HomeMy WebLinkAboutOrdinance 6860113 West Mountain Street
Fayetteville, AR 72701
(479)575-8323
Ordinance: 6860
File Number: 2025-397
Type: REAL ESTATE
Kind: ORDINANCE
Recorded: 5/2/2025 3:42:04 PM
Fee Arm: $25.00 Page 1 of 3
Washington County, AR
Kyle Sylvester Circuit Clerk
File# 2025-00011680
REZONING-2025-0006: (91 S. DUNCAN AVEJECOLOGICAL DESIGN GROUP, 522):
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2025-06 FOR
APPROXIMATELY 0.23 ACRES LOCATED AT 91 SOUTH DUNCAN AVENUE IN WARD 2 FROM RMF40,
RESIDENTIAL MULTIFAMILY, 40 UNITS PER ACRE TO MSC, MAIN STREET CENTER
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 RMF-40, Residential Multifamily, 40 Units per Acre to MSC, Main Street Center.
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 15, 2025
Approved:
Molly Rawn, 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: $94.24
Page 1
File Number: 2025-00011680 Page 1 of 3
RZN-2025-0006 91 S. DUN CAN AVE Exhibit 'A'
Close Up View RZN-2025-0006
P-1
Neighborhood Link
Alley
Residential Link
Hillside -Hilltop Overlay District
Planning Area
_ ! Fayetteville City Limits
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Proposed MSCI a
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Feet
0 75 150 300 450 600
1:2,400
Oak Ridge Trail
:ENTER STD
RMF-40
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Subject Property
TREADWELL-ST W
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Zone Current Proposed
MSC 0.0 0.2
RM F-40 0.2 0.0
Total 0.2 ac
Exhibit 'B'
RZN-2025-0006
THE NORTH FORTY (40) FEET OF LOT NUMBERED TWO (2) IN BLOCK NUMBERED SIX (6) OF I.W.
DUNCAN'S ADDITION TO THE CITY OF FAYETTEVILLE, ARKANSAS, AS PER PLAT OF SAID ADDITION
ON FIRE IN THE OFFICE OF THE CIRCUIT CLERK AND EX-OFFICIA RECORDER OF WASHINGTON
COUNTY,ARKANSAS.
Washington County, AR
I certify this instrument was filed on
5/2/2025 3:42:04 PM
and recorded in REAL ESTATE
File# 2025-00011680
Kvle Svlvester - Circuit Clerk
File Number: 2025-00011680 Page 3 of 3
CITY OF
FAYETTEVILLE
ARKANSAS
MEETING OF APRIL 15, 2025
TO: Mayor Rawn and City Council
THRU: Keith Macedo, Interim Chief of Staff
Jessica Masters, Development Review Manager
Jonathan Curth, Development Services Director
FROM: Donna Wonsower, Planner
CITY COUNCIL MEMO
2025-397
SUBJECT: REZONING-2025-0006: (91 S. DUNCAN AVEJECOLOGICAL DESIGN GROUP, 522):
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 area is in central Fayetteville directly east of Harmon Field and 1,000 feet northeast of the
Fayetteville High School building. The parcel has been developed with a two-family dwelling constructed in
1926 per the Washington County Assessor. Several parcels to both the north and south were rezoned to MSC,
Main Street Center in 2024 (RZN-2024-0028). The parcel does not fall within any overlay districts or Master
Plan areas
Request: The request is to rezone the property from RMF-40, Residential Multifamily, 40 Units per Acre to
MSC, Main Street Center.
Public Comment: Staff has received one public comment opposed to the request, citing inappropriate behavior
by the developers and required public notifications. Staff has also received two inquiries regarding the
proposed development.
Land Use Compatibility: On the balance of considerations, staff finds the request to be compatible with the
surrounding context. The greater neighborhood is undergoing rapid changes. While the surroundings generally
remain mixed -density residential, the areas closest to campus have seen recent (or current) redevelopment
toward larger, taller multifamily structures. As this parcel is located less than 400 feet from the University of
Arkansas' main campus, staff finds it is within this area of rapid change and high intensity uses.
Harmon Field, a major sports venue for Fayetteville Schools, is located directly west of the parcel. The school
recently completed a parking lot expansion with a new driveway access onto S. Duncan Ave. approximately
400 feet to the south. The Cardinal Apartments to the north and the Atmosphere Apartments to the northeast,
both less than 400 feet from the subject area and both constructed within the last 11 years, are each 5 stories
and include a parking garage. A full city block adjacent to the property to the east received development
approval for a large mixed -use student housing complex called "The Verve" in early 2025. Other structures in
direct proximity to the proposed rezoning area include a two- and three-family dwelling to the north and south,
and a full city block along this side of Duncan was rezoned to Main Street Center in mid-2024.
Mailing address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
While rezoning from RMF-40 to MSC will remove the current density limitation of 40 units per acre, staff finds
that the request is not likely to create development that is incompatible with the surroundings given that the
other city requirements such as parking lot design standards and ratios, tree preservation, and drainage. The
existing RMF-40 district would permit a maximum of 9 dwelling units on this parcel with a maximum building
height of 5 stories, while the proposed MSC district has no density limitations with a maximum building height
of 7 stories when located greater than 15 feet from the right-of-way. While a Bill of Assurance was not provided
with this rezoning, staff finds incompatible uses are unlikely to be an issue given the small size of this property
and the Bill of Assurance which is in place for the parcels to both north and south which limits Use Unit 17:
Transportation Trades and Services, Use Unit 34: Liquor Stores, and Use Unit 45: Small Scale Production.
Staff finds that, while the existing building is 99 years old, it is not listed in either the Federal or Arkansas
Register of Historic Places, nor located within a city historic district. As such, the city has limited ability to
preserve this structure regardless of whether a rezoning is ultimately approved. Staff also finds that rezoning to
a mixed -use district would create the possibility of compatible development and that additional commercial
uses could also serve the high density of existing residents within the immediate proximity as well as students
and faculty of the adjacent high school and University campus.
Land Use Plan Analysis: On the balance of considerations, staff finds that the request is consistent with
adopted land use policies, the Future Land Use Map designation, and goals of City Plan 2040. Given the
walkable location of the request and potential for mixed -use development, staff finds the request to be
consistent with the following City Plan 2040 Goals: Goal 1: We will make appropriate infill and revitalization our
highest priority; Goal 2: We will discourage suburban sprawl; Goal 3: We will make compact, complete, and
connected development the standard; Goal 4: We will grow a livable transportation network.
