustainable, and mixed use. Transit ready and commercial supportive
densities are provided, and housing is centered on low impact development stormwater features.
Page 20 of 31
Holt Village Planned Zoning District
A.
t
J�Sf t��rY_ l
Figure 3.4 - Rural
Goal 3 Objectives
3.3.1 Require new growth that results in neighborhoods, districts and
corridors that are:
• Compact — via denser housing; meaningful open spaces and preserves; small
blocks
• Complete — via housing; mixed uses; civic uses; jobs -housing mix in the
neighborhoods
• Connected — via street -oriented buildings; interconnected streets;
interconnected greenways and trails
3.3.2 Prepare a transit -worthy community: increase density in highly
walkable areas along logical future transit routes, and anticipate rail,
street cars and other alternative transit modes.
The 7 1 B College Avenue Corridor Plan provides a framework for incrementally re-
developing this major thoroughfare into a series of inter -connected and livable mixed -use
districts. The City can provide redevelopment catalyst by making capital investments in
increased street, sidewalk and trail connectivity.
3.3.3 Increase the viability of businesses by leveraging the economic
performance of appealing environments that are mixed -use, walkable,
and integrated with green space.
The Razorback Regional Greenway illustrates the ability of the City to leverage capital
investments in trail infrastructure to drive economic development. The City created the
Fayetteville Alternative Transportation and Trail Plan in 2003 and began building the Scull
Creek Trail with $2.1 million in funding provided by a bond issue passage. Additional yearly
Capital Improvement Project funding of $1.3 million annually was used to build -out the
remainder of the trail. The economic development catalyst that the trail provided is evidenced
by the residential and commercial development occurring in nodes along the trail spine in
south Fayetteville, throughout downtown/Dickson Street, in mid -town around Poplar Street,
and throughout the uptown district along Mud Creek.
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Figure 3.10 - Example Development Layout
Figure 3.11- Example Development Layout
Page 21 of 31
Holt Village Planned Zoning District
4 Ov /
MA
clv+ •.•
� nvN•
The Proposed development's location within a City Neighborhood Area (rather than the less intensive Residential
Neighborhood Area) reflects the increased density and emphasis on walkability that is required to support the Tier
Center and Transit Readiness Goals of the City. City Neighborhood Areas are more densely developed than
residential neighborhood areas and provide a mix of non-residential and residential uses. This designation supports
the widest spectrum of uses and encourages density in all housing types, from single-family to multi -family. Non-
residential and commercial uses are primarily located at street intersections and along major corridors. Ideally,
commercial uses would have a residential component and vary in size, variety and intensity. The street network
should have a high number of intersections creating a system of small blocks with a high level of connectivity
between neighborhoods. Building setbacks and landscaping are urban in form with street trees typically being
located within the sidewalk zone.
City Neighborhood Areas encourage complete, compact and connected neighborhoods and are intended to serve
the residents of Fayetteville, rather than a regional population. While they encourage dense development
patterns, they do recognize existing conventional strip commercial development and their potential for future
redevelopment in a more efficient urban layout. The guiding policies for City Neighborhood Areas are:
• Protect adjoining properties from the potential adverse impacts associated with non- residential uses
adjacent to, and within, residential areas with proper mitigation measures that address scale, massing,
traffic, noise, appearance, lighting, and drainage.
• Provide non-residential uses that are accessible for the convenience of individuals living in residential
districts and where compatibility with existing development patterns is desired.
• Reduce the length and number of vehicle trips generated by residential development by enhancing the
accessibility to these areas. Walkability should be integral to the design of the street and neighborhood
shopping should be within a reasonable walking distance from residential uses.
Page 22 of 31
Holt Village Planned Zoning District
• Encourage developers to designate and plan for mixed -use corners at the time of approval to properly
plan for accessibility to these areas.
• Encourage pedestrian -friendly mixed -use buildings with transparent glass for commercial uses at street
level and building entrances that address and connect to the street and sidewalk.
• Encourage a block and street layout that promotes walkable, bicycle friendly street designs with slow
design speeds
• Encourage mixed -use development that is sensitive to surrounding residential uses and allows for day and
night utilization of available parking.
• Utilize principles of traditional residential urban design to create compatible, livable and accessible
neighborhoods.
