HomeMy WebLinkAboutOrdinance 6969Page 1
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
Ordinance: 6969
File Number: 2026-101
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2025-63
FOR APPROXIMATELY 0.40 ACRES LOCATED AT 1090 SOUTH WASHINGTON AVENUE IN WARD 1
FROM NC, NEIGHBORHOOD CONSERVATION TO RI-U, RESIDENTIAL INTERMEDIATE-URBAN
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 NC, Neighborhood Conservation to RI-U, Residential Intermediate-Urban.
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 February 3, 2026
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: $ 86.86.64
Waxflower –Wood Connector
Proposed
RI-U
Proposed
RI-U
WASHIN
G
TON
AV
E
CO
L
L
E
G
E
A
V
E
13TH ST
10TH ST BEE
BA
LM
A
VE
11TH ST
13TH ST
9TH ST
12TH ST
WA
XFL
OWER
A
V
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12TH PL
13TH PL
P-1
DG
NC
RSF-18
NS-L
RI-U
Unclassified
Residential Link
Trail (Proposed)
Planning Area
Fayetteville City Limits
Close Up View
RZN-2025-0063 1090 S. WASHINGTON AVE
N
0 150 300 450 60075
Feet
Subject Property
Zone Proposed
NC
RI-U
0.0
0.4
Total 0.4 ac1:2,400
Current
0.4
0.0
RZN-2025-0063
EXHIBIT A
RZN-2025-0063
EXHIBIT B
South half (½) of Lots Twenty-six (26) and Thirty One (31), and all of Lots Twenty-seven (27),
Twenty-eight (28), Twenty-nine (29) and Thirty (30), in Block Numbered Three (3) in Glenwood
Park Addition to the City of Fayetteville, as designated upon the recorded plat of said Addition
on file in the office of the Circuit Clerk and Ex-Officio Recorder of Washington County,
Arkansas. (Commonly known as 1090 South Washington Ave., Fayetteville, Arkansas)
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
2026-101
Item ID
2/3/2026
City Council Meeting Date - Agenda Item Only
RZN-2025-0063: Rezoning (1090 S. WASHINGTON AVE/HORNBACK REVOCABLE TRUST, 563): Submitted by WESLEY
BATES for property located at 1090 S. WASHINGTON AVE. in WARD 1. The property is zoned NC, NEIGHBORHOOD
CONSERVATION and contains approximately 0.40 acres. The request is to rezone the property to RI-U, RESIDENTIAL
INTERMEDIATE-URBAN.
N/A for Non-Agenda Item
Action Recommendation:
Submitted By
Jonathan Curth DEVELOPMENT REVIEW (630)
Division / Department
1/13/2026
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 -$
-$
Page 1
City of Fayetteville, Arkansas
Legislation Text
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
File #: 2026-101
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION
RZN 2025-63 FOR APPROXIMATELY 0.40 ACRES LOCATED AT 1090 SOUTH
WASHINGTON AVENUE IN WARD 1 FROM NC, NEIGHBORHOOD CONSERVATION TO
RI-U, RESIDENTIAL INTERMEDIATE-URBAN
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 NC, Neighborhood Conservation to RI-U,
Residential Intermediate-Urban.
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.
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
CITY COUNCIL MEMO
2026-101
MEETING OF FEBRUARY 3, 2026
TO: Mayor Rawn and City Council
THROUGH: Keith Macedo, Chief of Staff
Jonathan Curth, Development Services Director
Jessica Masters, Planning Director
FROM: Donna Wonsower, Senior Planner
SUBJECT: RZN-2025-0063: Rezoning (1090 S. WASHINGTON AVE/HORNBACK REVOCABLE
TRUST, 563): Submitted by WESLEY BATES for property located at 1090 S.
WASHINGTON AVE. in WARD 1. The property is zoned NC, NEIGHBORHOOD
CONSERVATION and contains approximately 0.40 acres. The request is to rezone the
property to RI-U, RESIDENTIAL INTERMEDIATE-URBAN.
