HomeMy WebLinkAboutOrdinance 6891113 West Mountain Street
Fayetteville, AR 72701
(479)575-8323
Ordinance: 6891
File Number: 2025-922
Type: REAL ESTATE
Kind: ORDINANCE
Recorded: 7/10/2025 9:34:33 AM
Fee Amt: $25.00 Page 1 of 3
Washington County, AR
Kyle Sylvester Circuit Clerk
File# 2025-00018789
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2025-19
FOR APPROXIMATELY 0.51 ACRES LOCATED AT 209 SOUTH WILLOW AVENUE IN WARD 1 FROM
RMF-24, RESIDENTIAL MULTI -FAMILY, 24 UNITS PER ACRE TO UN, URBAN NEIGHBORHOOD
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-24, Residential Multi -Family, 24 Units Per Acre to UN, Urban Neighborhood.
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 July 1, 2025
Approved: 1 ' {� )
* �0 '
Molly Rawn, Mayor
Attest:
pTry
VLO
Kara Paxton, City Clerk Treasurer
This publication was paid for by the City Clerk -Treasurer of the City of Fayetteville,
Arkansas. Amount Paid: $88.16
Page 1
File Number: 2025-00018789 Page 1 of 3
RZN-2025-0019
Close Up View
RSF-18
Urban Center
— Alley
Residemal Link
Hillside -Hilltop Overlay District
-- I Design Overlay District
e - 1 Planning Area
_ ! Fayetteville City Limits
209 S. WILLOW AVE I
RZN-2025-0019
EXHIBIT 'A'
0 75 150
I r�
jI1 �. r ail
11 J
EM ¢_�
m -1
K
Subject Property Ei rsf��a�?.�kTG
rr-
Feet
300
1:2,400
450
600
RSF-4
Zone Current Proposed
RMF-24
UN
Total 0.5 ac
File Number: 2025-00018789 Page 2 of 3
RZN-2025-0019
EXHIBIT 'B'
Parcel: 765-06319-000
PART OF LOT NUMBERED ONE (1) IN BLOCK NUMBERED TWO (2) HENDRY'S ADDITION TO THE
CITY OF FAYETTEVILLE, ARKANSAS, AS PER PLAT OF SAID ADDITION ON FILE IN THE OFFICE
OF THE CIRCUIT CLERK AND EX-OFFICIO RECORDER OF WASHINGTON COUNTY, ARKANSAS,
BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST
CORNER OF SAID LOT ONE (1) SAID POINT BEING AN EXISTING IRON REBAR; THENCE
N88000'12"E 67.12 FEET ALONG THE NORTH LINE OF SAID LOT ONE (1) TO A SET 1/2" IRON
REBAR; THENCE S00"00'12"E 78.58 FEET TO A SET 1/2" IRON REBAR ON THE SOUTH LINE OF
SAID LOT ONE (1); THENCE S87052'36"W 67.13 FEET TO AN EXISTING IRON REBAR AT THE
SOUTHWEST CORNER OF SAID LOT ONE (1); THENCE NORTH 78.73 FEET TO THE POINT OF
BEGINNING, CONTAINING 0.12 ACRES, MORE OR LESS.
Parcel: 765-06320-000
Part of Lot 2, Block 2, Hendry's Addition to the City of Fayetteville, Washington County, Arkansas, as per
the County Court Plat filed in Book 5 at Page 77 of the records of the Circuit Clerk and Ex-Officio
Recorder of Washington County, Arkansas, being more particularly described as follows, to:wit:
Beginning at an existing rebar marking the Northwest Corner of said Lot 2, Block 2 and running thence
along the North line there of N88°00'14"E 134.34 to an existing rebar on the West right-of-way of South
Willow Avenue,thence along said West right-of-way S00"08'06"W 80.00', thence leaving said West right-
of-way S88001'49"W 134.28' to an existing rebar on the West line of said Lot 2, Block 2, thence along
said West Line N00005'34"E 79.94' to the point of beginning, containing 0.25 acres, more or less.
