HomeMy WebLinkAboutOrdinance 6905113 West Mountain Street
Fayetteville, AR 72701
(479)575-8323
Ordinance: 6905
File Number: 2025-1509
Type: REAL ESTATE
Kind: ORDINANCE
Recorded: 9/10/2025 12:02:32 PM
Fee Amt: $25.00 Page 1 of 3
Washington County, AR
Kyle Sylvester Circuit Clerk
File# 2025-00025270
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2025-30
FOR APPROXIMATELY 0.81 ACRES LOCATED AT 2135 EAST HUNTSVILLE ROAD IN WARD 1 FROM
RSF-4, RESIDENTIAL SINGLE-FAMILY, 4 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 RSF-4, Residential Single -Family, 4 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 September 2, 2025
Approved:
Molly Rawn, Mayor
Attest:
r'r6
•`'And
Kara Paxton, City Clerk Treasurer
This publication was paid for by the City Clerk -Treasurer of the City of Fayetteville, Arkansas.
Amount Paid: $ 85.12
Page 1
File Number: 2025-00025270 Page 1 of 3
RZN-2025-0030 2135 E. HUNTSVILLE RD I RZN-2025-0030
Close Up view EXHIBIT W
NS-L
RI-12
Subject Property
Proposed UN
RSF-4
RSF-7
Regional Link - High Activity
Residential Link
- - - Trail (Proposed)
i Planning Area
ANFayetteville City Limits
Feet
0 75 150 300
1:2,400
C-1
450 600
NS-G
R-A
NORTH
Zone Current Proposed
RSF-4 0.8 0.0
UN 0.0 0.8
Total 0.8 ac
File Number: 2025-00025270 Page 2 of 3
RZN-2025-0030
EXHIBIT B
LEGAL DESPCRIPTION
2135 E HUNTSVILLE RD
FAYETTEVILLE, AR 72701
GIS Approved
07/08/2025
Part of the Northwest Quarter (NWt/2) of the Northeast Quarter (NE) of Section Twenty-three
(23) in Township Sixteen (16) North of Range Thirty (30) West, and being more particularly
described as follows, to -wit: Beginning at a point in the center line of Highway No. 16,
which is Five Hundred eighty-three and five -tenths (583.5) feet South and North 88*50' East
ninety (90) feet from the North West corner of said forty (40) acre tract; thence South Two
Hundred eight and eight -tenths (208.8) feet to North line of Block One (1) in Watson
Addition to the City of Fayetteville, Arkansas, as shown upon the recorded plat thereof, on
file in the office of the Circuit Clerk and Ex -Off icio Recorder of Washington County,
Arkansas; thence East along the North line of said Addition to the West line of Jerry Avenue;
thence Northerly with West line of said Avenue to Center Line of said Highway No. 16;
thence Westerly with center line of said Highway One hundred eighty (180) feet, more or
less, to the point of beginning.
Washington County, AR
I certify this instrument was filed on
9/10/2025 12:02:32 PM
and recorded in REAL ESTATE
File# 2025-00025270
Kvle Svlvester - Circuit Clerk
File Number: 2025-00025270 Page 3 of 3
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
CITY COUNCIL MEMO
2025-1509
MEETING OF SEPTEMBER 2, 2025
TO: Mayor Rawn and City Council
THRU: Keith Macedo, Chief of Staff
Jonathan Curth, Development Services Director
Jessica Masters, Planning Director
FROM: Donna Wonsower, Senior Planner
SUBJECT: RZN-2025-0030: Rezone (2135 E. HUNTSVILLE RD/SCHOBY, 566): Submitted by
DONNA AND KEN SCHOBY for property located at 2135 E. HUNTSVILLE RD. in
WARD 1. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, 4 UNITS PER
ACRE and contains approximately 0.81 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 located in east Fayetteville at the southwest corner of the intersection E. Huntsville Rd.
and S. Jerry Ave. about 1/3 mile south of Happy Hollow Elementary School. The property contains one parcel
totaling 0.81 acres which is currently developed with a 1,984-square-foot single-family house constructed in
1936 per the Washington County Assessor. The property is not part of any zoning overlay or master plan area.
Request: The request is to rezone the subject property from RSF-4, Residential Single-Family, 4 Units per
Acre, to UN, Urban Neighborhood.
Public Comment: Staff has not received any public comment at this time.