RECOMMENDATION:
City Planning staff and the Planning Commission recommend approval of a request to rezone the subject
property as described and shown in the attached Exhibits ‘A’ and ‘B’.
BACKGROUND:
The subject property is in south Fayetteville approximately 400 feet east of Walker Park at the intersection of
S. Washington Ave. and E. 11th St. The subject area contains 0.40 acres composed of one parcel which is
bisected by a 20-foot-wide unimproved alley right-of-way. The parcel has been constructed with an 826
square-foot single-family dwelling constructed in 1941. The property is partially encumbered by hydric soils and
is located within the Walker Park Master Plan area.
Request: The request is to rezone the subject property from NC, Neighborhood Conservation to RI-U,
Residential Intermediate-Urban.
Public Comment: Staff did not receive any public comment relating to the rezoning request.
Land Use Compatibility: The subject property is primarily surrounded by single-family homes with relatively
small lot sizes. Additionally, there are a high number of two-, three-, and four-family dwellings in the immediate
vicinity and a 9-unit cluster housing court directly south of the subject area. The presence of existing alley right-
of-way on the property, albeit unimproved, offers opportunities for alley-oriented development in line with
recent ordinance changes, and existing alley-loaded development is present in the vicinity. RI-U permits a mix
of low-intensity residential types with no maximum density, including up to four-unit buildings, but maintains a
minimum lot width of 18 feet. That said, staff finds that parking, drainage, tree preservation and other
requirements will likely limit the development potential of the parcel.
A rezoning to RI-U could support a broader range of housing types in an area experiencing increased demand
for housing within close proximity to services such as Walker Park and a smaller unnamed park within Willow
Bend, the Fayetteville Senior Center, Razorback Greenway, transit stops, churches and other nonresidential
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
amenities. While NC and RI-U allow similar uses, RI-U permits more housing types with smaller lot size
requirements, encouraging compatible infill development without disrupting neighborhood scale.
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 RI-U 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 7 with a weighted score of 8, indicating it is a suitable location for infill
development. The property fronts onto S. Washington, Ave., a marked shared roadway which connects into
public trails and the Razorback Greenway, and which would enable residents to utilize alternative means of
transportation. Infill in this area could help support Goals 1 and 3 by promoting moderate infill in an area that is
highly walkable and near transit routes.
The subject property is included in the Walker Park Neighborhood Plan. The request for RI-U is appropriate
given the Neighborhood Plan’s vision for housing variety. The Walker Park Neighborhood Plan acknowledges
the “predominately single-family nature of the interior of the neighborhood.” A large swathe of primarily single-
family zoned property is located roughly between E. 7th St. to E. 15th St. RI-U offers increased housing
flexibility, which aligns with both the goals of the Walker Park Plan and City Plan 2040, without inserting any
potential by-right commercial uses that were not envisioned for the neighborhood and may not be compatible
at this time.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score of 7 for this site. The
following elements of the matrix contribute to the score:
1. Adequate Fire Response (Station 1, 303 W. Center St.)
2. Near Sewer Main (8”, S. Washington Ave)
3. Near Water Main (6”, S. Washington Ave. | 8”, E. 11th St.)
4. Near City Park (Walker Park)
5. Near Paved Trail (Walker Park | Waxflower – Wood Connector)
6. Near ORT Bus Stop (College at Senior Center and Walker Park)
7. Within Master Plan Area (Walker Park Master Plan)
DISCUSSION:
At the January 12, 2026 Planning Commission meeting, a vote of 7-0-0 forwarded the request to City Council
with a recommendation of approval. Commissioner Madden had questions regarding the existing alley right-of-
way adjacent to the property and what improvements could be required to those alleys. Staff clarified
improvements would be dependent on the proposed development and its associated impact. There was no
other discussion and no members of the public spoke at the meeting.
