HomeMy WebLinkAboutOrdinance 6970Page 1
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
Ordinance: 6970
File Number: 2026-102
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2025-65
FOR APPROXIMATELY 0.40 ACRES LOCATED AT 1807 NORTH GARLAND AVENUE IN WARD 2
FROM RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE 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 RSF-4, Residential Single-Family, Four Units per Acre 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: $ 89.68
Proposed RI-U
BEL AIR DR
OA
K
L
A
N
D
A
V
E
MELMAR DR
DAVIS ST
KELLEY ST
SH
A
N
N
O
N
D
R
GI
F
F
O
R
D
A
V
E
LY
N
N
S
P
L
NOELLE AVE
JANICE AVE
DEANE ST
GA
R
LAND
AVE
GA
R
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A
N
D
A
VE
RMF-24
RSF-4
R-A
RI-U
Neighborhood Link
Regional Link - High Activity
Unclassified
Residential Link
Trail (Proposed)
Planning Area
Fayetteville City Limits
Close Up View
RZN-2025-0065 1807 N. GARLAND AVE
N
0 150 300 450 60075
Feet
Subject Property
Zone Proposed
RI-U
RSF-4
0.4
0.0
Total 0.4 ac1:2,400
Current
0.0
0.4
Lot 5, Rudolph Subdivision, to the City of Fayetteville, Arkansas, as shown on plat of record in
Plat Book 5 at Page 66, plat of records of Washington County, Arkansas.
LESS AND EXCEPT:
Part of Lot 5 of Rudolph Subdivision to the City of Fayetteville, Washington County, Arkansas,
more particularly described as follows:
Commencing at a point being used as the Southwest Corner of Lot 7 of Rudolph Subdivision to
the City of Fayetteville; thence South 87° 10' 55" East along the South line of said Lot 7 a
distance of 211.72 feet to a point on the Westerly right of way line of State Highway 112 as
established by AHTD Job 040489; thence South 02° 43' 00" West along said right of way line a
distance of 89.97 feet to a point on the North line of Lot 5 of Rudolph Subdivision to the City of
Fayetteville to the POINT OF BEGINNING; thence continue South 02° 43' 10" West along said
right of way line a distance of 100.04 feet to a point on the South line of Lot 5 of Rudolph
Subdivision to the City of Fayetteville; thence North 87° 09' 08" West along said South line a
distance of 24.77 feet to a point on the Westerly right of way line of State Highway 112 as
established by AHTD Job 040489; thence North 20° 49' 49" East along said right of way line a
distance of 9.71 feet to a point; thence North 02° 46' 51" East along said right of way line a
distance of 60.03 feet to a point; thence North 04° 39' 26" East along said right of way line a
distance of 30.41 feet to a point on the North line of Lot 5 of Rudolph Subdivision to the City of
Fayetteville; thence South 87° 11' 24" East along said North line a distance of 23.06 feet to the
point of beginning and containing 0.06 acres or 2,402 square feet more or less as shown on
AHTD plans referenced as Job 040489.
Subject to easements, rights-of-way, and protective covenants of record, if any.
Subject to prior mineral reservations and oil and gas leases.
1/15/2026
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 -$
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Project Number
Budget Impact:
FundAccount Number
Project Title
City of Fayetteville Staff Review Form
2026-102
Item ID
2/3/2026
City Council Meeting Date - Agenda Item Only
RZN-2025-0065: Rezoning (1807 N GARLAND AVE, 365): Submitted by WESLEY BATES for property located at 1807
N.GARLAND AVE. in WARD 2. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE,
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 SERVICES (620)
Division / Department
Comments:
Purchase Order Number:
Change Order Number:
Previous Ordinance or Resolution #
Approval Date:
Original Contract Number:
Page 1
City of Fayetteville, Arkansas
Legislation Text
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
File #: 2026-102
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION
RZN 2025-65 FOR APPROXIMATELY 0.40 ACRES LOCATED AT 1807 NORTH GARLAND
AVENUE IN WARD 2 FROM RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER
ACRE 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 RSF-4, Residential Single-Family, Four
Units per Acre 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
2026-102
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: Citlali Samano, Planner
SUBJECT: RZN-2025-0065: Rezoning (1807 N GARLAND AVE, 365): Submitted by WESLEY
BATES for property located at 1807 N. GARLAND AVE. in WARD 2. The property
is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE, 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, located at 1807 N. Garland Avenue, is situated approximately 80 feet west of the intersection
of W. Bel Air Drive and N. Garland Avenue. The parcel encompasses approximately 0.4 acres and was originally
developed in 1948. The property was most recently purchased on December 5, 2025. The area surrounding the
property is primarily RSF-4, Residential Single-Family, 4 Units per Acre with the property adjacent to the south
recently rezoned to RI-U, Residential Intermediate – Urban on March 10, 2025 (RZN-2025-0005).