Staff finds the rezoning both positively and negatively contributes to Goal 6: We will create opportunities for
affordable housing. The Fayetteville Housing Assessment completed by City staff in October 2023 discusses
the preservation of affordable housing and notes that "new supply should be carefully balanced with preserving
existing affordable housing — housing that can be in prime areas for redevelopment due to growing land values
compared to the declining value of aging structures." While staff acknowledges that any redevelopment of the
subject area and associated demolitions could remove naturally occurring affordable housing units within the
subject area, staff also acknowledges that the property owners are legally able to redevelop the subject area
with greater density by right under the existing Residential Multifamily, 40 Units per Acre (RMF-40) zoning
district and that any redevelopment which includes only uses permitted by right is not subject to discretionary
approval by either the Planning Commission or City Council provided that all applicable city ordinances and
development standards are met. Further, cities in Arkansas are prohibited from enacting rent control
ordinances per Arkansas Statute.
The area is designated as a City Neighborhood Area, which recommends that commercial uses have a
residential component and vary in size, variety and intensity. The subject area is directly east of the
Fayetteville High School campus and approximately 400 feet southeast of the University of Arkansas campus,
which is designated as a special district by the 2040 growth map and described as "portions of the city that are
historically or currently intended for more intensive commerce." The closest Tier Centers are located just over
half a mile east at the historic downtown square (Tier 1) and approximately half a mile southeast at the
intersection of W. Martin Luther King Jr. Blvd. and S. Nelson Hackett Blvd (Tier 3).
The infill score for this parcel is very high, indicating the property could likely support a wide range of uses and
additional density, particularly given the proximity of both the Fayetteville High School and the University of
Arkansas campus. Staff also finds that allowing additional residential uses close to major traffic drivers and
adjacent to both ORT and Razorback transit stops could allow residents to use alternative transportation
options such as walking, biking, or utilizing transit to these institutions, helping to mitigate or reduce potential
Mailing address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
traffic impacts. Given that denying the rezoning request would not necessarily prevent redevelopment of the
property, staff finds that approval of the rezoning to MSC may lead to results that are more compatible with city
goals than could be met under the existing zoning by allowing a greater number of additional residential units
to be constructed while providing potential for a mix of commercial and residential uses.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040's Infill Matrix indicates a range of 11-12 for this site.The
following elements of the matrix contribute to the score:
• 4 Minute Fire Response (Station #1, 303 W. Center St.)
• Near Sewer Main (8" Sewer Main, S. Duncan Ave.)
• Near Water Main (6" Water Main, S. Duncan Ave.)
• Near Grocery Store (Walmart Neighborhood Market)
• Near Public School (Fayetteville High School)
• Near U of A Campus
• Near City Park (Lower Ramble)
• Near Paved Trail (Oakridge Trail, Razorback Greenway)
• Near ORT Bus Stop (Hill & Treadwell
• Near Razorback Transit Bus Stop (S. Hill Ave)
• Appropriate Future Land Use
• Sufficient Intersection Density
DISCUSSION:
At the March 24, 2025 Planning Commission meeting, a vote of 8-0-0 forwarded the request to City Council
with a recommendation of approval. Commissioner Werner motioned and Commissioner Cabe seconded.
Commissioner Werner stated that, while he was in favor of preserving the existing affordable housing in the
area, the denial of the proposed rezoning would not guarantee any preservation. No members of the public
spoke at the meeting.
BUDGET/STAFF IMPACT:
NA
ATTACHMENTS: SRF (#3) , Exhibit A (#4), Exhibit B (#5), Staff Report (#6)
Mailing address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
City of Fayetteville, Arkansas 113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
Legislation Text
File #: 2025-397
REZONING-2025-0006: (91 S. DUNCAN AVEJECOLOGICAL DESIGN GROUP, 522):
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN
2025-06 FOR APPROXIMATELY 0.23 ACRES LOCATED AT 91 SOUTH DUNCAN AVENUE IN
WARD 2 FROM RMF-40, RESIDENTIAL MULTIFAMILY, 40 UNITS PER ACRE TO MSC, MAIN
STREET CENTER
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 RMF-40, Residential Multifamily, 40 Units
per Acre to MSC, Main Street Center.
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
2025-397
Item ID
4/15/2025
City Council Meeting Date - Agenda Item Only
N/A for Non -Agenda Item
3/28/2025 DEVELOPMENT REVIEW (630)
Submitted Date Division / Department
Action Recommendation:
RZN-2025-0006: Rezoning (91 S. DUNCAN AVE./ECOLOGICAL DESIGN GROUP, 522): Submitted by MODUS STUDIO
for property located at 91 S. DUNCAN AVE in WARD 2. The property is zoned RMF-40, RESIDENTIAL MULTIFAMILY,
40 UNITS PER ACRE and contains approximately 0.23 acres. The request is to rezone the property to MSC, MAIN
STREET CENTER.
Account Number
Project Number
Budgeted Item? No
Does item have a direct cost? No
Is a Budget Adjustment attached? No
Budget Impact:
Total Amended Budget
Expenses (Actual+Encum)
Available Budget
Item Cost
Budget Adjustment
Remaining Budget
Fund
Project Title
V20221130
Purchase Order Number: Previous Ordinance or Resolution #
Change Order Number:
Original Contract Number:
Comments:
Approval Date:
CITY OF
FAYETTEVILLE
V10-11W ARKANSAS
PLANNING COMMISSION MEMO
TO: Fayetteville Planning Commission
THRU: Jessie Masters, Development Review Manager
FROM: Donna Wonsower, Planner
MEETING DATE: March 24, 2025 (UPDATED WITH MEETING RESULTS)
SUBJECT: RZN-2025-0006: Rezoning (91 S. DUNCAN AVEJECOLOGICAL
DESIGN GROUP, 522): Submitted by MODUS STUDIO for property
located at 91 S. DUNCAN AVE. The property is zoned RMF-40,
RESIDENTIAL MULTIFAMILY, 40 UNITS PER ACRE and contains
approximately 0.23 acres. The request is to rezone the property to MSC,
MAIN STREET CENTER.
RECOMMENDATION:
Staff recommends RZN-2025-0006 be forwarded to the City Council with a recommendation for
approval.
RECOMMENDED MOTION:
"1 move to forward RZN-2025-0006 to the City Council with a recommendation of approval."
BACKGROUND:
The subject area is in central Fayetteville directly east of Harmon Field and 1,000 feet northeast
of the Fayetteville High School building. The parcel has been developed with a two-family dwelling
constructed in 1926 per the Washington County Assessor. Several parcels to both the north and
south were rezoned to MSC, Main Street Center in 2024 (RZN-2024-0028). The parcel does not
fall within any overlay districts or Master Plan areas. Surrounding land uses and zoning is depicted
in Table 1.
Table 1
Surrounding Land Use and Zoning
Direction
Land Use
Zoning
North
Two -Family Dwelling
MSC, Main Street Center
South
Three -Family Dwelling
MSC, Main Street Center
East
Mixed -Density Residential
MSC, Main Street Center
West
Harmon Field
P-1, Institutional
Request: The request is to rezone the property from RMF-40, Residential Multifamily, 40 Units
per Acre to MSC, Main Street Center.