• Encourage properties to redevelop in an urban form utilizing form -based zoning designations.
• Protect and restore Fayetteville's outstanding residential architecture of all periods and styles.
• Utilize the Master Street Plan and incorporate bike lanes, parkways and landscaped medians to preserve
the character of the City and enhance the utilization of alternative modes of transportation.
• Manage non-residential development within and adjoining residential neighborhoods to minimize
nuisances.
• Minimize through traffic on minor residential streets, while providing connections between
neighborhoods to encourage openness and neighborliness.
Additionally, this proposed development aligns with the City's
2013 Wedington Corridor Plan by providing missing middle
housing types, offering better pedestrian crossings within the
neighborhood, enhancing walkability, providing infill housing and
infill neighborhood services, and creating accessible open spaces.
EXAMPLES OF "MISSING MIDDLE" HOUSING
w ,
Duplex bungalow Modern duplex
Rowhouse Townhome
I11
i
Fourplex Bungalow court
Page 23 of 31
Holt Village Planned Zoning District
Traffic Study
A traffic study has not been deemed necessary at this time. Off Site Improvements will be determined at the time of
development review.
M
Impacts on City Services
The development in question would add public water, sewer and street improvements to the city as well as add to
the sidewalk connectivity to the city's network. The project would also require trash service, fire department
services, and police services. A local engineering firm, Bates and Associates, states that the city cannot provide a
letter guaranteeing any project service until that project has been approved, but it is their opinion that the public
sewer and water infrastructure has more than enough capacity to feed this proposed PZD. This is primarily because
of the major upgrades in the sewer and water system in the area within the last decade, this area not being dense,
and being close to town. Thus, it is reasonable to assume that there are no indicators of capacity issues. Existing
utility connections are shown below.
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Page 24 of 31
Holt Village Planned Zoning District
N
Development Standards, Conditions, and Review Guidelines
Screening and Landscaping, Traffic and Circulation, Parking Standards, Perimeter Treatment, Sidewalks,
Streetlights, Water, Sewer, Streets and Drainage, Construction of Non -Residential Facilities, Tree Preservation,
Architectural Design Standards, Proposed Signage, and View Protection will follow City of Fayetteville Unified
Development Code Standards, except as differentiated below.
Proposed Architectural Design Standards
Building Elevations will be submitted at the time of development and will meet the following requirements.
(A) Purpose. The intent of this ordinance is to encourage timeless architectural form through the use of quality
design and materials. The goal of the code is to promote functional architecture that creates attractive and
usable space.
(B) Applicability. The Architectural Design Standards are applicable in the following instances:
(1) If a conflict occurs between different standards, these standards shall supersede the City's
Nonresidential Design Standards; Office, and Mixed Use Design and Development Standards in the
Downtown Design Overlay District and College Avenue Overlay District.
(2) All new construction, additions or renovations shall comply with these standards regardless of whether
the improvements require a permit; ordinary repairs and maintenance are not subject to these
standards. Specifically, only the new construction or portions of the building that are being renovated
shall comply with these standards.
(3) Building designs that strictly comply with these standards are to be considered approved for matters of
aesthetics and shall not require further discretionary review for architectural character or appearance.
(4) Building designs that do not comply with these standards may be permitted by a variance after review
and approval by the Planning Commission.
(5) Building designs that are denied or approved by the Planning Commission may be appealed to the City
Council.
(D) Porches and Stoops. If a building has a porch or stoop then it shall comply with the following regulations:
(1) Front Porches.
(a) Standard.
(i) Depth. 6 feet minimum from the principal facade to the inside of the column face.
(i i) Length. 25 to 100% of the principal facade. Front porches may be multi -story and are
required to be open or screened and non -air conditioned.
(b) Right -of --Way Encroachment. Front porches may occur forward of the principal facade. Porches
shall not extend into the right-of-way. Front porches and stoops shall not be built within 18
inches of the side property line on attached unit types.
(2) Stoops.
(a) Standard. Stoops may be covered or un-covered and stairs may run to the front or to the side.
(i) Depth. 4 feet minimum from the principal facade to the inside of the column face for
stoops with a covered landing.
Page 25 of 31
Holt Village Planned Zoning District
(ii) Height. 96 inches maximum.