Land Use Compatibility: Staff finds the proposed zoning of UN, Urban Neighborhood to be compatible with the
surrounding area. Land uses in the immediate vicinity are primarily residential in nature, varying in both form,
lot width, and density. Nonresidential uses are also present nearby and include Fire Station #3, restaurants
and cafes, a gas station, a funeral chapel, and assorted retail. The uses permitted by right in UN, which include
all types of dwellings as well as some commercial uses such as general business, offices, and eating places,
are directly compatible with the existing land uses in this area. Staff finds the addition of limited commercial on
a corner lot could be a benefit to the existing residents and that the small size of the lot and a three-story
height limitation is likely to mitigate negative impacts that could result from larger commercial developments.
Additionally, the property is located on a high-activity regional link (E. Huntsville Rd.) that can support
additional vehicular traffic.
Uses allowed conditionally in UN, including hotels, neighborhood shopping, and small-scale production, may
also be suitable at this site, though any land uses allowed conditionally would be subject to further review to
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
determine full compatibility. When compared to the site’s current zoning designation of RSF-4, UN would allow
for a substantial increase in residential density, however staff finds that this is unlikely to negatively affect the
neighborhood given the small size of the property and relatively limited uses of the requested district.
Additionally, there have been recent successful rezoning requests in the area which have slowly increased the
existing density of the area and have begun shifting the area to a more mixed-use nature. Staff finds a
rezoning to UN could complement surrounding residential areas and encourage housing types that could
accommodate the demand for walkable urban living.
While UN would permit narrower and smaller lots than zoning currently allows (12 feet versus 80 feet for
single-family dwellings, 8,000 sf lot size minimum versus none), staff finds the small size of the parcel and
other design standards such as tree preservation, parking, and access will likely limit development.
Land Use Plan Analysis: The proposed zoning is consistent with the property’s City Plan 2040 Future Land
Use Map designation as a City Neighborhood Area, which encourages the widest spectrum of uses and
encourages density in all housing types, from single family to multi-family, as well as commercial uses at street
intersections and along major corridors. The UN zoning district would allow for a mix of residential densities
that are urban in form as well as neighborhood-appropriate commercial uses. If the property were to be
redeveloped or subdivided, staff finds that UN would encourage an environment that is more appealing to
pedestrians and would reduce the visual impact of parking areas. The property has a moderate weighted infill
score of 7 which indicates that the site could accommodate increased housing density, and the property does
not lie within any environmentally sensitive areas. Rezoning could support Goals #1, #3, and #6 of City Plan
2040 by making appropriate infill a priority and creating an opportunity to develop a greater variety of housing
that could enable residents to remain in the neighborhood as their housing needs change. The commercial
opportunities of UN would also promote the creation of compact, complete, and connected development.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score of 6 for this site. The
following elements of the matrix contribute to the score:
1. 4-Minute Fire Response (Station #3, 1050 S. Happy Hollow Rd.)
2. Near Sewer Main (6-inch main, E. Huntsville Rd. and on property.)
3. Near Water Main (12-inch main, E. Huntsville Rd. | 6-inch-main, S. Jerry Ave.)
4. Near City Park (White River Park)
5. Near ORT Bus Stop (Huntsville & Ray | Huntsville & Crossover)
6. Appropriate Future Land Use
DISCUSSION:
At the August 11, 2025, Planning Commission meeting, a vote of 9-0-0 forwarded the request to City Council
with a recommendation of approval. No members of the public spoke at the meeting, and Commissioners
offered little comment, finding the request to be compatible with surrounding land uses and future land use
goals. Commissioner Garlock made the motion and Commissioner Payne seconded.
BUDGET/STAFF IMPACT:
NA
ATTACHMENTS: 3. Staff Review Form, 4. Exhibit A, 5. Exhibit B, 6. Staff Report
Page 1
City of Fayetteville, Arkansas
Legislation Text
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
File #: 2025-1509
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION
RZN 2025-30 FOR APPROXIMATELY 0.81 ACRES LOCATED AT 2135 EAST HUNTSVILLE
ROAD IN WARD 1 FROM RSF-4, RESIDENTIAL SINGLE-FAMILY, 4 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 RSF-4, Residential Single-Family, 4 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.