Parcel: 765-06321-000
All of Lot 2, in Block 2, in Hendry's Addition to the City of Fayetteville, Washington County, Arkansas,
EXCEPT 80 feet of equal and uniform width off the North side of said Lot 2, as per plat of said Addition
now on file in the Office of the Circuit Clerk and Ex-Officio Recorder of Washington County, Arkansas.
Washington County, AR
I certify this instrument was filed on
7/10/2025 9:34:33 AM
and recorded in REAL ESTATE
File# 2025-00018789
Kvle Svlvester - Circuit Clerk
File Number: 2025-00018789 Page 3 of 3
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
Ordinance: 6891
File Number: 2025-922
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2025-19
FOR APPROXIMATELY 0.51 ACRES LOCATED AT 209 SOUTH WILLOW AVENUE IN WARD 1 FROM
RMF-24, RESIDENTIAL MULTI -FAMILY, 24 UNITS PER ACRE TO UN, URBAN NEIGHBORHOOD
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-24, Residential Multi -Family, 24 Units Per Acre to UN, Urban Neighborhood.
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 July 1, 2025
Approved:
* -�O�
Molly Rawn, Mayor
Attest:
;4:•�\TY O �SG
=5'.9
Kara Paxton, City Clerk Treasurer
This publication was paid for by the City Clerk -Treasurer of the City of Fayetteville,
Arkansas. Amount Paid: $88.16
Page 1
RZN-2025-0019 209 S. WILLOW AVE RZN-2025-0019
Close Up view EXHIBIT 'A'
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RSF-8
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RSF-18 ; DG GIPA
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9 NORTH
Zone Current Proposed
Urban Center
RMF-24 0.5 0.0
Alley UN 0.0 0.5
Residential Link
Hillside -Hilltop Overlay District Feet
I —I Design Overlay District
-Planning Area 0 75 150 300 450 600
—
_ ! Fayetteville City Limits 1 .2,400 Total 0.5 ac
RZN-2025-0019
EXHIBIT 'B'
Parcel: 765-06319-000
PART OF LOT NUMBERED ONE (1) IN BLOCK NUMBERED TWO (2) HENDRY'S ADDITION TO THE
CITY OF FAYETTEVILLE, ARKANSAS, AS PER PLAT OF SAID ADDITION ON FILE IN THE OFFICE
OF THE CIRCUIT CLERK AND EX-OFFICIO RECORDER OF WASHINGTON COUNTY, ARKANSAS,
BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST
CORNER OF SAID LOT ONE (1) SAID POINT BEING AN EXISTING IRON REBAR; THENCE
N88°00'12"E 67.12 FEET ALONG THE NORTH LINE OF SAID LOT ONE (1) TO A SET 1/2" IRON
REBAR; THENCE S00°00'12"E 78.58 FEET TO A SET 1/2" IRON REBAR ON THE SOUTH LINE OF
SAID LOT ONE (1); THENCE S87°52'36"W 67.13 FEET TO AN EXISTING IRON REBAR AT THE
SOUTHWEST CORNER OF SAID LOT ONE (1); THENCE NORTH 78.73 FEET TO THE POINT OF
BEGINNING, CONTAINING 0.12 ACRES, MORE OR LESS.
Parcel: 765-06320-000
Part of Lot 2, Block 2, Hendry's Addition to the City of Fayetteville, Washington County, Arkansas, as per
the County Court Plat filed in Book 5 at Page 77 of the records of the Circuit Clerk and Ex-Officio
Recorder of Washington County, Arkansas, being more particularly described as follows, to:wit:
Beginning at an existing rebar marking the Northwest Corner of said Lot 2, Block 2 and running thence
along the North line there of N88°00'14"E 134.34 to an existing rebar on the West right-of-way of South
Willow Avenue,thence along said West right-of-way S00°08'06"W 80.00', thence leaving said West right-
of-way S88°01'49"W 134.28' to an existing rebar on the West line of said Lot 2, Block 2, thence along
said West Line N00°05'34"E 79.94' to the point of beginning, containing 0.25 acres, more or less.