(iii) Length. Maximum 12-foot width for each individual building entrance or group of
connected entrances. The pedestrian connection from the stoop to the public sidewalk
shall be allowed to run from the door along the facade of the building, parallel to the
street, for a maximum of 12 feet from the door, before connecting directly to the public
sidewalk.
(b) Right -of -Way Encroachment. Stoops may occur forward of the principal facade and may extend
into the right-of-way in accordance with the building code adopted by the City of Fayetteville.
(c) Placement. Sidewalks shall have a minimum 5 feet clear access for pedestrian movements.
Stoops shall not be built within 18 inches of the side property line on attached unit types.
(3) Projected Bay.
(a) Standard. Bays shall consist of habitable space.
(i) Depth. 4 feet maximum from the principal facade.
(ii) Second Story Height. Bays above the first or ground floor shall have a minimum of 10 feet
clear to the underside of the horizontal floor. Supports or appendages shall not extend
below 7 feet clear.
(iii) Length. 50% maximum of the principal facade length.
(b) Second Story Right -of -Way Encroachment. Bays above the first or ground floor may encroach
within the right-of-way, in accordance with the Building Code adopted by the City of Fayetteville.
(c) Placement. Projected bays shall not interfere with street trees, street lights, street signs or other
such civic infrastructure.
(E) Exterior Architectural Elements. The lists of permitted materials and configurations have been selected for
their durability, sustainability and responsiveness to climate. The primary goal of the Architectural Elements
is authenticity; the elements encourage construction that is straightforward and functional and draws its
ornament and variety from the assembly of genuine materials. Items not listed in the Architectural Elements
may be approved upon review by the Planning Commission.
(1) Rear Yards Only. The following shall only be located in the rear yard unless screened in a side yard by a
durable and attractive screen or fence enclosure:
(a) Trash dumpsters.
(b) Trash and recycling carts and bins.
(2) Exterior Prohibited Materials. The following shall be prohibited:
(a) Undersized Shutters. Shutters shall be sized so as to equal the width required to cover the
window opening.
(b) Shutters made of plastic.
(c) Glass with reflective coatings other than clear glass with Low-E coatings. (See opacity and facade
section).
(d) Plastic or PVC roof tiles.
(e) Aluminum siding.
(f) Vinyl siding.
(g) Wood fiber board.
(h) Unfinished pressure -treated wood.
Page 26 of 31
Holt Village Planned Zoning District
(i) EIFS (Exterior Insulation Finish System) located on the first or ground floor.
(3) Columns, Arches, Pedestals, Railings and Balustrades.
(a) Permitted Configurations.
(i) Square columns shall have a minimum width of 6 inches with or without capitals and bases.
(i i) Round columns shall have a minimum 6-inch outer diameter with or without capitals and
bases.
(iii) Pedestals shall have a minimum width of 8 inches.
(b) Permitted Materials.
(i) Columns and Pedestals. Brick, painted stained or natural wood, Terra Cotta, stained
painted or un-painted concrete with a smooth finish, cast -in -place concrete with or without
stucco, pre -cast concrete, fiber cement board, concrete masonry units with stucco, stone,
structural steel, and cast iron.
(i i) Arches and Lintels. Brick, painted stained or natural wood, Terra Cotta, stained painted or
un-painted concrete with a smooth finish, cast -in -place concrete with or without stucco,
pre -cast concrete, fiber cement board, concrete masonry units with stucco, stone,
structural steel, and cast iron.
(iii) Railings and Balusters. Brick, painted stained or natural wood, Terra Cotta, stained painted
or un-painted concrete with a smooth finish, cast -in -place concrete with or without stucco,
pre -cast concrete, concrete masonry units with stucco, stone, structural steel, cast iron,
wrought iron, and glass.
(4) Windows, Skylights, and Doors.
(a) General Requirements.
(i) Visible sills on the exterior of the building are required for all windows.
(i i) Windows shall have trim on the sides and top when the exterior of the building is fiber
cement siding. Window trim shall have a minimum dimension of 0.75 inches x 3.5 inches (a
normal 1x4).
(iii) A minimum of 10% of the window area per floor shall be operable with the exception of
the first or ground floor.
(b) Permitted Configurations.
(i) All window configurations are allowed.