Public Comment: Staff has received one public comment opposed to the request, citing
inappropriate behavior by the developers and required public notifications. Staff has also received
two inquiries regarding the proposed development.
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Paqe 1 of 28
INFRASTRUCTURE AND ENVIRONMENTAL REVIEW
Streets: The subject area has frontage along S. Duncan Ave., a partially improved
residential link street with asphalt paving and curb and gutter. Any street or
drainage improvements required in these areas would be determined at the time
of development proposal.
Water: Public water is available to the subject area. There is an existing 6-inch water main
along the west side of S. Duncan Ave. As applicable, staff will recommend future
projects in this area to upgrade this main to a twelve -inch water line to establish
the '/z-mile twelve -inch water line grid recommended in the 2017 Water Master
Plan.
Sewer: Sanitary sewer is available to the subject area. An existing 8-inch sewer main is
present along S. Duncan Ave.
This area is rapidly changing with multiple dense residential developments that
have been approved. The adjacent Verve housing project is expected to
substantially utilize the available capacity downstream of the subject property. As
a result, staff has requested the applicant consult with RJN on the front-end of any
potential projects in order to allow RJN to update the city-wide sewer capacity
model with any proposed developments and determine if off -site sewer capacity
issues are created.
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.
Station 1, located at 303 W. Center St., protects this site. The property is located
approximately 0.6 miles from the fire station with an anticipated drive time of
approximately 3 minutes using existing streets. The anticipated response time
would be approximately 5.2 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 expressed no concerns with this request.
Drainage: No portion of the property is within a FEMA floodplain, the Hillside -Hilltop Overlay
District or includes a protected stream. Additionally, no hydric soils are present.
Tree Preservation:
The proposed zoning district of MSC, Main Street Center requires 10% minimum
canopy preservation. The current zoning district of RMF-40, Residential
Multifamily, 40 Units per Acre requires 20% minimum canopy preservation.
CITY PLAN 2040 FUTURE LAND USE PLAN: City Plan 2040 Future Land Use Plan designates
the property within the proposed rezone as City Neighborhood.
City Neighborhoods 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.
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Paqe 2 of 28
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 PLAN 2040 INFILL MATRIX: City Plan 2040's Infill Matrix indicates a ranging score of 11-
12 for this site, with a weighted score of 17. The following elements of the matrix contribute to the
score:
• 4 Minute Fire Response (Station #1, 303 W. Center St.)
• Near Sewer Main (8" Sewer Main, S. Duncan Ave.)
• Near Water Main (6" Water Main, S. Duncan Ave.)
• Near Grocery Store (Walmart Neighborhood Market)
• Near Public School (Fayetteville High School)
• Near U of A Campus
• Near City Park (Lower Ramble)
• Near Paved Trail (Oakridge Trail, Razorback Greenway)
• Near ORT Bus Stop (Hill & Treadwell
• Near Razorback Transit Bus Stop (S. Hill Ave)
• Appropriate Future Land Use
• Sufficient Intersection Density
FINDINGS OF THE STAFF
1. 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: On the balance of considerations, staff finds the
request to be compatible with the surrounding context. The greater
neighborhood is undergoing rapid changes. While the surroundings
generally remain mixed -density residential, the areas closest to campus
have seen recent (or current) redevelopment toward larger, taller multifamily
structures. As this parcel is located less than 400 feet from the University of
Arkansas' main campus, staff finds it is within this area of rapid change and
high intensity uses.
Harmon Field, a major sports venue for Fayetteville Schools, is located
directly west of the parcel. The school recently completed a parking lot
expansion with a new driveway access onto S. Duncan Ave. approximately
400 feet to the south. The Cardinal Apartments to the north and the
Atmosphere Apartments to the northeast, both less than 400 feet from the
subject area and both constructed within the last 11 years, are each 5 stories
and include a parking garage. A full city block adjacent to the property to the
east received development approval for a large mixed -use student housing
complex called "The Verve" in early 2025. Other structures in direct
proximity to the proposed rezoning area include a two- and three-family
dwelling to the north and south, and a full city block along this side of
Duncan was rezoned to Main Street Center in mid-2024.
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Paqe 3 of 28
While rezoning from RMF-40 to MSC will remove the current density
limitation of 40 units per acre, staff finds that the request is not likely to
create development that is incompatible with the surroundings given that the
other city requirements such as parking lot design standards and ratios, tree
preservation, and drainage. The existing RMF-40 district would permit a
maximum of 9 dwelling units on this parcel with a maximum building height
of 5 stories, while the proposed MSC district has no density limitations with
a maximum building height of 7 stories when located greater than 15 feet
from the right-of-way. While a Bill of Assurance was not provided with this
rezoning, staff finds incompatible uses are unlikely to be an issue given the
small size of this property and the Bill of Assurance which is in place for the
parcels to both north and south which limits Use Unit 17: Transportation
Trades and Services, Use Unit 34: Liquor Stores, and Use Unit 45: Small
Scale Production.
Staff finds that, while the existing building is 99 years old, it is not listed in
either the Federal or Arkansas Register of Historic Places, nor located within
a city historic district. As such, the city has limited ability to preserve this
structure regardless of whether a rezoning is ultimately approved. Staff also
finds that rezoning to a mixed -use district would create the possibility of
compatible development and that additional commercial uses could also
serve the high density of existing residents within the immediate proximity
as well as students and faculty of the adjacent high school and University
campus.
Land Use Plan Analysis: On the balance of considerations, staff finds that
the request is consistent with adopted land use policies, the Future Land
Use Map designation, and goals of City Plan 2040. Given the walkable
location of the request and potential for mixed -use development, staff finds
the request to be consistent with the following City Plan 2040 Goals: Goal 1:
We will make appropriate infill and revitalization our highest priority; Goal 2:
We will discourage suburban sprawl; Goal 3: We will make compact,
complete, and connected development the standard; Goal 4: We will grow a
livable transportation network.
Staff finds the rezoning both positively and negatively contributes to Goal 6:
We will create opportunities for affordable housing. The Fayetteville Housing
Assessment completed by City staff in October 2023 discusses the
preservation of affordable housing and notes that "new supply should be
carefully balanced with preserving existing affordable housing — housing
that can be in prime areas for redevelopment due to growing land values
compared to the declining value of aging structures." While staff
acknowledges that any redevelopment of the subject area and associated
demolitions could remove naturally occurring affordable housing units
within the subject area, staff also acknowledges that the property owners are
legally able to redevelop the subject area with greater density by right under
the existing Residential Multifamily, 40 Units per Acre (RMF-40) zoning
district and that any redevelopment which includes only uses permitted by
right is not subject to discretionary approval by either the Planning
Commission or City Council provided that all applicable city ordinances and
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Paqe 4 of 28
development standards are met. Further, cities in Arkansas are prohibited
from enacting rent control ordinances per Arkansas Statute.