Request: The request is to rezone the subject property from RSF-4, Residential Single-Family, Four (4) Units per
Acre to RI-U, Residential Intermediate - Urban.
Public Comment: Staff received one public comment in opposition, citing the existing zoning's allowance of ADUs to
support density goals, and that a rezone to RI-U would allow higher density. Additional concerns related to current
drainage issues and overall neighborhood character were also shared.
Land Use Compatibility: Staff finds the requested rezoning to be compatible with the surrounding area and current
land uses. The current RSF-4 zoning permits single-family residential development, while the proposed RI-U zoning
allows for a broader range of mixed-residential uses, including single-family and two-family to four-family dwellings,
accessory dwelling units, cluster housing, and short-term rentals. The RI-U district is intended to follow an urban
form development pattern, emphasizing building placement, scale, and orientation that are compatible with
walkable, neighborhood-oriented environments. Given the property’s proximity to existing single-family development
to the north, east, and west, and mixed-residential housing types to the south, staff finds that rezoning to RI-U would
provide an appropriate and compatible transition between surrounding land uses. While both districts allow up to
three stories, RI-U permits this height only when buildings or portions of buildings are set back more than 10 ft from
the Master Street Plan right-of-way, ensuring compatibility with the surrounding neighborhood.
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
Land Use Plan Analysis: Staff finds the proposed rezoning to be consistent with the goals and policies of City Plan
2040 and the property’s designation as a Residential Neighborhood area on the Future Land Use Map. Rezoning
the property from RSF-4 to RI-U supports City Plan 2040 Goal #6 by expanding housing choices and encouraging a
mix of housing types and densities in walkable areas with access to transit and active transportation networks. Staff
finds the subject site to be in an increasingly walkable area, particularly with access to the midtown trail alongside
available transit service. The site’s location and surrounding development pattern support continued residential use
with a mix of housing types, and the proposed rezoning advances the City’s long-range land use and housing
objectives.
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:
• Adequate Fire Response (Station #8)
• Near Sewer Main (N Garland Ave and subject property)
• Near Water Main (N Garland Ave and subject property)
• Near City Park (Scull Creek Trail, Agri Park, and Lewis Soccer Complex)
• Near Paved Trail (Garland Ave and Midtown Trail)
• Near Razorback Bus Stop (Garland & Sycamore)
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. Commissioners in favor did not offer any comments. No
members of the public spoke at the meeting.
BUDGET/STAFF IMPACT:
N/A
ATTACHMENTS: 3. Staff Review Form, 4. Exhibit A, 5. Exhibit B, 6. PC Staff Report
TO: Fayetteville Planning Commission
THRU: Jessie Masters, Planning Director
FROM: Citlali Samano, Planner
MEETING DATE: January 12, 2026
SUBJECT: RZN-2025-0065: Rezoning (1807 N GARLAND AVE, 365): Submitted by
WESLEY BATES for property located at 1807 N. GARLAND AVE. The
property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, ONE UNIT
PER ACRE, and contains approximately 0.40 acres. The request is to
rezone the property to RI-U, RESIDENTIAL INTERMEDIATE-URBAN.
RECOMMENDATION:
Staff recommends forwarding RZN-2025-0065 to City Council with a recommendation of
approval.
RECOMMENDED MOTION:
“I move to forward RZN-2025-0065 to City Council with a recommendation of approval.”
BACKGROUND:
The subject property, located at 1807 N. Garland Avenue, is situated approximately 80 ft west of
the intersection of W. Bel Air Drive and N. Garland Avenue. The parcel encompasses
approximately 0.4 acres and was originally developed in 1948. The property was most recently
purchased on December 5, 2025. Surrounding land uses and zoning are depicted in Table 1.
Table 1:
Surrounding Land Uses and Zoning
Direction Land Use Zoning
North Residential Single-Family RSF-4, Residential Single-Family, 4 Units per Acre
South Residential Mixed-Family RI-U, Residential Intermediate - Urban
East N Garland Avenue, Residential
Single-Family across Regional Link RSF-4, Residential Single-Family, 4 Units per Acre
West Residential Single-Family RSF-4, Residential Single-Family, 4 Units per Acre
Request: The request is to rezone the subject property from RSF-4, Residential Single-Family, 4
Units per Acre, to RI-U, Residential Intermediate - Urban. The applicant has indicated that they
are requesting the rezoning to allow for gentle residential infill through flexibility for small-scale
residential development, such as cluster housing, while maintaining the residential character of
the area.