(c) Permitted Finish Materials
(i) Windows. Windows may be made of wood, aluminum, copper, steel, clad wood, thermally
broken vinyl or aluminum. No false grids are permitted except for where mullions and
muntins are permanently adhered to both the interior and exterior of a pane of thermally
broken glass separated by a spacer aligned with the mullions or muntins in between panes
of thermally broken glass. (Commonly referred to as simulated divided light windows).
(i i) Doors. Doors may be made of wood, glass, fiberglass or metal. (Le. steel, aluminum,
copper, bronze, etc.)
(iii) Sills. Brick, painted stained or natural wood, Terra Cotta, stained painted or un-painted
concrete with a smooth finish, cast -in -place concrete with or without stucco, pre -cast
concrete, fiber cement board, concrete masonry units with stucco, stone, structural steel,
and cast iron.
Page 27 of 31
Holt Village Planned Zoning District
(5) Roofs and Gutters.
(a) General Requirements.
(i) Roofs may be gabled, hipped, mansard, shed, gambrel, barrel-vaulted, or domed.
(i i) Applied mansard roofs are not permitted.
(iii) Low sloped roofs (less than 1 in 12 pitch) shall have light colored finish materials.
(b) Permitted Configurations.
(i) Gutters may be rectangular, square, half -round, or Ogee sections.
(c) Permitted Finish Materials
(i) Metal Roofs. Metal roofs may be made of galvanized steel, aluminum -zinc coated steel,
copper, aluminum, zinc -alum, lead coated copper, terne, or powder coated steel.
(i i) Shingles. Shingles shall be made of asphalt, metal, concrete, terra-cotta, slate, or cedar
shingles or shakes.
(iii) Gutters and Downspouts. Gutters and downspouts shall be made of copper, aluminum,
galvanized steel, aluminum -zinc coated steel, lead coated copper, terne, or powder coated
steel.
(6) Garden Walls, Fences and Hedges.
(a) General Requirements.
(i) Fences, garden walls, or hedges are permitted along side yards, rear yards, and all property
lines which abut public streets or alleys.
(i i) Fences in the front yard shall be not be 100% opaque and shall provide visible separation
between the fence slats. Fences in a rear or side yard, at least 6 feet behind the principal
fagade of the primary structure, may be at a maximum 100% opaque.
(b) Height.
(i) Front yard (in front of the primary structure) maximum height of 42 inches.
(i i) Fences located in the rear and side yards (behind the principal fagade of the primary
structure) shall have a minimum height of 36 inches and a maximum height of 8 feet.
(c) Permitted Configurations.
(i) Wood Fences. Vertical picket fences or horizontal slat fences with corner posts, and split
rail fences; privacy fences are permitted in the rear and side yard only, behind the principal
fagade of the primary structure.
(i i) Metal Fence. Fence shall be comprised of primarily vertical pickets with a minimum %-inch
diameter, and 4-inch maximum clear space between the pickets.
(iii) Brick and Stone.
(d) Permitted Finish Materials
(i) Wood.
(i i) Wrought iron, steel and cast iron.
(iii) Brick and stone.
(iv) Concrete masonry units with or without stucco so long as the primary structure
corresponds.
Page 28 of 31
Holt Village Planned Zoning District
(v) Reinforced concrete with or without stucco as long as the primary structure corresponds.
(7) Opacity and Facades.
(a) General Requirements.
(i) Each floor of any principal building fagade above the first floor facing a park, square or
street shall contain windows covering from 15% to 60% of the principal fagade area.
(i i) The permitted percentage of glass may be increased to 80%for any two floors above the
fourth floor provided that there is a minimum stepback of 15 feet from the principal
fagade.
(iii) A minimum of 10% of the window area per floor shall be operable with the exception of
the first or ground floor.
(iv) All glass shall have a Low-E coating.
(v) Glass used above the first or ground floor shall have a visible transmittance rating of 0.4 or
higher.
(b) First or Ground Floor Requirements of Any Principal Fagade.
(i) Glass on the first or ground floor shall have a visible transmittance rating of 0.6 or higher.
(i i) Commercial space and storefronts shall have a minimum of 75% glass on the first or ground
floor.
(iii) Office, institutional, and other non-residential space shall have a minimum of 50% glass on
the first or ground floor.