The area is designated as a City Neighborhood Area, which recommends
that commercial uses would have a residential component and vary in size,
variety and intensity. The subject area is directly east of the Fayetteville High
School campus and approximately 400 feet southeast of the University of
Arkansas campus, which is designated as a special district by the 2040
growth map and described as "portions of the city that are historically or
currently intended for more intensive commerce." The closest Tier Centers
are located just over half a mile east at the historic downtown square (Tier 1)
and approximately half a mile southeast at the intersection of W. Martin
Luther King Jr. Blvd. and S. Nelson Hackett Blvd (Tier 3).
The infill score for this parcel is very high, with a weighted score of 17,
indicating the property could likely support a wide range of uses and
additional density, particularly given the close proximity of both the
Fayetteville High School and University of Arkansas campus. Staff also finds
that allowing additional residential in close proximity to major traffic drivers
and within close proximity to both ORT and Razorback transit stops could
allow for residents to use alternative transportation options such as walking,
biking, or utilizing transit to these institutions, helping to mitigate or reduce
potential traffic impacts. Given that denying the rezoning request would not
necessarily prevent redevelopment of the property, staff finds that approval
of the rezoning to MSC may lead to results that are more compatible with city
goals than could be met under the existing zoning by allowing a greater
number of additional residential units to be constructed while providing
potential for a mix of commercial and residential uses.
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
Finding: On the balance, staff finds the proposed zoning is justified and necessary at
this time. While any redevelopment of these parcels could negatively impact
existing affordable housing stock, staff notes that the property owners could
legally redevelop the parcels with new multifamily dwellings by right under
the existing zoning district. The proposed zoning of MSC could permit a
mixed -use development with higher density allowances in an area with a
weighted infill score of 17 where only residential uses are currently permitted
by right under RMF-40.
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: A rezoning from RMF-40 to MSC has the potential to increase traffic at this
location when considering that MSC would allow for more dense
development than the existing zoning which has a stated density limitation.
However, staff finds this impact is likely to be minimal due to the small size
of the property and proximity to transit, services, the University of Arkansas,
and the Fayetteville High School campus. Any necessary street
improvements and potential traffic impacts would be determined at the time
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Paqe 5 of 28
of development.
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: The proposed rezoning has the potential to alter the population density since
it would allow for increased residential development. However, the property
is in close proximity to public streets and existing water and sewer mains.
Any necessary upgrades or improvements to existing infrastructure would
be determined at the time of development. Fayetteville Public Schools did
not comment on this request.
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-2025-0006 to City
Council with a recommendation of approval.
PLANNING COMMISSION ACTION: Required YES
J Date: March 24, 2025 O Tabled O Forwarded O Denied
Motion: WERNER "I move to forward RZN-2025-0006 to the City Council with a
recommendation of approval."
Second: CABE
ote:
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Paqe 6 of 28
BUDGET/STAFF IMPACT:
None
Attachments:
• Unified Development Code:
• §161.17 District RMF-40, Residential Multi -Family - Forty (40) Units Per Acre
• §161.27 Main Street/Center
• Applicant Request Letter
• Staff Exhibits
• Fayetteville Housing Assessment Excerpts
• Traffic Accidents Exhibits
• Long -Range Planning Memo
• Public Comments
• One Mile Map
• Close-up Map
• Current Land Use Map
• Future Land Use Map
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Paqe 7 of 28
161.17 District RMF-40, Residential Multi -Family - Forty (40) Units Per Acre
(A) Purpose. The RMF-40 Multi -family Residential District is designated to protect existing high
density multi -family development and to encourage additional development of this type
where it is desirable.
(B) Uses.
(1) Permitted Uses.
Unit 1
City-wide uses by right
Unit 8
Single-family dwellings
Unit 9
Two 2 family dwellings
Unit 10
Three 3 and four 4 family dwellings
Unit 26
Multi -family dwellings
Unit 41
Accessory dwellings
Unit 44
Cluster Housing Development
Unit 46
Short-term rentals
(2) Conditional Uses.
Unit 2
City-wide uses by CUP
Unit 3
Public protection and utility facilities
Unit 4
Cultural and recreational facilities
Unit 5
Government facilities
Unit 11
Manufactured home park
Unit
12a
Limited business
Unit 24
Home occupation
Unit 25
Professional offices
Unit 36
Wireless communications facilities
(C) Density.
Units per acre I Forty (40) or less
(D) Bulk and Area Regulations.
(1) Lot Width Minimum.
Manufactured home park
100 feet
Lot within a Manufactured
home park
50 feet
Single-family
30 feet
Two (2) family
30 feet
Three (3) family or more
70 feet
Professional offices
100 feet
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Paqe 8 of 28
(2) Lot Area Minimum.
Manufactured home park
3 acres
Lot within a mobile home
ark
4,200 square feet
Townhouses: Individual lot
2,000 square feet
Single-family
2,500 square feet
Two 2 family
3,000 square feet
Three 3 family or more
7,000 square feet
Fraternity or Sorority
1 acre
(3) Land Area Per Dwelling Unit.
Manufactured Home
3,000 square feet
Fraternity of Sorority
500 square feet per
resident
(E) Setback Requirements.
Front
Side
Side
Rear
Rear
Other
Single &
Other
Single
Uses
Two (2)
Uses
Family
Family
A build -to zone that is
8 feet
5 feet
20 feet
5 feet
located between the
front property line and
a line 25 feet from the
front property line.
(F) Building Height Regulations.
Building Height Maximum 2 stories/3 stories/5
stories*
* A building or a portion of a building that is located between 0 and 10 feet from the front
property line or any master street plan right-of-way line shall have a maximum height of two
(2) stories, between 10-20 feet from the master street plan right-of-way a maximum
height of three (3) stories and buildings or portions of the building set back greater than 20
feet from the master street plan right-of-way shall have a maximum height of 5 stories.
If a building exceeds the height of two (2) stories, the portion of the building that exceeds
two (2) stories shall have an additional setback from any side boundary line of an adjacent
single family district. The amount of additional setback for the portion of the building over
two (2) stories shall be equal to the difference between the total height of that portion of the
building, and two (2) stories.
(G) Building Area. The area occupied by all buildings shall not exceed 50% of the total lot area.
Accessory ground mounted solar energy systems shall not be considered buildings.
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Paqe 9 of 28
(H) Minimum Buildable Street Frontage. 50% of the lot width.
(Code 1965, App. A., Art. 5(IV); Ord. No. 2320, 4-5-77; Ord. No. 2700, 2-2-81; Ord. No. 1747, 6-
29-70; Code 1991, §160.034; Ord. No. 4100, §2 (Ex. A), 6-16-98; Ord. No. 4178, 8-31-99; Ord.