Comments:
Purchase Order Number:
Change Order Number:
Previous Ordinance or Resolution #
Approval Date:
Original Contract Number:
Project Number
Budget Impact:
FundAccount Number
Project Title
City of Fayetteville Staff Review Form
2025-1509
Item ID
9/2/2025
City Council Meeting Date - Agenda Item Only
RZN-2025-0030: Rezone (2135 E. HUNTSVILLE RD/SCHOBY, 566): Submitted by DONNA AND KEN SCHOBY for
property located at 2135 E. HUNTSVILLE RD. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, 4 UNITS
PER ACRE and contains approximately 0.81 acres. The request is to rezone the property to UN, URBAN
NEIGHBORHOOD.
N/A for Non-Agenda Item
Action Recommendation:
Submitted By
Jonathan Curth DEVELOPMENT REVIEW (630)
Division / Department
8/15/2025
Submitted Date
No
-$
-$
V20221130
Budgeted Item?
Does item have a direct cost?
Is a Budget Adjustment attached?
Total Amended Budget
Expenses (Actual+Encum)
Available Budget
Item Cost
Budget Adjustment
Remaining Budget
-$
-$
No
No -$
-$
TO: Fayetteville Planning Commission
THRU: Jessie Masters, Planning Director
FROM: Donna Wonsower, Senior Planner
MEETING DATE: August 11, 2025
SUBJECT: RZN-2025-0030: Rezone (2135 E. HUNTSVILLE RD/SCHOBY, 566):
Submitted by DONNA AND KEN SCHOBY for property located at 2135 E.
HUNTSVILLE RD. The property is zoned RSF-4, RESIDENTIAL SINGLE-
FAMILY, 4 UNITS PER ACRE and contains approximately 0.81 acres. The
request is to rezone the property to UN, URBAN NEIGHBORHOOD.
RECOMMENDATION:
Staff recommends forwarding RZN-2025-0030 to the City Council with a recommendation of
approval, based on the findings herein.
RECOMMENDED MOTION:
“I move to forward RZN-2025-0030 to the City Council with a recommendation for approval.”
BACKGROUND:
The subject property is located in east Fayetteville at the intersection of E. Huntsville Rd. and S.
Jerry Ave. about 1/3 mile south of Happy Hollow Elementary School. The property contains one
parcel totaling 0.81 acres which is currently developed with a 1,984-square-foot single-family
house constructed in 1984 per the Washington County Assessor. The property is not part of any
zoning overlay or master plan area. Surrounding land uses and zoning are listed in Table 1.
Table 1
Surrounding Land Use and Zoning
Direction Land Use Zoning
North Mixed-Density Residential RMF-24, Residential Multifamily, 24 Units per Acre
CS, Community Services
South Single-Family Residential RSF-4, Residential Single-Family, 4 Units per Acre
East Restaurant C-1, Neighborhood Commercial
West Single-Family Residential RSF-4, Residential Single-Family, 4 Units per Acre
Request: The request is to rezone the subject property from RSF-4, Residential Single-Family,
24 Units per Acre, to UN, Urban Neighborhood.
Public Comment: To date, staff has not received any public comment.
Planning Commission
August 11, 2025
(Schoby)
Page 1 of 16
(UPDATED WITH MEETING RESULTS)
INFRASTRUCTURE AND ENVIRONMENTAL REVIEW:
Streets: The subject area has frontage along E. Huntsville Rd., a fully improved High
Activity Regional Link with asphalt paving, sidewalk, curb and gutter. The subject
area also has frontage along S. Jerry Ave., a partially improved Residential Link
with asphalt paving and open ditches. Any street improvements required in these
areas would be determined at the time of the development proposal.
Water: Public water is available to the subject property. There is an existing 12-inch water
main along E. Huntsville Rd. and an existing 6-inch water main along S. Jerry Ave.
Sewer: Sanitary sewer is available to the subject property. There is an existing 6-inch
sewer main along E. Huntsville Rd. and on the south side of the subject property.
There are known wet weather sewer capacity issues identified in the City’s 2021
Sewer Master Plan that appear in the system approximately 640 linear feet
downstream of this property.
Drainage: No portion of the subject property lies within the Hillside-Hilltop Overlay District or
a FEMA floodplain. Additionally, no protected streams or hydric soils are present
on the subject property. Any improvements or requirements for drainage will be
determined at time of development.