(iv) Multi -family residential space shall have a minimum of 40% glass on the first or ground
floor.
(v) Single family and two (2) family residential space shall have a minimum of 5%glass on the
first or ground floor.
(vi) The measurement for glass percentage on the first or ground floor shall be calculated at
the pedestrian level between 2-12 feet above the sidewalk. For a building fagade located
outside of a build -to zone the measurement for glass percentage on the first or ground
floor shall be at the pedestrian level between 2 and 12 feet above the finished floor
elevation (FFE).
(vii) Doors or entrances for pedestrian access shall be provided at intervals no greater than 50
ft. apart along the principal fagade.
Proposed Landscape Standards
The project will comply with the standard Landscape Standards of the City of Fayetteville.
Page 29 of 31
Holt Village Planned Zoning District
O
Planned Zoning District Intent Fulfillment
Flexibility While this project's design and philosophy is wholly in line with the City of Fayetteville's City Plan
2040 goals, the project requires the flexibility of a Planned Zoning District to achieve two
elements: townhouses in sets of more than 4 contiguous units and alley -loaded units facing a
park rather than a street right of way. In all other ways, the project could be developed under
typical existing form -based zones. The flexibility of a PZD provides the project with the
opportunity to provide more traditional townhouse blocks of 5 and 6 contiguous units and
platted fee simple lots facing green space. This arrangement allows for density more in line with
the city's goals, demographic and housing cost needs of citizens, and provides the opportunity
for additional common natural space. Units with front porches that face directly onto a park
allow young children to safely play together in park space right outside the front door, without
the danger of crossing the street, and within the safe view of parents sitting on front porches and
stoops. The public "right of way" as park maintains all the pedestrian connectivity and social
connection of a neighborhood street, but replaces the large space typically dedicated to cars in
the right of way to playing children and low impact development stormwater storage.
Compatibility The surrounding properties are a mix of single family residential to the north, commercial uses
along the arterial Mount Comfort corridor, and institutional uses to the west with Holt Middle
School and Mount Comfort Presbyterian Church. The proposed neighborhood lines the single-
family adjacencies with traditional residential lots. Smaller home lots face the institutional uses
to the west, while townhouses abut the more dense multifamily units intended along Mount
Comfort as a concurrent part of this development but separate from this PZD. The mixed unit
type neighborhood provides a natural variety of housing product and price points with a
walkable community structure.
Harmony The PZD allows for an orderly and creative provision of housing in a walkable format with
densities appropriate to supporting infrastructure in the neighborhood.
Variety The proposed neighborhood provides a variety of unit types, uses, and price points for residents
not typically found in an exclusionary single family neighborhood. The denser multifamily cluster
in the SE corner along Mt Comfort accompanies townhouses, cottages, and larger typical lots
along the single-family residential neighborhoods to the north. The inclusion of multi -family
housing by right in this PZD is purely a result of desiring to provide more traditional runs of
townhouses of 5-6 contiguous buildings.
No Negative The development provides no negative effect upon the future development of the area,
Impacts providing a complete, compact, and connected street network and a flexible, traditional block
structure that allows future flexibility and redevelopment within the neighborhood.
Coordination The land surrounding the property is largely already developed, but connection and rational edge
to the development have been provided to the undeveloped parcel to the east to allow the
future urbanization of that parcel to occur in a coordinated and coherent manner.
Open Space One of the primary benefits of the PZD approach for the development of this site is allowing the
provision of more usable and suitably located open space for recreation than would otherwise be
possible under typical zoning regulations.
Natural Features The property's long term use for intensive agriculture has left little existing tree canopy except at
the edges of the property. The site plan's geometry aligns to tree preservation plans to respect
these existing fence line trees and the site's natural topography.
Page 30 of 31
Holt Village Planned Zoning District
Future Land The PZD's innovative use definitions to respect mass of the buildings and impact of use, rather
Use Plan than household structure and number of kitchens in a building allows for a comprehensive plan
and design for a mixed use yet harmonious development consistent with the guiding policies of
the Future Land Use map.
Special Features The site's geometry is challenging, with a diagonal eastern edge remaining from a historic train
line easement. The geometry and dimensions of the site makes efficient, rear loaded units a
challenge. The PZD's innovative approach to frontages allows for a reasonable density and unit
mix that would be challenging under typical zoning regulations.