Parcel: 765-06321-000
All of Lot 2, in Block 2, in Hendry's Addition to the City of Fayetteville, Washington County, Arkansas,
EXCEPT 80 feet of equal and uniform width off the North side of said Lot 2, as per plat of said Addition
now on file in the Office of the Circuit Clerk and Ex-Officio Recorder of Washington County, Arkansas.
CITY OF
FAYETTEVILLE
ARKANSAS
MEETING OF JULY 1, 2025
CITY COUNCIL MEMO
2025-922
TO: Mayor Rawn and City Council
THRU: Keith Macedo, Chief of Staff
Jonathan Curth, Development Services Director
Jessica Masters, Planning Director
FROM: Gretchen Harrison, Senior Planner
SUBJECT: REZONING-2025-0019: (209 S. WILLOW AVE./SIEMEK & BATES, 524): Submitted by
WESLEY BATES for property located at 209 S. WILLOW AVE. in WARD 1. The
property is zoned RMF-24, RESIDENTIAL MULTI -FAMILY, 24 UNITS PER ACRE and
contains approximately 0.51 acres. The request is to rezone the property to UN,
URBAN NEIGHBORHOOD.
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 comprised of three parcels totaling 0.51 acres, located southwest of the intersection of
Rock Street and Willow Avenue. The property is zoned RMF-24, Residential Multi -Family, 24 Units per Acre
and developed with one single-family dwelling which Washington County records indicate was built in 2003. It
lies within the City's Hillside/Hilltop Overlay District and within the boundaries of the recently completed historic
context statement for the Historic Black Community of Southeast Fayetteville.
Request: The request is to rezone the property from RMF-24, Residential Multi -Family, 24 Units per Acre to
UN, Urban Neighborhood.
Public Comment: Staff has received some inquires about this request but no comments in support or
opposition to it.
Land Use Compatibility: Staff finds the proposed zoning of UN, Urban Neighborhood to be largely compatible
with the surrounding mix of residential and non-residential uses. The subject property is located in close
proximity to the Yvonne Richardson Center, St. James Baptist Church's Squire Jehegan Outreach Center, and
downtown Fayetteville. Like the existing RMF-24 zoning district, UN is an urban district which has a 0 to 25-
foot build to zone, promoting pedestrian -oriented development by encouraging buildings to be constructed
closer to the street. Urban Neighborhood is designed to support a diverse range of housing types that reflect
the established character of other residential areas near Fayetteville's core. Compared to RMF-24, UN zoning
allows for smaller lot sizes, a wider range of permitted land uses, reduced setbacks, and increased residential
densities. Where RMF-24 allows for building heights of up to five stories, UN would only allow maximum
building heights of three stories. With UN allowing smaller buildings than the existing RMF-24 zoning district, it
may promote a development pattern that is more compatible with the surrounding, one- and two-story
Mailing address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
neighborhood while still supporting the City's goals for encouraging infill and mixed -use development.
Land Use Plan Analysis: Staff finds the proposed zoning to be consistent with the property's Future Land Use
Map designation as Residential Neighborhood Area. The UN zoning district would allow a greater variety of
land uses in an urban setting, which staff finds to be compatible with the surrounding area. The property has
an infill score of 8, indicating it is a suitable location for infill development. In terms of City Plan 2040, staff finds
that the requested rezoning could help support Goals 1 and 3 by promoting moderate infill in an area that is
highly walkable and near transit routes.
City Plan 2040 Infill Matrix: City Plan 2040's Infill Matrix indicates a score of 8 for this site. The following
elements of the matrix contribute to the score:
• Adequate Fire Response (Station 1, 303 W. Center St.)