Fire: Station 3, located at 1050 S. Happy Hollow Rd., protects this site. The property is
located approximately 0.4 miles from the fire station with an anticipated drive time
of approximately two minutes using existing streets. The anticipated response time
would be approximately 4.2 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.
Police: The Police Department did not comment on this request.
Tree Preservation:
The proposed zoning district of UN, Urban Neighborhood, requires 15% minimum
canopy preservation. The current zoning district of RSF-4, Residential Single-
Family, 24 Units per Acre, requires 25% 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 a City Neighborhood area.
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.
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.
Planning Commission
August 11, 2025
(Schoby)
Page 2 of 16
CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a ranged score of 6 for
this site with a weighted score of 7. The following elements of the matrix contribute to the score:
• 4 Minute Fire Response (Station #3, 1050 S. Happy Hollow Rd.)
• Near Sewer Main (6-inch main, E. Huntsville Rd. and on property.)
• Near Water Main (12-inch main, E. Huntsville Rd. | 6-inch-main, S. Jerry Ave.)
• Near City Park (White River Park)
• Near ORT Bus Stop (Huntsville & Ray | Huntsville & Crossover)
• Appropriate Future Land Use
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: Staff finds the proposed zoning of UN, Urban
Neighborhood to be compatible with the surrounding area. Land uses in the
immediate vicinity are primarily residential in nature, varying in both form,
lot width, and density. Nonresidential uses are also present nearby and
include Fire Station #3, restaurants and cafes, a gas station, a funeral chapel,
and assorted retail. The uses permitted by right in UN, which include all types
of dwellings as well as some commercial uses such as general business,
offices, and eating places, are directly compatible with the existing land uses
in this area. Staff finds the addition of limited commercial on a corner lot
could be a benefit to the existing residents and that the small size of the lot
and a three-story height limitation is likely to mitigate negative impacts that
could result from larger commercial developments. Additionally, the
property is located on a high-activity regional link (E. Huntsville Rd.) that can
support additional vehicular traffic.
Uses allowed conditionally in UN, including hotels, neighborhood shopping,
and small-scale production, may also be suitable at this site, though any land
uses allowed conditionally would be subject to further review to determine
full compatibility. When compared to the site’s current zoning designation
of RSF-4, UN would allow for a substantial increase in residential density,
however staff finds that this is unlikely to negatively affect the neighborhood
given the small size of the property and relatively limited uses of the
requested district. Additionally, there have been recent successful rezoning
requests in the area which have slowly increased the existing density of the
area and have begun shifting the area to a more mixed-use nature. Staff finds
a rezoning to UN could complement surrounding residential areas and
encourage housing types that could accommodate the demand for walkable
urban living.
While UN would permit narrower and smaller lots than zoning currently
allows (12 feet versus 80 feet for single-family dwellings, 8,000 sf lot size
minimum versus none), staff finds the small size of the parcel and other
design standards such as tree preservation, parking, and access will likely
limit development.
Planning Commission
August 11, 2025
(Schoby)
Page 3 of 16
Land Use Plan Analysis: The proposed zoning is consistent with the
property’s City Plan 2040 Future Land Use Map designation as a City
Neighborhood Area, which encourages the widest spectrum of uses and
encourages density in all housing types, from single family to multi -family,
as well as commercial uses at street intersections and along major corridors.
The UN zoning district would allow for a mix of residential densities that are
urban in form as well as neighborhood-appropriate commercial uses. If the
property were to be redeveloped or subdivided, staff finds that UN would
encourage an environment that is more appealing to pedestrians and would
reduce the visual impact of parking areas. The property has a moderate
weighted infill score of 7 which indicates that the site could accommodate
increased housing density, and the property does not lie within any
environmentally sensitive areas. Rezoning could support Goals #1, #3, and
#6 of City Plan 2040 by making appropriate infill a priority and creating an
opportunity to develop a greater variety of housing that could enable
residents to remain in the neighborhood as their housing needs change. The
commercial opportunities of UN would also promote the creation of
compact, complete, and connected development.
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
Finding: Staff finds that the proposed rezoning from RSF-4 to UN is justified.
Rezoning to UN would allow for infill development that is consistent with the
City’s planning objectives and policies. Multiple recent rezonings to urban
form-based and mixed-use zoning districts in recent years indicate the area
is primed to redevelop in a more urban form. This rezoning would further
contribute to that redevelopment.