BUDGET/STAFF IMPACT:
NA
ATTACHMENTS: 3. Staff Review Form, 4. Exhibit A, 5. Exhibit B, 6. Staff Report
TO: Fayetteville Planning Commission
THRU: Jessie Masters, Planning Director
FROM: Donna Wonsower, Senior Planner
MEETING DATE: January 12, 2026
SUBJECT: RZN-2025-0063: Rezoning (1090 S. WASHINGTON AVE/HORNBACK
REVOCABLE TRUST, 563): Submitted by WESLEY BATES for property
located at 1090 S. WASHINGTON AVE. The property is zoned NC,
NEIGHBORHOOD CONSERVATION and contains approximately 0.40
acres. The request is to rezone the property to RI-U, RESIDENTIAL
INTERMEDIATE-URBAN.
RECOMMENDATION:
Staff recommends forwarding RZN-2025-0063 to City Council with a recommendation of
approval.”
RECOMMENDED MOTION:
“I move to forward RZN-2025-0063 to City Council with a recommendation of approval.”
BACKGROUND:
The subject property is in south Fayetteville approximately 400 feet east of Walker Park at the
intersection of S. Washington Ave. and E. 11th St. The subject area contains 0.40 acres composed
of one parcel which is bisected by a 20-foot-wide unimproved alley right-of-way. The parcel has
been constructed with an 826 square-foot single-family dwelling constructed in 1941. The property
is partially encumbered by hydric soils and is located within the Walker Park Master Plan area.
Surrounding land uses and zoning are depicted in Table 1.
Table 1:
Surrounding Land Uses and Zoning
Direction Land Use Zoning
North Single-Family Residential and
Undeveloped NC, Neighborhood Conservation
South Single-Family Residential and
Undeveloped RI-U, Residential Intermediate-Urban
East Single-Family Residential RSF-18, Residential Single-Family, 18 Units per Acre
West Single-Family Residential NC, Neighborhood Conservation
Request: The request is to rezone the subject property from NC, Neighborhood Conservation to
RI-U, Residential Intermediate-Urban.
Public Comment: Staff has not received any public comment at this time.
Planning Commission
January 12, 2026
RZN-2025-0063 (HORNBACK REVOCABLE TRUST)
Page 1 of 16
(UPDATED WITH MEETING RESULTS)
INFRASTRUCTURE AND ENVIRONMENTAL REVIEW:
Streets: The subject area has a road frontage along S. Washington Ave. and E. 11 th St.,
both partially improved residential links 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 area. There is an existing 8-inch water main
along E. 11th St. and an existing 6-inch water main along S. Washington Ave.
Sewer: Sanitary sewer is available to the subject area. There is an existing 8-inch sewer
main along S. Washington Ave. There are known wet weather sewer capacity
issues identified in the City’s 2025 Sewer Master Plan that appear in the system
675 feet south of this property.
Drainage: No portion of the property lies with the Hillside-Hilltop Overlay District or FEMA
floodplain, and no protected streams are present in the subject area. Hydric soils
are present on the property. Hydric soils are a known indicator of wetlands.
However, for an area to be classified as wetlands, it may also need other
characteristics such as hydrophytes (plants that grow in water), and shallow water
during parts of the year. Hydric Soils can be found across many areas of
Fayetteville, including valleys, floodplains, and open prairies. It’s important to
identify these natural resources during development, so when these soils are
identified on a property, further environmental studies will be required at the time
of development. Before permits will be issued for the property a statement/report
from an environmental professional must be provided summarizing the existence
of wetlands on the property. If this statement/report indicates that wetlands may
be present on site, a USACE Determination of Jurisdictional Wetlands will be
required at the time of development submittal.
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 1.1 miles from the fire station with an anticipated drive time of
approximately 4 minutes using existing streets. The anticipated response time
would be approximately 6.2 minutes. Fire Department response time is calculated
based on the drive time plus 1 minute for dispatch and 1.2 minutes for turn-out
time. Within the City Limits, the Fayetteville Fire Department has a response time
goal of 6 minutes for an engine and 8 minutes for a ladder truck.