• Near Water Main (6-inch main, Willow Avenue)
• Near Water Main (6-inch main, Willow Avenue)
• Near Sewer Main (8-inch main, Willow Avenue)
• Near City Park (Yvonne Richardson Community Center)
• Near Paved Trail (E. MLK Jr. Blvd. and Conner -Washington Connector)
• Near ORT Bus Stop (Route 10 and 20)
• Near Razorback Bus Stop (Route 14 Non Peak)
• Sufficient Intersection Density
DISCUSSION:
At the June 9, 2025 Planning Commission meeting, a motion to forward this item with a recommendation of
approval passed with a vote of 8-0-0. No commissioners commented on it. One member of the public spoke at
the meeting, expressing their support for the applicant's request.
BUDGET/STAFF IMPACT:
N/A
ATTACHMENTS: 3. Staff Review Form, 4. Exhibit A, 5. Exhibit B, 6. Planning Commission Staff Report
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 #: 2025-922
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION
RZN 2025-19 FOR APPROXIMATELY 0.51 ACRES LOCATED AT 209 SOUTH WILLOW
AVENUE IN WARD 1 FROM RMF-24, RESIDENTIAL MULTI -FAMILY, 24 UNITS PER
ACRE TO UN, URBAN NEIGHBORHOOD
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-24, Residential Multi -Family, 24 Units
Per Acre to UN, Urban Neighborhood.
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
2025-922
Item ID
7/1/2025
City Council Meeting Date - Agenda Item Only
N/A for Non -Agenda Item
6/13/2025 DEVELOPMENT REVIEW (630)
Submitted Date Division / Department
Action Recommendation:
REZONING-2025-0019: (209 S. WILLOW AVE./SIEMEK & BATES, 524): Submitted by WESLEY BATES for property
located at 209 S. WILLOW AVE. in WARD 1. The property is zoned RMF-24, RESIDENTIAL MULTI -FAMILY, 24 UNITS
PER ACRE and contains approximately 0.51 acres. The request is to rezone the property to UN, URBAN
NEIGHBORHOOD.
Account Number
Project Number
Budgeted Item? No
Does item have a direct cost? No
Is a Budget Adjustment attached? No
Budget Impact:
Fund
Project Title
Total Amended Budget
$ -
Expenses (Actual+Encum)
$ -
Available Budget
Item Cost
$ -
Budget Adjustment
$ -
Remaining Budget
V20221130
Purchase Order Number: Previous Ordinance or Resolution #
Change Order Number: Approval Date:
Original Contract Number:
Comments:
CITY OF
FAYETTEVILLE
ftw ARKANSAS
PLANNING COMMISSION MEMO
TO: Fayetteville Planning Commission
THRU: Jessie Masters, Development Review Manager
FROM: Gretchen Harrison, Senior Planner
MEETING DATE: June 9, 2025 (updated with results)
SUBJECT: RZN-2025-0019: Rezoning (209 S. WILLOW AVE./BATES-SIEMEK,
524): Submitted by WESLEY BATES for property located at 209 S.
WILLOW AVE. The property is zoned RMF-24, RESIDENTIAL MULTI-
FAMILY, 24 UNITS PER ACRE and contains approximately 0.51 acres.
The request is to rezone the property to UN, URBAN NEIGHBORHOOD.
RECOMMENDATION:
Staff recommends forwarding RZN-2025-0019 to the City Council with a recommendation of
approval.
RECOMMENDED MOTION:
`7 move to forward RZN-2025-0019 to the City Council with a recommendation of approval."
BACKGROUND:
The subject property is comprised of three parcels totaling 0.51 acres, located southwest of the
intersection of Rock Street and Willow Avenue. The property is zoned RMF-24, Residential Multi -
Family, 24 Units per Acre and developed with one single-family dwelling which Washington
County records indicate was built in 2003. It lies within the City's Hillside/Hilltop Overlay District
and within the boundaries of the recently completed historic context statement for the Historic
Black Community of Southeast Fayetteville. Surrounding land uses and zoning are depicted
below in Table 1.