Public Comment: Staff has received a comment opposing the subject rezoning. The comment
stems from a previous rezoning of 1791 N. Garland Avenue, which was approved on March 10,
2025 (RZN-2025-0005). The opposition is based on concerns regarding building height and
density; however, no specific development plans have been submitted to the Planning
Department.
Planning Commission
January 12, 2026
RZN-2025-0065 (COOKE)
Page 1 of 15
INFRASTRUCTURE AND ENVIRONMENTAL REVIEW:
Streets: The subject area has a road frontage along North Garland Avenue. North
Garland Avenue is a Fully improved Regional-High Activity Link Street with
asphalt paving, sidewalk and Curb and Gutter. Any street improvements required
in these areas would be determined at the time of the development proposal. Any
additional improvements or requirements for drainage will be determined at time
of development.
Water: Public water is available to the subject area. An existing 8-inch water main is
present along North Garland Avenue.
Sewer: Sanitary sewer is available to the subject area. An existing 8-inch sewer main is
present along North Garland Avenue. There are known wet weather sewer
capacity issues identified in the City’s 2025 Sewer Master Plan that appear in the
system 350 ft northwest of this property.
Drainage: The property is not located within a FEMA floodplain, protected stream, or the
Hillside–Hilltop Overlay District; however, hydric soils are present on site. Hydric
soils can indicate potential wetlands, though additional characteristics such as
hydrophytic vegetation and seasonal standing water are required for formal
wetland classification. Because hydric soils are present, further environmental
review will be required at the time of development. Prior to permit issuance, a
report from a qualified environmental professional must be submitted addressing
the presence of wetlands. If wetlands are identified, a U.S. Army Corps of
Engineers (USACE) jurisdictional determination will be required. Any drainage
improvements will be evaluated during development review.
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 8, located at 2266 W Deane St., protects this site. The property is located
approximately 1.2 miles from the fire station with an anticipated drive time of
approximately 3 minutes using existing streets. The anticipated response time
would be approximately 5.2 minutes. The 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 existing zoning district, RSF-4, Residential Single-Family, 4 Units per Acre,
requires a 25% minimum canopy preservation whereas the proposed zoning
district, RI-U, Residential Intermediate - Urban, requires a 15% minimum canopy
preservation.
Planning Commission
January 12, 2026
RZN-2025-0065 (COOKE)
Page 2 of 15
CITY PLAN 2040 FUTURE LAND USE PLAN: The City Plan 2040 Future Land Use Plan
designates the property within the proposed rezone as a Residential Neighborhood Area.
Residential Neighborhood Areas are primarily residential in nature and support a wide variety
of housing types of appropriate scale and context: single-family, duplexes, rowhouses, multifamily
and accessory dwelling units. Residential Neighborhood encourages highly connected, compact
blocks with gridded street patterns and reduced building setbacks. It also encourages traditional
neighborhood development that incorporates low-intensity non-residential uses intended to serve
the surrounding neighborhoods, such as retail and offices, on corners and along connecting
corridors. This designation recognizes existing conventional subdivision developments which may
have large blocks with conventional setbacks and development patterns that respond to features
of the natural environment. Building setbacks may vary depending on the context of the existing
neighborhood.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score of 6 for this site
with a weighted score of 11.5. The following elements of the matrix contribute to the score:
• Adequate Fire Response (Station #8)
• Near Sewer Main (N Garland Ave and subject property)
• Near Water Main (N Garland Ave and subject property)
• Near City Park (Scull Creek Trail, Agri Park, and Lewis Soccer Complex)
• Near Paved Trail (Garland Ave and Midtown Trail)
• Near Razorback Bus Stop (Garland & Sycamore)
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 requested rezoning to be compatible
with the surrounding area and current land uses. The current RSF-4 zoning
permits single-family residential development, while the proposed RI-U
zoning allows for a broader range of mixed-residential uses, including
single-family and two-family to four-family dwellings, accessory dwelling
units, cluster housing, and short-term rentals. The RI-U district is intended
to follow an Urban Form development pattern, emphasizing building
placement, scale, and orientation that are compatible with walkable,
neighborhood-oriented environments. Given the property’s proximity to
existing single-family development to the north, east, and west, and mixed-
residential uses to the south, staff finds that rezoning to RI-U would provide
an appropriate and compatible transition between surrounding land uses.
Additionally, the lot width, lot area, and building height standards of the RI -
U district are comparable to those of RSF-4. While both districts allow up to
three stories, RI-U permits this height only when buildings or portions of
buildings are set back more than 10 ft from the Master Street Plan right-of-
way, ensuring compatibility with the surrounding neighborhood.