No. 5028, 6-19-07; Ord. No. 5224, 3-3-09; Ord. No. 5262, 8-4-09; Ord. No. 5312, 4-20-10; Ord.
No. 5462, 12-6-11; Ord. No. 5592, 6-18-13; Ord. No. 5664, 2-18-14; Ord. No. 5800, §1(Exh. A),
10-6-15; Ord. No. 5921 , §1, 11-1-16; Ord. No. 5945, §§5, 8, 9, 1-17-17; Ord. No. 6015,
§1(Exh. A), 11-21-17; Ord. No. 6245, §2, 10-15-19; Ord. No. 6427, §§1(Exh. C), 2, 4-20-21;
Ord. No. 6658, §7(Exh. F), 5-2-23)
Editor's note(s)-Ord. No. 6710 , §1, adopted November 21, 2023, determines that Ordinance
6427 (Sunset Clause) and Ord. No. 6625 (extending Sunset Clause) be amended so that
Ordinance 6427 and all amendments to Code Sections ordained or enacted by Ordinance
6427 shall automatically sunset, be repealed and become void on December 31, 2024,
unless prior to that date the City Council amends this ordinance to repeal or further amend
this sunset, repeal and termination section.
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Page 10 of 28
161.27 Main Street/Center
(A) Purpose. A greater range of uses is expected and encouraged in the Main Street/Center.
The Center is more spatially compact and is more likely to have some attached buildings
than Downtown General or Neighborhood Conservation. Multi -story buildings in the Center
are well -suited to accommodate a mix of uses, such as apartments or offices above shops.
Lofts, live/work units, and buildings designed for changing uses over time are appropriate
for the Main Street/Center. The Center is within walking distance of the surrounding,
primarily residential areas. For the purposes of Chapter 96: Noise Control, the Main
Street/Center district is a commercial zone.
(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 laces
Unit 14
Hotel, motel, and amusement facilities
Unit 16
Shopping oods
Unit 17
Transportation trades and services
Unit 19
Commercial recreation, small sites
Unit 24
Home occupations
Unit 25
Offices, studios, and related services
Unit 26
Multi -family dwellings
Unit 34
Liquor stores
Unit 40
Sidewalk Cafes
Unit 41
Accessory dwellings
Unit 44
Cluster Housing Development
Unit 45
Small scaleproduction
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 18
Gasoline service stations and drive-in/drive-
through restaurants
Unit 28
Center for collecting recyclable materials
Unit 29
Dance halls
Unit 35
Outdoor music establishments
Unit 36
Wireless communication facilities
Unit 42
Clean technologies
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Paqe 11 of 28
(C) Density. None.
(D) Bulk and Area Regulations.
(1) Lot Width Minimum.
Dwelling all unit types) 18 feet
(2) Lot Area Minimum. None.
(E) 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
12 feet
an alley
(F) Minimum Buildable Street Frontage. 75% of lot width.
(G) Building Height Regulations.
Building Height Maximum 15 stories/7 stories*
* A building or a portion of a building that is located between 0 and 15 feet from the front
property line or any master street plan right-of-way line shall have a maximum height of five
(5) stories. A building or a portion of a building that is located greater than 15 feet from the
master street plan right-of-way line shall have a maximum height of seven (7) stories.
(Ord. No. 5028, 6-19-07; Ord. No. 5029, 6-19-07; Ord. No. 5042, 8-07-07; Ord. No. 5195, 11-6-
08; Ord. No. 5312, 4-20-10; Ord. No. 5339, 8-3-10; Ord. No. 5462, 12-6-11; Ord. No. 5592, 6-
18-13; Ord. No. 5664, 2-18-14; Ord. No. 5735, 1-20-15; Ord. No. 5800, §1(Exh. A), 10-6-15;
Ord. No. 5921 , §1, 11-1-16; Ord. No. 5945 , §§5, 7-9, 1-17-17; Ord. No. 6015 , §1(Exh. A),
11-21-17; Ord. No. 6223 , §1, 9-3-19; Ord. No. 6427 , §§l(Exh. C), 2, 4-20-21)
Editor's note(s)—Ord. No. 6710 , §1, adopted November 21, 2023, determines that Ordinance
6427 (Sunset Clause) and Ord. No. 6625 (extending Sunset Clause) be amended so that
Ordinance 6427 and all amendments to Code Sections ordained or enacted by Ordinance
6427 shall automatically sunset, be repealed and become void on December 31, 2024,
unless prior to that date the City Council amends this ordinance to repeal or further amend
this sunset, repeal and termination section.
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Page 12 of 28
11"I K9
March 5, 2025
City of Fayetteville
Planning Commission
125 W. Mountain Street
Fayetteville, AR 72701
479.535.8233
EDG #:
PROJECT NAME:
DEVELOPER:
Rezoning Narrative
25-014
Duncan Ave Student Housing, Fayetteville, AR 72701
City of Fayetteville
ECOLOGICAL DESIGN GROUP
216 West Birch Street
Rogers, AR 72756
91 S Duncan is a single parcel (765-04811-000) currently zoned RMF-40 and is being submitted for
rezoning to Main Street Center (MSC). The property is bordered on the north, south, and east sides by
properties zoned Main Street Center (MSC) and the Fayetteville High School zoned P-1. Given that this
rezoning request is the same as the adjacent zonings, this rezoning request will not adversely affect or
conflict with surrounding land uses. This parcel is intended to be combined with those surrounding it to
create one large lot to support a student housing development. We ask that the Planning Commission
grant this rezoning to bring much needed multifamily housing to Fayetteville.
Sincerely,
Katelynn Hopkins, EIT
Ecological Design Group 1479.441.0231 1 khopkins@ecologicaldg.com
Page 1 of 1
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Page 13 of 28
— CITY OF
FAYETTEVILLE
ARKANSAS
TO: Donna Wonsower, Planner
FROM: Kylee Cole, Long Range & Preservation Planner
MEETING DATE: March 24, 2025
STAFF MEMO
SUBJECT: Long Range Planning Comments Regarding Historic Structures for
RZN-2025-0006
The proposed rezoning of the property at 91 S. Duncan has the potential to adversely impact a
historic property via the future demolition of an identified historic structure, which is
approximately 100 years old. Rezonings often precede projects that involve substantial
demolition and redevelopment of sites. Although the City does not have a demolition review
ordinance in place currently, it is important to review and acknowledge the proposal's impact on
historic properties as part of the City Plan 2040 objectives that may be considered with the
zoning request:
• 3.1.6 — Encourage historic preservation and adaptive reuse of buildings (p.24)
• 3.1.7 — Encourage protection of community character in established neighborhoods
(p.25)
The City's Heritage & Historic Preservation Plan adopted in July 2023 was initiated by City Plan
2040 and has three action items which support a closer look at the proposed rezoning:
Heritage and Historic Preservation Master Plan Relevant Goals and Action Items
1.9
Plan Review
Include historic preservation staff in review of proposed major
projects and zoning changes to determine impacts to historic
resources.