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: Rezoning the property to UN has the potential to increase traffic along
adjacent streets. While staff has some concerns about the potential for an
increase in the number of lots fronting E. Huntsville Rd., staff also finds that
UDC 166.08 Access Management Standards allows for regulation of access
and driveway standards with future subdivisions of land that could mitigate
increased traffic hazards. Additionally, the small size of the lot and city
development standards such as tree preservation, drainage, and
landscaping standards are likely to provide a natural limit on the
development potential of the subject area.
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 RSF-4 to UN has the potential to increase
population density, though it is not likely to undesirably increase the load on
public services. The property has access to existing water and sanitary
Planning Commission
August 11, 2025
(Schoby)
Page 4 of 16
sewer infrastructure and is close to other public services. 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-2025-0030 to the City
Council with a recommendation of approval.
________________________________________________________________________
PLANNING COMMISSION ACTION Required YES
Date: August 11, 2025 ❒ Tabled ❒ Forwarded ❒ Denied
Motion:
Second:
Vote:
BUDGET/STAFF IMPACT:
None
ATTACHMENTS:
• Unified Development Code:
o §161.07 – RSF-4, Residential Single-Family, 4 Units per Acre
o §161.37 Urban Neighborhood
• Long Range Planning Memo
• Project Maps
o One Mile Map
o Close-Up Map
o Current Land Use Map
o Future Land Use Map
• Request Letter
Planning Commission
August 11, 2025
(Schoby)
Page 5 of 16
X
GARLOCK
CABE
9-0-0
“I move to forward RZN-2025-0030 to the City Council with
a recommendation for approval.”
161.07 District RSF-4, Residential Single-Family - Four (4) Units Per Acre
(A) Purpose. The RSF-4 Residential District is designed to permit and encourage the development of low density
detached dwellings in suitable environments, as well as to protect existing development of these types.
(B) Uses.
(1) Permitted Uses.
Unit 1 City-wide uses by right
Unit 8 Single-family dwellings
Unit 41 Accessory dwellings
Unit 46 Short-term rentals
(2) Conditional Uses.
Unit 2 City-wide uses by conditional use permit
Unit 3 Public protection and utility facilities
Unit 4 Cultural and recreational facilities
Unit 5 Government facilities
Unit 9 Two-family dwellings
Unit 12a Limited business
Unit 24 Home occupations
Unit 36 Wireless communications facilities
Unit 44 Cluster Housing Development
(C) Density.
Single-family
dwellings
Two (2) family
dwellings
Units per acre 4 or less 7 or less
(D) Bulk and Area Regulations.
Single-family
dwellings
Two (2) family
dwellings
Lot minimum width 70 feet 80 feet
Lot area minimum 8,000 square feet 12,000 square feet
Land area per
dwelling unit
8,000 square feet 6,000 square feet
Hillside Overlay
District Lot
minimum width
60 feet 70 feet
Hillside Overlay
District Lot
area minimum
8,000 square feet 12,000 square feet
Land area per
dwelling unit
8,000 square feet 6,000 square feet
Planning Commission
August 11, 2025
(Schoby)
Page 6 of 16
(E) Setback Requirements.
Front Side Rear
15 feet 5 feet 15 feet
(F) Building Height Regulations.
Building Height Maximum 3 stories
(G) Building Area. On any lot the area occupied by all buildings shall not exceed 40% of the total area of such lot.
Accessory ground mounted solar energy systems shall not be considered buildings.
(Code 1991, §160.031; Ord. No. 4100, §2 (Ex. A), 6-16-98; Ord. No. 4178, 8-31-99; Ord. No. 4858, 4-18-06; Ord. No.
5028, 6-19-07; Ord. No. 5128, 4-15-08; Ord. No. 5224, 3-3-09; Ord. No. 5312, 4-20-10; Ord. No. 5462, 12-6-11; Ord.
No. 5921, §1, 11-1-16; Ord. No. 5945, §8, 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)
Editor's note(s)—Ord. No. 6820, §1, adopted December 4, 2024, determines that Ordinance 6427 (Sunset Clause),
Ordinance 6625 (extending Sunset Clause) and Ordinance 6710 (extending the 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 July 1, 2025 at 7:00 p.m. unless prior to that time and
date the City Council amends this ordinance to repeal or further amend this sunset, repea l and termination
section.