Table 1:
Surrounding Land Uses and Zoning
Direction
Land Use
Zoning
North
Single -Family Residential
Yvonne Richardson Community Center
RMF-24, Residential Multi -Family, 24 Units per Acre
P-1, Institutional
South
Single -Family Residential
RMF-24, Residential Multi -Family, 24 Units per Acre
East
Single -Family Residential
RMF-24, Residential Multi -Family, 24 Units per Acre
West
Undeveloped
RMF-24, Residential Multi -Family, 24 Units per Acre
Request: The request is to rezone the subject property from RMF-24, Residential Multi -Family,
24 Units per Acre to UN, Urban Neighborhood.
Public Comment: Staff has received some inquires about this request but no comments in support
or opposition to it.
INFRASTRUCTURE AND ENVIRONMENTAL REVIEW:
Streets: The subject property has frontage along Willow Avenue and Rock Street. Willow
Avenue and Rock Street are fully improved Residential Link Streets with asphalt
paving, sidewalk, curb, and gutter. Any street improvements required in this area
would be determined at the time of development proposal.
Water: Public water is available to the subject property. There is an existing six-inch water
main present along the west side of Willow Avenue.
Sewer: Sanitary sewer is available to the subject property. There is an existing eight -inch
sanitary sewer main present along Willow Avenue. There are known wet weather
sewer capacity issues identified in the City's 2021 Sewer Master Plan that appear
in the system approximately 1,550 linear feet downstream of this property.
Drainage: No portion of the property lies within a FEMA floodplain and no protected streams
or hydric soils are present on site. A portion of the property does, however, lie
within the Hillside Hilltop Overlay District. Additional restrictions will apply at the
time of development. Engineered footing designs will be required at the time of
building permit submittal, as well as grading, erosion control and abbreviated tree
preservation plans. Any improvements or requirements for drainage will be
determined at the time of development submittal.
Fire: 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 three 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 one 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 six minutes for an engine and eight minutes for a ladder truck. Fire
apparatus access and fire protection water supplies will be reviewed for
compliance with the Arkansas Fire Prevention Code at the time of development.
Police: The Police Department did not comment on this request
Tree Preservation:
The proposed zoning district, UN, Urban Neighborhood, requires 15% minimum
canopy preservation. The current zoning district, RMF-24, Residential Multi -
Family, 24 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 Residential Neighborhood Area.
Residential Neighborhood areas are primarily residential in nature and support a wide variety
of housing types of appropriate scale and context. 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 non-residential
uses intended to serve the surrounding neighborhoods. This designation recognizes the existing
conventional subdivision developments that may have large blocks with conventional setbacks
and development patterns that respond to features of the natural environment.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040's Infill Matrix indicates a score of 8 for this site
with a weighted score of 11. The following elements of the matrix contribute to the score:
• Adequate Fire Response (Station 1, 303 W. Center St.)
• Near Water Main (6-inch main, Willow Avenue)
• Near Sewer Main (8-inch main, Willow Avenue)
• Near City Park (Yvonne Richardson Community Center)
• Near Paved Trail (E. MLK Jr. Blvd. and Conner -Washington Connector)
• Near ORT Bus Stop (Route 10 and 20)
• Near Razorback Bus Stop (Route 14 Non Peak)
• Sufficient Intersection Density
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: Staff finds the proposed zoning of UN, Urban
Neighborhood to be largely compatible with the surrounding mix of
residential and non-residential uses. The subject property is located in close
proximity to the Yvonne Richardson Center, St. James Baptist Church's
Squire Jehegan Outreach Center, and downtown Fayetteville. Like the
existing RMF-24 zoning district, UN is an urban district which has a 0 to 25-
foot build to zone, promoting pedestrian -oriented development by
encouraging buildings to be constructed closer to the street. Urban
Neighborhood is designed to support a diverse range of housing types that
reflect the established character of other residential areas near Fayetteville's
core. Compared to RMF-24, UN zoning allows for smaller lot sizes, a wider
range of permitted land uses, reduced setbacks, and increased residential
densities. Where RMF-24 allows for building heights of up to five stories, UN
would only allow maximum building heights of three stories. With UN
allowing for a more moderate development pattern, it may promote a
development pattern that is more compatible with the surrounding
neighborhood while still supporting the City's goals for encouraging infill
and mixed -use development.