1.10
Demolition
Pass an ordinance to allow for the review of proposed demolitions
Ordinance
for resources forty-five years or older. Staff to evaluate each
property for significance. Work with property owner to discourage
demolition. Reviews should be taken up by HDC as needed.
4.9
Community
Publish information about historic preservation reviews and
Engagement:
demolitions of historic properties to increase transparency.
Transparency
Recommendation (Advisory Only):
Property owner should consult with Long Range & Preservation Planner prior to demolition or
alteration of historic structures so that staff can capture photo documentation. Staff is
recommending documentation of properties prior to demolition only and is not making a
recommendation on the proposed rezoning.
Documentation to create an archive of historic resources is an effective way to mitigate against
the loss of historic structures when regulatory tools are not available.
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Page 14 of 28
Documentation of Identified Historic Structures:
Long Range Planning staff have submitted a grant funding request to the Arkansas Historic
Preservation Program to support a survey of historic structures within the Fayetteville city limits.
Current survey information is incomplete and may include inaccurate estimated construction
dates for historic structures. Some historic homes, for example, are older than they initially
appear due to exterior changes that mask original design features and building forms. Maps and
other public records can serve as resources to improve accuracy in identifying historic
structures, particularly those over a century in age.
List of Impacted Historic Properties:
Address
Photo
Description
91 S. Duncan
Vernacular home with Craftsman
'
t
details. The Washington County
Assessor's office lists the building
^;
`
as constructed ca. 1926, and it is
visible in an aerial photo from
1926. The home is at least 99
_
years old, but likely older and
originally built in a simpler form
with Craftsman details added in
the 1920s when they became
popular.
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Paqe 15 of 28
Policy Options for the Future
This assessment does not propose that the solution to housing affordability is to rezone the entirety of
Fayetteville to RMF-24 zoning. Similarly, zoning is not the only solution to high and growing housing costs.
Policy choices can, however, focus on adding housing density in strategic places to take advantage of
existing infrastructure in high intensity areas that don't currently allow for housing. When combined with
existing services, infrastructure, and amenities, these housing units can provide a number of benefits,
including reducing vehicle trips. Fayetteville's City Plan 2040, the comprehensive plan adopted in 2020,
includes several options for additional housing density in core areas that are already high intensity and offer
close access to services.
Staff in the City of Fayetteville's Long Range Planning and Sustainability divisions worked with University
of Arkansas graduate students in the Master of Public Administration program in the spring semester of
2023 to analyze three scenarios for single-family housing. The students produced a report at the end of the
semester that aimed to identify the most effective zoning policy to increase single family residential density
in Fayetteville. The three scenarios explored were a baseline analysis of maintaining the zoning status
quo; rezoning all residential single-family zones to the RSF-8 zoning district: and allowing duplex, triplex,
and fourplex construction by right in all current single-family zoning districts. Based on their analysis, the
students recommended the third option, writing, "Increased housing diversity has the greatest net social
benefit for Fayetteville. In addition to having the greatest potential for increased housing supply, this policy
is the most efficient and equitable. Overall, creating the option for multifamily unit construction by right
provides the strongest policy for Fayetteville's future growth." Although the report focused on single-family
zoning, the lessons learned and the main point — that creating the option for multi -unit housing by right
is the strongest policy for Fayetteville's future growth — align with the planning work and master plan
documents/corridor planning that Fayetteville has been engaged in for the last several years.
Prior to the onset of the COVID-19 pandemic the City of Fayetteville was engaged in writing and implementing
two key plans that set a priority for both housing and a high -quality urban environment. City Plan 2040 was
adopted only months prior to the pandemic -related closure of city offices and the quick adjustment to online
meetings and engagement. Several plan implementation steps were paused for about two years while
community health and safety were prioritized, and the city is now moving forward again to engage with the
community to address the challenges that arose just prior to and during the pandemic that are the impetus
to bring the implementation actions from these adopted plans back into the spotlight.
Long Range Plan Implementation
Fayetteville's City Plan 2040 was written to support the city's six goals,
1. We Will Make Appropriate Infill and Revitalization Our Highest Priority.
2. We Will Discourage Suburban Sprawl.
3. We Will Make Compact, Complete, and Connected Development the Standard.
4. We Will Grow A Livable Transportation Network.
5. We Will Assemble An Enduring Green Network.
6. We Will Create Opportunities for Attainable Housing.
All six goals have short-term, long-term, and ongoing "benchmarks," or action items to implement the
adopted plan. Page 47 of the plan lists the short-term benchmarks, or action items meant to be accomplished
between 2019 and 2025. Although plan implementation has been somewhat delayed by the COVID-19
pandemic, 8 of the 25 short-term benchmarks are not yet underway but are directly related to the city's role
in responding to population growth and increasing housing supply, and that the Fayetteville City Council
could consider prioritizing (City Plan 2040 associated goals and current status listed in parentheses):
• Develop internal processes to align funding, development and planning of city infrastructure with
the goals of City Plan 2040. (Goal 1 & 2: ongoing with streamlined permitting and new software)
42
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Page 16 of 28
• Identify existing properties that are vacant or prime for redevelopment and initiate form -based
rezoning discussions with property owners. (Goal 1, 2. & 3; ready to begin with 71B rezoning)
• Evaluate development thresholds based on quantitative metrics such as building form, not
building type, and the encouragement of missing middle housing. (Goal 1, 2, 3, and 6; ongoing)
• Evaluate conditional use permit vs. use -by -right for appropriate infill. (Goal 1; ongoing)
• Identify gaps in affordability throughout the city and set numerical targets for housing that is
affordable to a variety of households, including workforce, supportive, low income, families with
children, and senior housing. (Goal 1, 3, 4, & 6; initiated with this analysis)
• Promote long-term affordability by targeting the use of public funds for the lowest income
households, including those who are homeless, at risk of homelessness, or who have other
special needs. (Goal 6; ongoing with federal HOME and American Rescue Plan Act funds)
• Examine potential regulatory barriers and policies that impede the provision of household
affordability, including: infrastructure costs, the costs and benefits of development ordinances
on housing development, and how the City's fees and requirements impact the cost of living for
households in Fayetteville. (Goal 1 & 6; development fee study underway)
• Identify opportunities for the creation of affordable housing on publicly -owned land and develop
partnerships with developers to provide flexible, affordable work space and housing. (Goal 6;
initial discussions and review of potential projects underway)
Long-term benchmarks (more than five years from plan adoption) that are directly related to housing but
not yet underway are:
Evaluate the development and implementation of a tiered impact fee system. (Goals 1 & 2; not
yet begun)
Evaluate existing street design speed, operating speed and posted speed limits, to ensure that
each is appropriate based on the roadway design and context of the surrounding environment.