Recognized The proposed zoning approach is novel and allows a degree of flexibility use designed to reduce
Zoning car trips and increase the walkability and resilience of the neighborhood. It does allow
Consideration several things not currently typical to the city's zoning regulations, as is appropriate and
intentional to the concept of PZD's within the city.
City Plan 2040
Master Street Plan
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Page 31 of 31
Form v1.46
NV\'4\
media
Account#: NWCL5004205
Company: CITY OF FAYETTEVILLE-CLERKS OFFI
113 W MOUNTAIN RECEIVED
FAYETTEVILLE, AR 72701 'APR 0 9 2024
Ad number#: 391290
crrY
PO #: CITYOF CLER STOFF'ICEE
Matter of: Ord 6731
AFFIDAVIT•STATE OF ARKANSAS
I,Carla Gardner,do solemnly swear that I am the Finance Director of the NWA Democrat Gazette,a daily newspaper
printed and published in WASHINGTONBENTON county,State of ARKANSAS;that I was so related to this
publication at and during the publication of the annexed legal advertisement in the matter of:
Ord 6731
Pending in the court,in said County,and at the dates of the several publications of said advertisement stated below,and
that during said periods and at said dates,said newspaper was printed and had a bona fide circulation in said County,
that said newspaper had been regularly printed and published in said county,and had a bona fide circulation therein for
the period of one month before the date of the first publication of said advertisement;and that said advertisement was
published in the regular daily issues of said newspaper as stated below.
And that there is due or has been paid the NWA Democrat Gazette for publication the sum of$117.04.
(Includes$0.00 Affidavit Charge).
NWA Democrat Gazette 04/07/24;NWA nwaonline.com 04/07/24
Finance Director
State of ARKANSAS,County of WASHINGTON,Subscribed
and sworn to before me on this 9th day of April,2024 ,,4,414,..:,, CATHERINE STAQGS
C-1Q �L .'MI .F MY COMMISSION Y 12402l12
�.mix EXPIRES:February 28, 2025
✓R -+ � TL 77 %!***/ Washington County
NOTARY PUBLIC
a
Ordinance:6731
File Number: 2024-1783
REZ0N1N6-2024-0001:13006
N.OLD MISSOURI RD./OLD MIS-
SOURI LAND DEVELOPMENT
LLC,253&254):
AN ORDINANCE TO REZONE
THE PROPERTY DESCRIBED IN
REZONING PETITION RZN 2024-
0001 FOR APPROXIMATELY 6.31
ACRES LOCATED AT 3006
NORTH OLD MISSOURI ROAD IN
WARD 3 FROM RSF-4.RESIDEN- '
TIAL SINGLE-FAMILY. FOUR
UNITS PER ACRE:NS-G.NEIGH-
BORHOOD SERVICES GENERAL;
AND NC,NEIGHBORHOOD CON-
SERVATION TO RSF-18,RESI-
DENTIAL SINGLE-FAMILY,
EIGHTEEN UNITS PER ACRE AND
R-A, RESIDENTIAL AGRICUL-
TURAL
BE IT ORDAINED BY THE CITY
COUNCIL OF THE CITY OF
FAYETTEVILLE,ARKANSAS:
Section 1: That the City
Council of the City of Fayet-
teville. Arkansas hereby
changes the zone classification
of the property shown on the
map(Exhibit A)and the legal de-
scription (Exhibit 81 both at-
tached to the Planning
Department's Agenda Memo
from RSF-4.Residential Single-
Family,Four Units Per Acre;NS-
G. Neighborhood Services
General;and NC,Neighborhood
Conservation to RSF-18,Resi-
dential Single-Family.Eighteen
Units Per Acre and R-A,Resi-
dential Agricultural.
Section 2:That the City Coun-
cil of the City of Fayetteville.
Arkansas hereby amends the
official zoning map of the City of
Fayetteville to reflect the zoning
change provided in Section 1.
PASSED and APPROVED on
• April 2,2024
Approved:
Lioneld Jordan.Mayor
Attest:
Kara Paxton
City Clerk Treasurer
This publication was paid for
by the City Clerk-Treasurer of
the City of Fayetteville.
Arkansas.
Amount Paid:S117.04
April 7,2024 391290