Police: The Police Department did not comment on this request.
Tree Preservation:
The proposed zoning district, RI-U, Residential Intermediate-Urban requires 15%
minimum canopy preservation. The current zoning district, NC, Neighborhood
Conservation requires 20% minimum canopy preservation.
CITY PLAN 2040 FUTURE LAND USE PLAN: The City Plan 2040 Future Land Use Plan
designates the property within the proposed rezone as Residential Neighborhood.
Planning Commission
January 12, 2026
RZN-2025-0063 (HORNBACK REVOCABLE TRUST)
Page 2 of 16
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 7 for this site
with a weighted score of 8. The following elements of the matrix contribute to the score:
• Adequate Fire Response (Station 1, 303 W. Center St.)
• Near Sewer Main (8”, S. Washington Ave)
• Near Water Main (6”, S. Washington Ave. | 8”, E. 11th St.)
• Near City Park (Walker Park)
• Near Paved Trail (Walker Park | Waxflower – Wood Connector)
• Near ORT Bus Stop (College at Senior Center and Walker Park)
• Within Master Plan Area (Walker Park Master Plan)
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: The subject property is primarily surrounded by
single-family homes with relatively small lot sizes. Additionally, there are a
high number of two-, three-, and four-family dwellings in the immediate
vicinity and a 9-unit cluster housing court directly south of the subject area.
The presence of existing alley right-of-way on the property, albeit
unimproved, offers opportunities for alley-oriented development in line with
recent ordinance changes, and existing alley-loaded development is present
in the vicinity. RI-U permits a mix of low-intensity residential types with no
maximum density, including up to four-unit buildings, but maintains a
minimum lot width of 18 feet. That said, staff finds that parking, drainage,
tree preservation and other requirements will likely limit the development
potential of the parcel.
A rezoning to RI-U could support a broader range of housing types in an area
experiencing increased demand for housing within close proximity to
services such as Walker Park and a smaller unnamed park within Willow
Bend, the Fayetteville Senior Center, Razorback Greenway, transit stops,
churches and other nonresidential amenities. While NC and RI-U allow
similar uses, RI-U permits more housing types with smaller lot size
requirements, encouraging compatible infill development without disrupting
neighborhood scale.
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 RI-U 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 7 with a
Planning Commission
January 12, 2026
RZN-2025-0063 (HORNBACK REVOCABLE TRUST)
Page 3 of 16
weighted score of 8, indicating it is a suitable location for infill development.
The property fronts onto S. Washington, Ave., a marked shared roadway
which connects into public trails and the Razorback Greenway, and which
would enable residents to utilize alternative means of transportation. Infill in
this area could help support Goals 1 and 3 by promoting moderate infill in
an area that is highly walkable and near transit routes.
The subject property is included in the Walker Park Neighborhood Plan. The
request for RI-U is appropriate given the Neighborhood Plan’s vision for
housing variety. The Walker Park Neighborhood Plan acknowledges the
“predominately single-family nature of the interior of the neighborhood.” A
large swathe of primarily single-family zoned property is located roughly
between E. 7th St. to E. 15th St. RI-U offers increased housing flexibility,
which aligns with both the goals of the Walker Park Plan and City Plan 2040,
without inserting any potential by-right commercial uses that were not
envisioned for the neighborhood and may not be compatible at this time.
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
Finding: Staff finds there is justification to rezone the property from NC to RI-U. A
rezoning to RI-U would permit the development of more units which could
be subdivided onto individual lots, potentially enabling homeownership of
smaller, more attainable dwelling units in an area of town with a relatively
high concentration of services, amenities, and employment opportunities.
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 RI-U is not likely to create or
appreciable increase traffic danger and congestion since the subject
property is relatively small. RI-U would also permit alley-oriented
development in line with recent code changes. 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 NC to RI-U has the potential to alter the
population density when considering that RI-U has no set density limitation.