Land Use Plan Analysis: Staff finds the proposed zoning to be consistent
with the property's Future Land Use Map designation as Residential
Neighborhood Area. The UN zoning district would allow a greater variety of
land uses in an urban setting, which staff finds to be compatible with the
surrounding area. The property has a relatively high infill score of 8 with a
weighted score of 11, indicating it is a suitable location for infill
development. In terms of City Plan 2040, staff finds that the requested
rezoning could help support Goals 1 and 3 by promoting moderate infill in
an area that is highly walkable and near transit routes.
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
Finding: The applicant has stated that they have requested this rezoning to
accommodate a small, planned cluster housing development, since the UN
zoning district offers more flexible setback requirements. Staff finds that the
applicant's request is justified since it would facilitate greater residential
densities near downtown Fayetteville where services, amenities, and
employment opportunities are most densely concentrated.
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: Staff finds that rezoning the property to UN is not likely to create or
appreciable increase traffic danger and congestion since the subject
property is relatively small and many of the zoning regulations tied to that
district are similar to those associated with RMF-24 zoning. Any street
improvements required in this area would be determined at the time of
development proposal.
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: Rezoning the property from RMF-24 to UN has the potential to alter the
population density when considering that UN has no set density limitation.
However, given the presence of existing public infrastructure and the
property's location near downtown Fayetteville, staff finds that the proposed
rezoning is not likely to increase the load on public services to an
undesirable degree. However, there are known wet weather sewer capacity
issues identified in the City's 2021 Sewer Master Plan that appear in the
system approximately 1,550 linear feet downstream of this property. Any
street improvements required in this area would be determined at the time
of development proposal. 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-2025-0019 to the City
Council with a recommendation of approval.
PLANNING COMMISSION ACTION
Date: June 9, 2025 O Tabled
Motion: Garlock
Second: Payne
Vote: 8-0-0
BUDGET/STAFF IMPACT:
None
Required YES
® Forwarded
with a
recommendation
of approval
O Denied
ATTACHMENTS:
• Unified Development Code
o §161.16 District RMF-24, Residential Multi -Family — Twenty -Four (24) Units
Per Acre
o §161.37 Urban Neighborhood
• One Mile Map
• Close -Up Map
• Current Land Use Map
• Future Land Use Map
• Request Letter
161.16 District RMF-24, Residential Multi -Family - Twenty -Four (24) Units Per Acre
(A) Purpose. The RMF-24 Multi -family Residential District is designed to permit and encourage the developing of a
variety of dwelling types in suitable environments in a variety of densities.
(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 conditional use permit
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 occupations
Unit 25
Professional offices
Unit 36
Wireless communications facilities
(C) Density.
Units per acre 1 24 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
35 feet
Two 2 family
35 feet
Three 3 family or more
70 feet
Professional offices
100 feet
(2) Lot Area Minimum.
Manufactured home park
3 acres
Lot within a mobile home park
4,200 square feet
Townhouses: Individual lot
2,000 square feet
Single-family
3,000 square feet
Two 2 family
4,000 square feet
Three 3 family or more
7,000 square feet
Fraternity or Sorority
2 acres
Professional offices
1 acres
(3) Land Area Per Dwelling Unit.
Manufactured Home 1 3,000 square feet
(E) Setback Requirements.
Front
Side Other
Side Single
Rear Other
Rear 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 1 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.
(H) Minimum Buildable Street Frontage. 50% of the lot width.