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 places
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
Planning Commission
August 11, 2025
(Schoby)
Page 7 of 16
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 goods
Unit 36 Wireless communication facilities
Unit 45 Small scale production
(C) Density. None.
(D) Bulk and Area Regulations.
(1) Lot Width Minimum.
All dwellings 12 feet
All other uses 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.
(Ord. No. 6830, §1(Exh. A), 1-7-25)
Planning Commission
August 11, 2025
(Schoby)
Page 8 of 16
TO: Donna Wonsower, Senior Planner
FROM: Kylee Cole, Long Range & Preservation Planner
MEETING DATE: August 11, 2025
SUBJECT: Long Range Planning Comments Regarding RZN-2025-0030
RECOMMENDATION:
Advisory Only: Property owner and/or applicant should consult with Long Range & Preservation
Planner prior to demolition or alteration of historic structures to capture photo documentation.
Documentation of historic resources is an effective way to mitigate against the loss of historic
structures when regulatory tools are not available.
BACKGROUND:
The applicant requests to rezone approximately 0.81 acres from RSF-4, Residential Single-
Family, Four Units per Acre to UN, Urban Neighborhood. Two long range planning documents
are relevant when evaluating this request: City Plan 2040 and the Heritage & Historic
Preservation Plan.
City Plan 2040 (2020):
• 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)
• 3.6.1 - Increase housing choices by encouraging a mixture of housing types and sizes
dispersed throughout the city and in proximity to transit and active transportation
networks. (p.44)
Heritage & Historic Preservation Plan (2023):
The City’s Heritage & Historic Preservation Plan was initiated by City Plan 2040.
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
Ordinance
Pass an ordinance to allow for the review of proposed demolitions
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
Engagement:
Transparency
Publish information about historic preservation reviews and
demolitions of historic properties to increase transparency.
DISCUSSION:
From a historic perspective, the request is appropriate as UN would provide options for mixed-
use development with a 0-25’ build-to zone, which aligns with historic patterns along a regional
link.
Property History:
The property contains a single-family dwelling constructed ca. 1936, according to the County
Assessors Records. This represents a unique Ozark Giraffe style residence, a style becoming
increasingly rare in Fayetteville. This particular example combines details commonly seen in
Tudor Revival style architecture, like the steeply gabled entry, prominent chimney, and catslide
on the left roof slope.
ATTACHMENTS:
1965 Aerial Imagery
Aerial imagery prior to 1965 does not include the subject area.
H U N T S V I L L E R D
CROSSOVER
RD
A
R
M
S
T
R
O
N
G
A
V
E
STONE
BRIDGE
R
D
HAPPY
HOLLOW
RD
WYMAN RD
1 5 T H S T
RMF-24
RSF-4
R-A
I-1
R-O
C-1
I-2
C-2
RPZD
P-1
RI-U
NC
CS
MSC
UT
RSF-8
Neighborhood Link
Regional Link - High Activity
Unclassified
Alley
Residential Link
Planned Neighborhood Link
Shared-Use Paved Trail
Trail (Proposed)
Fayetteville City Limits
Planning Area
One Mile View
RZN-2025-0030 2135 E. HUNTSVILLE RD N
0 0.25 0.50.13 Miles
Planning Area
Fayetteville City Limits
Subject Property
Planning Commission
August 11, 2025
(Schoby)
Page 11 of 16
Proposed UN
J
E
R
R
Y
A
V
E
JA
G
G
E
R
L
N
CH
E
R
R
Y
L
N
DOCKERY
LN
LEE ST
HELEN ST
HUNTSVILLE RD
RI-12
RMF-24
C-1
RSF-4
RSF-7
R-A
NS-L
RSF-8
RI-U
CS
NS-G
Regional Link - High Activity
Residential Link
Trail (Proposed)
Planning Area
Fayetteville City Limits
Close Up View
RZN-2025-0030 2135 E. HUNTSVILLE RD
N
0 150 300 450 60075
Feet
Subject Property
Zone Proposed
RSF-4
UN
0.0
0.8
Total 0.8 ac1:2,400
Current
0.8
0.0
Planning Commission
August 11, 2025
(Schoby)
Page 12 of 16
RA
Y
A
V
E
HUNTSVILLE RD
Regional Link - High Activity
Unclassified