However, given the presence of existing public infrastructure, the presence
of nearby trails and other bike infrastructure, and proximity to nonresidential
services such as the Senior Center, churches, transit stops, and parks, staff
finds that the proposed rezoning is not likely to increase the load on public
services to an undesirable degree. While there are known wet weather sewer
capacity issues identified in the City’s 2021 Sewer Master Plan that appear
in the system approximately 675 linear feet downstream of this property, the
small size of the property is also likely to naturally limit the development
capacity of the parcel. Any street improvements required in this area would
Planning Commission
January 12, 2026
RZN-2025-0063 (HORNBACK REVOCABLE TRUST)
Page 4 of 16
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 RZN-2024-0063 be forwarded to City
Council with a recommendation of approval.
________________________________________________________________________
PLANNING COMMISSION ACTION: Required YES
Date: January 12, 2026 ❒ Tabled ❒ Forwarded ❒ Denied
Motion:
Second:
Vote:
BUDGET/STAFF IMPACT:
None
ATTACHMENTS:
• Project Maps
o One Mile Map
o Close-Up Map
o Current Land Use Map
o Future Land Use Map
• Unified Development Code
o §161.29 District NC, Neighborhood Conservation
o §161.12 District RI-U, Residential Intermediate – Urban
• Long-Range Planning Memo
• Request Letter
Planning Commission
January 12, 2026
RZN-2025-0063 (HORNBACK REVOCABLE TRUST)
Page 5 of 16
WERNER
CASTIN
7-0-0
“I move to forward RZN-2025-0063 to City Council with a recommendation
of approval.”
X
HUNTSVILLE RD
HUNTSVILLERD
SCHOOL
AVE
MARTIN LUTHER
KING JR BLVD
15TH ST
NELSON
HACKETTBLVD MI
L
L
AV
E
19TH ST
MO
R
N
I
N
G
S
I
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RMF-24
RSF-4
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RPZD
RSF-8
P-1
MSC
DG
CS NC
R-AUC
Regional Link
Neighborhood Link
Regional Link - High Activity
Urban Center
Unclassified
Alley
Residential Link
Planned Neighborhood Link
Shared-Use Paved Trail
Trail (Proposed)
Design Overlay District
Fayetteville City Limits
Planning Area
One Mile View
RZN-2025-0063 1090 S. WASHINGTON AVE N
0 0.25 0.50.13 Miles
Planning Area
Fayetteville City Limits
Subject Property
Planning Commission
January 12, 2026
RZN-2025-0063 (HORNBACK REVOCABLE TRUST)
Page 6 of 16
Waxflower –Wood Connector
Proposed
RI-U
Proposed
RI-U
WASHIN
G
TON
AV
E
CO
L
L
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G
E
A
V
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13TH ST
10TH ST BEE
BA
LM
A
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11TH ST
13TH ST
9TH ST
12TH ST
WA
XFL
OWER
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12TH PL
13TH PL
P-1
DG
NC
RSF-18
NS-L
RI-U
Unclassified
Residential Link
Trail (Proposed)
Planning Area
Fayetteville City Limits
Close Up View
RZN-2025-0063 1090 S. WASHINGTON AVE
N
0 150 300 450 60075
Feet
Subject Property
Zone Proposed
NC
RI-U
0.0
0.4
Total 0.4 ac1:2,400
Current
0.4
0.0
Planning Commission
January 12, 2026
RZN-2025-0063 (HORNBACK REVOCABLE TRUST)
Page 7 of 16
13TH ST
CO
L
L
E
G
E
A
V
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WASHINGTON
AVE
MCCLINTON ST
WO
O
D
A
V
E
2025 Imagery | EagleView Technologies | Surdex Corporation
Unclassified
Alley
Residential Link
Trail (Proposed)
Planning Area
Fayetteville City Limits
Current Land Use
RZN-2025-0063 1090 S. WASHINGTON AVE N
0 225 450 675 900112.5
Feet
Subject Property
Multi-Family Residential
Multi-Family Residential
City of Fayetteville
Walker Park
Single-Family Residential
1:3,600
Planning Commission
January 12, 2026