161.37 Urban Neighborhood
(A) Purpose. The Urban Neighborhood District is designed to serve as a mixed use area of medium intensity and
provide a transition into residential neighborhoods from more intense, mixed -use districts. Urban Neighborhood
promotes a walkable, pedestrian -oriented neighborhood development form with a variety of housing options and
complementary neighborhood businesses that are compatible in scale and use with surrounding land uses. For
the purpose of Chapter 96: Noise Control the Urban Neighborhood district is a residential zone.
(B) Uses.
(1) Permitted Uses.
Unit 1
City-wide uses by right
Unit 4
Cultural and recreational facilities
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 10
Three 3 and four 4 family dwellings
Unit 12b
General business
Unit 13
Eating laces
Unit 24
Home occupations
Unit 25
Offices, studios, and related services
Unit 26
Multi -family dwellings
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 5
Government facilities
Unit 14
Hotel, motel and amusement services
Unit 15
Neighborhood shopping oods
Unit 36
Wireless communication facilities
Unit 45
Small scale production
(C) Density. None.
(D) Bulk and Area Regulations.
(1) Lot Width Minimum.
All dwellings 1 12 feet
All other uses I None
(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 an alley
12 feet
(F) Building Height Regulations.
Building Height Maximum 3 stories
(G) Minimum Buildable Street Frontage. 50% of the lot width.
RZN-2025-0019
One Mile View
■
..� Neighborhood Link
Regional Link - High Activity
Urban Center
- Unclassified
- Alley
- Residential Link
.• Shared -Use Paved Trail
Trail (Proposed)
Design Overlay District
Fayetteville City Limits
iPlanning Area
209 S. WILLOW AVE
I I I �■. `` 1
P-1
W I R-O
W
J
Subject Property
E
0
Pla<Liiits
Fayg
RSF-8
RTH
IJ
zoning
= 1-2 Gene.1Indue W
RESIDENT IALSINGLE-FAMILY
EXTRACTION
NSG
= E-1
RI-U
COMMERCIAL
RI-12
Residential-o .
NS-L
C-1
ResidendeI Agricutl-
IIIIIIII C-2
RSF-.5
= C-3
RSF-1
FORM BASED DISTRICTS
RSF-2
Downtown Gore
RSF<
Urban Tlwrough
RSF-�
Maln Sbeet Center
RSFA
Dow—Gen..l
RSF-18
Co..uniy S.—.
RESIDENTIALMULTI-FAMILY
Neighborhood Se —
RMIs
Neighborhood Conse J.
I• RM112
PLANNED ZONING DISTRICTS
RMF-18
I♦ Commercial. --I. Residential
RMF-sa
INSTITUTIONAL
RMF-CO
_ R 1
INDUSTRIAL
1-1 Heavy..... 1.1 aM Light Induelhal
RZN-2025-0019
Close Up View
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T
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9
Urban Center
Alley
Residential Link
Hillside -Hilltop Overlay District
Design Overlay District
r ~ Planning Area
_ ! Fayetteville City Limits
i
209 S. WILLOW AVE
Subject Property
ROCK,
N
Q
�
0
LU ropose
UN
J_
RSF-4
RSF-8
W ALKE��
�r
Ak
s
Q�
NORTH
Feet
0 75 150 300 450 600
1:2,400
Zone Current Proposed
RMF-24 0.5 0.0
UN 0.0 0.5
Total 0.5 ac
RZN-2025-0019 2 . WILLOW AVE
Current Land Use
l
yk
� WA
Pon
Mixed Use
w
0
w
Urban Center
Unclassified
Alley
Residential Link
- - - Trail (Proposed)
yPlanning Area
Fayetteville City Limits
I Design Overlay District
� J
Mixed Residential
a-AW-A
Subject Property
31�
, MU7__-
>
Single-Family Residential
14 and Undeveloped
� Zone AE I
Mixed Use
Feet
0 112.5 225 450
1:3,600
675
FEMA Flood Hazard Data
100-Year Floodplain
Floodway
RZN-2025-0019
Future Land Use
209 S. WILLOW AVE
H I
LAFA
Subject Property
J W
ST
ORTH
NELSON�NP S Residential
L Neighborhood
I
MARTINILUTHER 6 A
KING` �JR+B_ LVD ' I
�, ■ - HUNTSVILLE RD
Al \\
CD
n _ _ _ _ Neighb rho d
= Civic and I to
Q Private
Or Open Space Z
a
m o
Neighborhood Link
City Neighborhood
Regional Link - High Activity I♦ Civic Institutional
Urban Center IN Civic and Private Open Space
Unclassified
Industrial
- Alley
Residential Link Feet Natural
Planning Area Non -Municipal Government
Fayetteville City Limits 0 305 610 1,220 1,830 2,440 Residential Neighborhood
Trail (Proposed) 1:10 000 = Rural Residential
_ _ I Design Overlay District ' I♦ Urban Center
i
Dear Planning Commission and City Council Members,
I am writing to formally request the rezoning of the property located at 209 S Willow from
RMF-24 (Residential Multi -Family, 24 units per acre) to Urban Neighborhood.