Residential Link
Trail (Proposed)
Planning Area
Fayetteville City Limits
Current Land Use
RZN-2025-0030 2135 E. HUNTSVILLE RD N
0 225 450 675 900112.5
Feet
Subject Property
Multi-Family Residential
Mixed Use
Mixed Use
1:3,600
Single-Family Residential
and Undeveloped
Planning Commission
August 11, 2025
(Schoby)
Page 13 of 16
City
Neighborhood
Civic
Institutional
Industrial
Natural
Residential
Neighborhood
HUNT S V I L L E R D
CROSSOVER
RD
A
R
M
S
T
R
O
N
G
A
V
E
STO
N
E
BRIDG
E
R
D
HAPPY
HOLLOW
RD
WYMAN RD
15T H S T
Neighborhood Link
Regional Link - High Activity
Unclassified
Alley
Residential Link
Planned Neighborhood Link
Planning Area
Fayetteville City Limits
Trail (Proposed)
City Neighborhood
Civic Institutional
Civic and Private Open Space
Industrial
Natural
Non-Municipal Government
Residential Neighborhood
Rural Residential
Urban Center
Future Land Use
RZN-2025-0030 2135 E. HUNTSVILLE RD N
0 610 1,220 1,830 2,440305
Feet
Subject Property
1:10,000
Planning Commission
August 11, 2025
(Schoby)
Page 14 of 16
Statement of Compatibility and Impact Regarding Proposed Rezoning
2135 E Huntsville Rd, Fayetteville, AR 72701
The proposed rezoning to Urban Neighborhood is compatible with the surrounding properties and
land uses due to its alignment with the existing development patterns and the long-term vision for
Fayetteville. The rezoning reflects a logical transition in land use that supports orderly growth,
enhances the character of the neighborhood, and addresses current market demands. The
rezoning will not be unreasonable or conflict with surrounding land uses. It would complement the
current land use in this area. It would be expected to enhance property values and improve the
functionality of the area through improved infrastructure, better land utilization and increased
opportunities for housing or business development in accordance with community needs. In
summary, the proposed rezoning supports compatible development, respects existing land uses,
and promotes a balanced and sustainable land use pattern within the surrounding community.
Planning Commission
August 11, 2025
(Schoby)
Page 15 of 16
July 18, 2025
To Whom It May Concern,
The concerns regarding the potential impact on 2135 E Huntsville Rd regarding street
access.
There are no plans to change the features of the driveway.
Thank you,
Donna Schoby
Homeowner
Reviewed by:
Donna Wonsower, Planner
Development Services
APPROVED
Planning Commission
August 11, 2025
(Schoby)
Page 16 of 16
Form vl.55
NV\
DECEIVE
D(A9/02/2025
InedZa
CITY OF FAYET"EVILLE
CITY CLERKS OFFICE
Account#: NWCL5004205
Company: CITY OF FAYETTEVILLE-CLERKS OFFI
113 W MOUNTAIN
FAYETTEVILLE, AR 72701
Ad number#: 537089
PO #:
Matter of: ORD 6905
AFFIDAVIT•STATE OF ARKANSAS
I, Maria Hernandez-Lopez ,do solemnly swear that I am the Legal Clerk of the NWA Democrat Gazette,a daily
newspaper printed and published in WASHINGTON/BENTON 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 6905
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$85.12.
(Includes$0.00 Affidavit Charge).
NWA Democrat Gazette 09/07/25;NWA nwaonline.com 09/07/25
J Legal Cler
State of ARKANSAS,County of Sebastian
'•
Subscribed and sworn to before me on this 8th day of September,2025 _ ,�
J_
7- 3
NO UBLIC
ORDINANCE:6905
File Number: 2025-1509
AN ORDINANCE TO REZONE
THE PROPERTY DESCRIBED IN
REZONING PETITION RZN 2025-
30 FOR APPROXIMATELY 0.81
ACRES LOCATED AT 2135 EAST
HUNTSVILLE ROAD IN WARD 1
FROM RSF-4,RESIDENTIAL SIN-
GLE-FAMILY,4 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 Coun-
cil of the City of Fayetteville,
Arkansas hereby changes the
zone classification of the prop-
erty shown on the map(Exhibit
A)and the legal description(Ex-
hibit 8) both attached to the
Planning Department's Agenda
Memo from RSF-4,Residential
Single-Family,4 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
September 2,2025
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:$85.12
September 7,2025 537089