(Goal 4; ongoing with speed limit review and traffic calming procedures in residential
neighborhoods)
Create a complete neighborhood or street corridor plan every other year utilizing a charrette
process and analyze water and sewer capacity to identify opportunities or limitations for
development. (Goal 1, 4, & 6; not yet begun)
Ongoing benchmarks should also be highlighted here given the pause in plan implementation, as some
may need to be prioritized for action:
• Support rezoning proposals that result in increased density around logical future transit stops,
rail corridors and major transportation corridors. Recommendations should generally align with
the Growth Concept Map. (Goal 4)
• Support development and redevelopment opportunities along the existing rail line. (Goal 4)
• Support and implement the goals, strategies and actions of the transformational 71 B Corridor
plan. (Goal 1, 2, & 4)
• Implement and utilize the Growth Concept Map to strategically incentivize the development
of Tier-1, Tier-2, and Tier-3 commercial and mixed -use nodes along major corridors and as
neighborhood centers. (Goal 1, 2, 3, 4, 5, & 6)
• Support the creation of a "real-time" database of available affordable housing units, services,
resources, and incentives to strengthen the process of connecting qualified buyers and renters
with affordable housing to comprehensively lower monthly household expenses. (Goal 6)
• Promote long-term affordability by developing new goals, targets, and strategies to promote
the distribution of affordable housing in all parts of the city, including incentives for affordable
housing in new developments and for the preservation of existing rental units. (Goal 6)
The remaining benchmarks do not have to be approached separately, but could instead be pulled together
in a complete approach to developing housing solutions, particularly in areas of the city that have been
identified as best able to support dense housing along major corridors and in places that support a mix of 43
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Paqe 17 of 28
housing and commercial development, such as Fayetteville's downtown area. As an example of the potential
for a cohesive approach to plan implementation, three of the items listed in the ongoing benchmarks are
closely tied together and could be approached as a single project. Supporting zoning proposals around
major transportation corridors, supporting and implementing the goals, strategies and actions of the
71 B Corridor Plan, and implementing and utilizing the Growth Concept Map on pages 13-16 of the plan
document could all come together with a city —initiated project to rezone property along the 71 B corridor
(College Avenue, Nelson Hackett Boulevard, and South School Avenue) to allow for housing on properties
that have extensive existing infrastructure, are located along a major transportation corridor that is already
scheduled for additional investment to support development and alternative transportation, and that have
limited proximity to existing residential neighborhoods. Additionally, there are multiple tier centers along this
route that could be incorporated as part of the implementation of the growth concept map, furthering plan
implementation in the same project.
Preserve Existing Affordable Housing
Table 3 on page 20 of this assessment showed current average monthly rents for new apartments, with
average rent for a two bedroom apartment just over S1,400 per month. Table 4 on the same page showed
that affordable housing costs for the median household income in Fayetteville should not exceed $1,325
per month, which includes utilities and insurance costs. Current rents for newly constructed housing units
are above affordable costs for at least half of Fayetteville households, and building new housing units does
not provide a successful solution if the new units are at the cost of losing existing affordable housing.
In 2019 the City of San Antonio, Texas, engaged the firm PlaceEconomics to assess the risks to older
and existing affordable housing stock as the city experienced rapid population growth and redevelopment.
The results of this assessment, published as the report Opportunity at Risk, I' were a caution against the
assumption that newly constructed housing is the best way to achieve affordable housing goals. Some of
the context of the 2019 report presented in the Executive Summary would be familiar to Fayetteville today:
• One in three San Antonio households is spending more than 30 percent of their income on
housing and nearly half of all renters meet this "cost burdened" threshold.
• Over the last decade, while median household income increased 1.9% per year, housing prices
increased at 4.7% per year.
• While San Antonio is experiencing greater than national average growth in jobs and housing,
most of the new homes are large and expensive, and much of the job growth is in lower wage
jobs.
• The existing pre-1960 housing stock is providing largely unsubsidized and unprotected
affordable housing.
• Single family, renter —occupied structures in fair and poor condition are the most at —risk of
demolition.
The main takeaway of the report is clear and succinct: "A city cannot build itself out of a housing crisis — the
retention of existing housing stock is critical." Additionally, the report claimed three demonstrable premises:
1. One cannot build new and rent or sell cheap without subsidy.
2. Almost by definition when a unit of older housing is razed, a unit of affordable housing is lost
forever.
3. Existing affordable housing programs — as useful and successful as they may be — must be
realigned to address older housing stock.
The conclusion provided a caution to other rapidly growing cities facing housing affordability challenges:
" Report available at sar)antonio.gov/Portals/DiFiles/HistoricPreservationlCurrentProiects)AffordableHousing 44
OpportunityAtRisk—Report.pdf
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Paqe 18 of 28
"Until the City of San Antonio can put new programs and policies into place, to reach the goal that the
"average San Antonio family can afford to buy a home," the data illustrates that San Antonio is systematically
razing housing that is affordable and building housing that is not." As Fayetteville looks to add housing units
to supply, it is worth noting that new supply should be carefully balanced with preserving existing affordable
housing — housing that can be in areas prime for redevelopment due to growing land values compared to
declining value of aging structures.
Programs that provide assistance to low income households to help residents stay in their homes are a key
part of preserving existing affordable housing. The City of Fayetteville's Community Resources Department
completed home repair and rehabilitation projects for eighteen housing units and thirty—two residents
in 2022 with funding from federal Community Development Block Grants (CDBG). The CDBG Program
supports community development activities to build stronger and more resilient communities. To support
community development, activities are identified through an ongoing process. Activities may address
needs such as infrastructure. economic development projects, public facilities installation, community
centers, housing rehabilitation, public services, clearance/acquisition, microenterprise assistance, code
enforcement, homeowner assistance, etc.'- The 2022 housing program projects in Fayetteville included
roof repair, replacement and installation of heating and cooling equipment, repairs of holes in floors, new
plumbing fixtures, new flooring, new windows, and plumbing repairs.
As of this assessment in 2023, the Community Resources Department has supported thirteen projects and
eighteen residents with repair work that has included drywall repair, new roofs, new windows, new plumbing
fixtures, basement remediation. and new plumbing fixtures. Total project costs for 2023 currently total
$118,365 with an average project cost of S9,105. Participation in the CDBG program and accessing federal
home repair funds will continue to be an important tool for preserving affordable housing for residents and
keeping families in their homes.