RZN-2025-0063 (HORNBACK REVOCABLE TRUST)
Page 8 of 16
City
Neighborhood
Civic and
Private
Open Space
Industrial
Natural
Non-Municipal
Government
Residential
Neighborhood
Rural
Residential
HUNTSVILLE RD
HUNTSVILLERD
SCHOOL
AVE
MARTIN LUTHER
KING JR BLVD
15TH ST
NELSON
HACKETTBLVD
MI
L
L
AV
E
MORNINGSIDE
DR
Regional Link
Neighborhood Link
Regional Link - High Activity
Urban Center
Unclassified
Alley
Residential Link
Planned Neighborhood Link
Planning Area
Fayetteville City Limits
Trail (Proposed)
Design Overlay District
City Neighborhood
Civic Institutional
Civic and Private Open Space
Industrial
Natural
Non-Municipal Government
Residential Neighborhood
Rural Residential
Urban Center
Future Land Use
RZN-2025-0063 1090 S. WASHINGTON AVE N
0 610 1,220 1,830 2,440305
Feet
Subject Property
1:10,000
Planning Commission
January 12, 2026
RZN-2025-0063 (HORNBACK REVOCABLE TRUST)
Page 9 of 16
161.12 District RI-U, Residential Intermediate - Urban
(A) Purpose. The RI-U Residential District is designed to permit and encourage the development of detached and
attached dwellings in suitable environments, to provide a range of housing types compatible in scale with
single-family homes and to encourage a diversity of housing types to meet demand for walkable urban living.
(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 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 12a Limited business
Unit 24 Home occupations
Unit 26 Multi-family dwellings
Unit 36 Wireless communications facilities
Unit 48 Private dormitories
(C) Density. None.
(D) Bulk and Area Regulations.
Dwelling
(all types)
Lot width minimum 18 feet
Lot area minimum None
(E) Setback Requirements.
Front Side Other
Uses
Side Single
& Two (2)
Family
Rear Other
Uses
Rear, from
centerline
of an alley
A build-to zone that is
located between the front
property, line and a line
25 feet from the front
property line.
None 5 feet 5 feet 12 feet
Planning Commission
January 12, 2026
RZN-2025-0063 (HORNBACK REVOCABLE TRUST)
Page 10 of 16
(F) Building Height Regulations.
Building height maximum 2 stories/3 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. Buildings or portions
of the building set back greater than 10 feet from the master street plan right-of-way shall have a maximum
height of three (3) stories.
(G) Building Area. The area occupied by all buildings shall not exceed 60% of the total lot area. Accessory ground
mounted solar energy systems shall not be considered buildings.
(H) Minimum Buildable Street Frontage. 50% of the lot width.
(Ord. No. 5945, §5(Exh. A), 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. 6879, §2, 5-20-25)
Editor's note(s)—Ord. No. 6888, §1, adopted June 17, 2025 determines that Ordinance 6427 (Sunset Clause),
Ordinance 6625 (extending Sunset Clause), Ordinance 6710 (extending the Sunset Clause), and Ordinance
6820 (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
November 30, 2025 unless prior to that time and date the City Council amends this ordinance to repeal or
further amend this sunset, repeal and termination section.
161.29 Neighborhood Conservation
Planning Commission
January 12, 2026
RZN-2025-0063 (HORNBACK REVOCABLE TRUST)
Page 11 of 16
(A) Purpose. The Neighborhood Conservation zone has the least activity and a lower density than the other
zones. Although Neighborhood Conservation is the most purely residential zone, it can have some mix of
uses, such as civic buildings. Neighborhood Conservation serves to promote and protect neighborhood
character. For the purposes of Chapter 96: Noise Control, the Neighborhood Conservation district is a
residential zone.