This request is intended to better align the zoning of the property with the surrounding
neighborhood context and to support a more balanced and sustainable pattern of growth. While
the existing RMF-24 zoning allows for higher -intensity multifamily development, the Urban
Neighborhood district is better suited for walkable, human -scaled residential development that
complements existing homes in the area.
The Urban Neighborhood district supports a mix of residential building types —such as
single-family homes, duplexes, and small-scale multifamily —that help provide housing variety
without overwhelming the neighborhood's character. This change would allow for thoughtful infill
development while preserving the integrity of the street and contributing to a more livable and
connected community.
For our small planned cluster housing development, the Urban Neighborhood zoning
district offers more favorable rear and side setback requirements. In small infill projects
like this one, every foot of usable space matters. The flexibility offered under Urban
Neighborhood zoning will allow us to make better use of the site while still maintaining
compatibility with the surrounding residential fabric.
This rezoning aligns with the goals outlined in the city's comprehensive plan, particularly around
encouraging housing diversity, promoting walkable neighborhoods, and ensuring new
development fits the scale and rhythm of existing blocks.
Thank you for your time and consideration. I welcome any questions and would be glad to
provide additional information as needed.
Sincerely,
Wesley Bates
Form v1.55
N\A 4r.\ RECEIVED
07/07/2025
Media CRY OF FAYETTEVILLE
CITY CLERK'S OFFICE
Account#: NWCL5004205
Company: CITY OF FAYE1TbVILLE-CLERKS OFFI
113 W MOUNTAIN
FAYETTEVILLE,AR 72701
Ad number#: 520644
PO#:
Matter of: ORD 6891
AFFIDAVIT•STATE OF ARKANSAS
1. Maria Hernandez-Lopez ,do solemnly swear that I am the Legal Clerk 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 6891
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$88.16.
(Includes$0.00 Affidavit Charge).
NWA Democrat Gazette 07/06/25;NWA nwaonline.com 07/06/25
Legal Clerk
State of ARKANSAS,County of Sebastian
Subscribed and sworn to before me on this 7th day of July, 2025
f"—V."'-')c_ ----•..___.tc__\r"L 7
NO ARY PUBLIC
Ordinance.6891
File Number:2025-922
AN ORDINANCE TO REZONE
THE PROPERTY DESCRIBED IN
REZONING PETITION RZN 2025-
19 FOR APPROXIMATELY 0.51
ACRES LOCATED AT 209 SOUTH
WILLOW AVENUE IN WARD 1
FROM RMF-24, RESIDENTIAL
MULTI-FAMILY, 24 UNITS PER
ACRE TO UN,URBAN NEIGH-
BORHOOD
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(Exhibt A)and the legal de-
scription (Exhibit B) both at-
tached to the Planning
Department's Agenda Memo
from RMF-24,Residential Multi-
family.24 Units Per Acre to UN,
Urban Neighborhood.
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
July 1,2025
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:588.16
July 6,2025 520644