' hudexchange.info/programsicdbg/
45
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Page 19 of 28
STAFF EXHIBIT: ENERGY ACTION PLAN EXCERPTS
STAFF EXHIBIT: TRAFFIC ACCIDENTS
0.5 MILE •
RADIUS
s
•
r---------,
'----------'
•
•
•
w 1 fea dwel 5t •
Q
f
dew IM11,111 "t p
•
t
Traffic Crashes
2017-2021 Crashes
+ Crash (2017-2021)
Fatal injury
• Incapacitating Injury
• Non -incapacitating injury
• Possible injury
• No apparent injury
Crash Density (2017-2021)
• Sparse - Dense
High Injury Network Corridor
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Page 20 of 28
— CITY OF
FAYETTEVILLE
ARKANSAS
TO: Donna Wonsower, Planner
FROM: Kylee Cole, Long Range & Preservation Planner
MEETING DATE: March 24, 2025
STAFF MEMO
SUBJECT: Long Range Planning Comments Regarding Historic Structures for
RZN-2025-0006
The proposed rezoning of the property at 91 S. Duncan has the potential to adversely impact a
historic property via the future demolition of an identified historic structure, which is
approximately 100 years old. Rezonings often precede projects that involve substantial
demolition and redevelopment of sites. Although the City does not have a demolition review
ordinance in place currently, it is important to review and acknowledge the proposal's impact on
historic properties as part of the City Plan 2040 objectives that may be considered with the
zoning request:
• 3.1.6 — Encourage historic preservation and adaptive reuse of buildings (p.24)
• 3.1.7 — Encourage protection of community character in established neighborhoods
(p.25)
The City's Heritage & Historic Preservation Plan adopted in July 2023 was initiated by City Plan
2040 and has three action items which support a closer look at the proposed rezoning:
Heritage and Historic Preservation Master Plan Relevant Goals and Action Items
1.9
Plan Review
Include historic preservation staff in review of proposed major
projects and zoning changes to determine impacts to historic
resources.
1.10
Demolition
Pass an ordinance to allow for the review of proposed demolitions
Ordinance
for resources forty-five years or older. Staff to evaluate each
property for significance. Work with property owner to discourage
demolition. Reviews should be taken up by HDC as needed.
4.9
Community
Publish information about historic preservation reviews and
Engagement:
demolitions of historic properties to increase transparency.
Transparency
Recommendation (Advisory Only):
Property owner should consult with Long Range & Preservation Planner prior to demolition or
alteration of historic structures so that staff can capture photo documentation. Staff is
recommending documentation of properties prior to demolition only and is not making a
recommendation on the proposed rezoning.
Documentation to create an archive of historic resources is an effective way to mitigate against
the loss of historic structures when regulatory tools are not available.
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Page 21 of 28
Documentation of Identified Historic Structures:
Long Range Planning staff have submitted a grant funding request to the Arkansas Historic
Preservation Program to support a survey of historic structures within the Fayetteville city limits.
Current survey information is incomplete and may include inaccurate estimated construction
dates for historic structures. Some historic homes, for example, are older than they initially
appear due to exterior changes that mask original design features and building forms. Maps and
other public records can serve as resources to improve accuracy in identifying historic
structures, particularly those over a century in age.
List of Impacted Historic Properties:
Address
Photo
Description
91 S. Duncan
Vernacular home with Craftsman
'
t
details. The Washington County
Assessor's office lists the building
^;
`
as constructed ca. 1926, and it is
visible in an aerial photo from
1926. The home is at least 99
_
years old, but likely older and
originally built in a simpler form
with Craftsman details added in
the 1920s when they became
popular.
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Page 22 of 28
Wonsower, Donna
From: Planning Shared
Sent: Tuesday, February 25, 2025 11:15 AM
To: Wonsower, Donna
Subject: FW: RZN-2025-0006
Mirinda Hopkins
Development Coordinator
Planning Division
City of Fayetteville
479-575-8267
FAY ETTEVILLE
From: Kathryn Cook <kat.a.cook3@gmail.com>
Sent: Monday, February 24, 2025 5:44 PM
To: Planning Shared <planning@fayetteville-ar.gov>
Cc: Moore, Sarah <sarah.moore@fayetteville-ar.gov>; Turk, Teresa <teresa.turk@fayetteville-ar.gov>
Subject: Re: RZN-2025-0006
CAUTION: This email originated from outside of the City of Fayetteville. Do not click links or open attachments unless you recognize
the sender and know the content is safe.
I'm sorry, I made a mistake. I was reading the Tech Plat agenda and not the Planning agenda. You can
disregard my previous email. Again, my apologies.
Kathryn Cook
On Mon, Feb 24, 2025, 12:55 PM Kathryn Cook <kat.a.cook3Cq)gmail.com> wrote:
Good afternoon,
There were never any mailers sent about this housing rezone. It's not even listed in the citizen portal that
they were sent and according to the new ordinance, neighbors are supposed to be informed. There was
never a sign posted either - both of these can be seen on the portal. In fact, our neighborhood hasn't
received mail since the snow.
I'm also curious how the owners said they'd absolutely never sell because this house has been in the
family for generations and they even just re -roofed.
I would like to be *very* clear. Smith and Driver have a habit of continuing to show up to people's houses
until they get what they want. Last time when they had the neighbors sign the paper for rezone, they
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Page 23 of 28
illegally showed up at their houses the night before telling them they had to sign. I say illegally because
they were told multiple times to go through lawyers. They have continued to harass and lie to people in
this neighborhood. They continue to put pressure and lie to my elderly neighbor, even forcing him to
break a contract with another neighbor (that would get him sued if the neighbor wanted).
You also need to be checking the actual owners of these properties that you let these developers rezone
and send in building permits for because these guys still do not technically own half the houses they are
claiming they do for this redevelopment. They're going behind people's backs and getting the city on
their side and using that as fodder to force these neighbors to sign and sell.
I'm so tired of repeatedly telling you all this about Mike Driver and Seth but yet it continues.
But again, they have not completed the mailings and people still inhabit every piece of housing in this
area. If the ordinance hasn't been followed to inform the public, how is this even possibly on the
agenda?
I also hope my email is taken with actual seriousness and doesn't come with jokes or abide remarks
from the Planning Commission about affordable housing and their little quips that trash on the citizens
who just care. I still have a bad taste in my mouth from here and it's extremely heartbreaking to know
that's how our planning, and especially head of planning commission like to act and treat citizens. I
would actually like to be able to show up to another meeting in public at some point.
Thankyou,
Kathryn Cook
Planning Commission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Page 24 of 28
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Paqe 25 of 28
RZN-2025-0006
Close Up View
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Total 0.2 ac
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Pace 26 of 28
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annlnq Uommission
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Paqe 27 of 28
March 24, 2025
RZN-2025-0006 (ECOLOGICAL DESIGN GROUP)
Paqe 28 of 28