(B) Uses.
(1) Permitted Uses.
Unit 1 City-wide uses by right
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 9 Two (2) family dwellings
Unit 10 Three (3) and four (4) family dwellings
Unit 12a Limited business*
Unit 24 Home occupations
Unit 25 Offices, studios, and related services
Unit 28 Center for collecting recyclable materials
Unit 36 Wireless communication facilities
Unit 44 Cluster Housing Development
(C) Density. Ten (10) Units Per Acre.
(D) Bulk and Area Regulations.
(1) Lot Width Minimum.
All dwelling types 40 feet
(2) Lot Area Minimum. 4,000 square feet
(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 5 feet
Rear 5 feet
Rear, from center line of an alley 12 feet
(F) Building Height Regulations.
Planning Commission
January 12, 2026
RZN-2025-0063 (HORNBACK REVOCABLE TRUST)
Page 12 of 16
Building Height Maximum 3 stories
(Ord. No. 5128, 4-15-08; 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, 7—9, 1-17-17; Ord. No.
6015, §1(Exh. A), 11-21-17; Ord. No. 6211, §1, 8-6-19; Ord. No. 6427, §§1(Exh. C), 2, 4-20-21)
Editor's note(s)—Ord. No. 6888, §1, adopted June 17, 2025 determines that Ordinance 6427 (Sunset Clause),
Ordinance 6625 (extending Sunset Clause), Ordinance 6710 (extending the Sunset Clause), and Ordinance
6820 (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
November 30, 2025 unless prior to that time and date the City Council amends this ordinance to repeal or
further amend this sunset, repeal and termination section.
Planning Commission
January 12, 2026
RZN-2025-0063 (HORNBACK REVOCABLE TRUST)
Page 13 of 16
TO: Donna Wonsower, Senior Planner
FROM: Kylee Cole, Long Range & Preservation Planner
MEETING DATE: January 12, 2026
SUBJECT: Long Range Planning Comments Regarding RZN-2025-0063
BACKGROUND:
The applicant requests to rezone approximately 0.40 acres from NC, Neighborhood
Conservation to RI-U, Residential Intermediate - Urban. Two long range planning documents
are relevant when evaluating this request: City Plan 2040 and the Walker Park Neighborhood
Plan.
City Plan 2040 (2020):
City Plan 2040 includes several relevant plan goals and objectives:
• 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 6 – We will create opportunities for attainable housing.
o 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.45)
On its adoption in early 2020, City Plan 2040 carried forward goals from prior comprehensive
plans and organized them into six primary goals. The goals were meant to focus the City’s
efforts on appropriate infill that furthers a variety of transportation options, supports the creation
of attainable housing, and limits the amount of land consumed by development on the City’s
periphery, often termed “suburban sprawl”.
Walker Park Neighborhood Plan (2008):
Adopted in February 2008, the Walker Park Neighborhood Plan outlined four guiding principles,
of which one is relevant to this request:
1. Balance of Uses and Housing
DISCUSSION:
City Plan 2040 and Future Land Use Plan:
This area is designated as a Residential Neighborhood area, which are “primarily residential in
nature and support a wide variety of housing types of appropriate scale and context.” 1 The request
aligns with this designation by increasing the variety of housing types permitted from just single -
family to include two-, three-, and four-family housing. The RI-U district would also allow the
incorporation of some non-residential uses by conditional use like Limited Business (Use Unit
12a).
1 City Plan 2040, 128.
Planning Commission
January 12, 2026
RZN-2025-0063 (HORNBACK REVOCABLE TRUST)
Page 14 of 16
Walker Park Neighborhood Plan:
The subject property is included in the Walker Park Neighborhood Plan. The request for RI-U is
appropriate given the Neighborhood Plan’s vision for housing variety. The Walker Park
Neighborhood Plan acknowledges the “predominately single-family nature of the interior of the
neighborhood.”2 A large swathe of primarily single-family zoned property is located roughly
between E. 7th St. to E. 15th St. RI-U offers increased housing flexibility, which aligns with both
the goals of the Walker Park Plan and City Plan 2040, without inserting any potential by-right
commercial uses that were not envisioned for the neighborhood and may not be compatible at
this time.
Property History:
The subject properties contains a single-family dwelling constructed ca. 1941, according to
Washington County Tax Assessor records. The property is of historic age, but does not retain
it’s integrity of design or materials and is not eligible for the state or National Register of Historic
Places. The property is not within a local historic district.
2 Walker Park Neighborhood Plan, 18.
Planning Commission
January 12, 2026
RZN-2025-0063 (HORNBACK REVOCABLE TRUST)
Page 15 of 16
To: Fayetteville Planning Commission
From: Wes Bates
Re: Rezoning Request – 1090 S Washington Ave (NC → RI-U)
Date: 11-11-2025
Dear Commissioners,
I am requesting a rezoning for the property located at 1090 S Washington Ave from
Neighborhood Conservation (NC) to Residential Intermediate-Urban (RI-U). The property is
currently zoned for single-family use, but the lot size and existing structure make it well-suited
for the type of gentle residential infill envisioned by the City Plan.
The goal of this rezoning is to add additional housing options to the neighborhood by allowing
flexibility for small-scale residential development while maintaining the existing neighborhood
character.
Statement of Compatibility
The proposed RI-U zoning is compatible with the surrounding context and consistent with the
city’s goals for infill development and attainable housing. There is already RI-U zoning directly
across the street, and this rezoning would create a logical continuation of that existing pattern.
The RI-U district allows for a modest increase in residential density while maintaining the form
and scale of traditional neighborhood development. It does not permit commercial uses,
ensuring that the area remains residential in nature.
This rezoning supports the City Plan’s emphasis on infill housing, walkability, and the efficient
use of existing infrastructure. Allowing an additional residential unit or tandem lot configuration
at 1090 S Washington provides attainable housing options that align with the long-term goals for
this neighborhood.
Thank you for your consideration,
Wes Bates
Reviewed by:
Donna Wonsower, AICP
Senior Planner
Development Services
APPROVED
Planning Commission
January 12, 2026
RZN-2025-0063 (HORNBACK REVOCABLE TRUST)
Page 16 of 16
Form vl.55
NVN DEC EIVE
2/9/2026
niedza CITY OF FAYETT9/202 EVILLE
CITY CLERK'S OFFICE
Account#: NWCL5004205
Company: CITY OF FAYE 1'1'EVILLE-CLERKS OFFI
113 W MOUNTAIN
FAYETTEVILLE,AR 72701
Ad number#: 574810
PO#:
Matter of: ORD 6969
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 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 6969
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$86.64.
(Includes$0.00 Affidavit Charge).
NWA Democrat Gazette 02/08/26;NWA nwaonline.com 02/08/26
r, \`\\\\ `! BRA$��//'�.,
JJ J� \SSI6 F4
Legal Cler o "22.20 c-F-.
OTARy gym•.
State ofARKANSAS,County of Sebastian - . 0:N
Subscribed and sworn to before me on this 9th day of February,2026 _ '• Og0G o.:•
NARY PUBLIC
Ordinance:6969
Fie Number:2026-101
AN ORDINANCE TO REZONE
THE PROPERTY DESCRIBED IN
REZONING PETITION RZN 2025-
63 FOR APPROXIMATELY 0.40
ACRES LOCATED AT 1090
SOUTH WASHINGTON AVENUE IN
WARD 1 FROM NC,NEIGHBOR-
HOOD CONSERVATION TO RI-U,
RESIDENTIAL INTERMEDIATE-
URBAN
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 B) both attached to the
Planning Department's Agenda
Memo from NC,Neighborhood
Conservation to RI-U,Residen-
tial Intermediate-Urban.
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
February 3,2026
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:586.64
February 8,2026 574810