Land Use Plan Analysis: Staff finds the proposed rezoning to be consistent
with the goals and policies of City Plan 2040 and the property’s designation
as a Residential Neighborhood area on the Future Land Use Map. Rezoning
Planning Commission
January 12, 2026
RZN-2025-0065 (COOKE)
Page 3 of 15
the property from RSF-4 to RI-U supports City Plan 2040 Goal #6 by
expanding housing choices and encouraging a mix of housing types and
densities in walkable areas with access to transit and active transportation
networks. The subject site is in a highly walkable area with available transit
service. The site’s location and surrounding development pattern support
continued residential use with a mix of housing types, and the proposed
rezoning advances the City’s long-range land use and housing objectives.
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
Finding: Staff finds sufficient justification for rezoning the property from RSF-4 to RI-
U at this time. The request would allow for mixed-residential development
that is consistent with the area’s Residential Neighborhood future land use
designation and reflective of the surrounding development pattern. The
proposed zoning provides greater flexibility while maintaining compatibility
with adjacent properties.
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: A rezoning from RSF-4 to RI-U has the potential to increase traffic to this
location, though not necessarily in a way that is considerably different than
how the site has been used for decades. Staff does not find that this request
will appreciably increase traffic or congestion.
4. A determination as to whether the proposed zoning would alter the population density and
thereby undesirably increase the load on public services including schools, water, and
sewer facilities.
Finding: The RI-U zoning district does have by-right residential uses and is therefore
unlikely to increase the population density in this area. The overall property
has access to existing water and sanitary sewer as well as fully-improved
streets. Any development on this site will be responsible for increasing
sewer capacity as needed.
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-2025-0065 to City
Council with a recommendation of approval.
________________________________________________________________________
Planning Commission
January 12, 2026
RZN-2025-0065 (COOKE)
Page 4 of 15
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 §161.07 District RSF-4, Residential Single-Family - Four (4) Units Per Acre
o §161.32 District RI-U, Residential Intermediate - Urban
• Longe-Range Planning
o LRP Memo
• Applicant Exhibits
o Request Letter
Planning Commission
January 12, 2026
RZN-2025-0065 (COOKE)
Page 5 of 15
Werner
Castin
7-0
GARLAND
AVE
DEANE ST
GREGGAVE
SYCAMORE ST
WISE
ST
LEVERETT
AVE
GA
R
L
A
N
D
A
V
E
GARLANDAVE
WEDINGTONDR
GARLAND
AVE
RSF-4
C-1
I-1
RMF-40P-1
RMF-24
C-2
R-O
R-A
CS
RSF-18
Regional Link
Neighborhood Link
Institutional Master Plan
Regional Link - High Activity
Unclassified
Alley
Residential Link
Planned Neighborhood Link
Planned Residential Link
Shared-Use Paved Trail
Trail (Proposed)
Design Overlay District
Fayetteville City Limits
Planning Area
One Mile View
RZN-2025-0065 1807 N. GARLAND AVE N
0 0.25 0.50.13 Miles
Planning Area
Fayetteville City Limits
Subject Property
Planning Commission
January 12, 2026
RZN-2025-0065 (COOKE)
Page 6 of 15
Planning Commission
January 12, 2026
RZN-2025-0065 (COOKE)
Page 6 of 15
Proposed RI-U
BEL AIR DR
OA
K
L
A
N
D
A
V
E
MELMAR DR
DAVIS ST
KELLEY ST
SH
A
N
N
O
N
D
R
GI
F
F
O
R
D
A
V
E
LY
N
N
S
P
L
NOELLE AVE
JANICE AVE
DEANE ST
GA
R
LAND
AVE
GA
R
L
A
N
D
A
VE
RMF-24
RSF-4
R-A
RI-U
Neighborhood Link
Regional Link - High Activity
Unclassified
Residential Link
Trail (Proposed)
Planning Area
Fayetteville City Limits
Close Up View
RZN-2025-0065 1807 N. GARLAND AVE
N
0 150 300 450 60075
Feet
Subject Property
Zone Proposed
RI-U
RSF-4
0.4
0.0
Total 0.4 ac1:2,400
Current
0.0
0.4
Planning Commission
January 12, 2026
RZN-2025-0065 (COOKE)
Page 7 of 15
Planning Commission
January 12, 2026
RZN-2025-0065 (COOKE)
Page 7 of 15
MELMAR DR
OAKLANDAVE
BEL AIR DR
GARLAND
AVE
DEANE ST
GARLAND
AVE
SYCAMORE ST
GARLAND
AVE
2025 Imagery | EagleView Technologies | Surdex Corporation
Neighborhood Link
Regional Link - High Activity
Unclassified
Residential Link
Trail (Proposed)
Planning Area
Fayetteville City Limits
Current Land Use
RZN-2025-0065 1807 N. GARLAND AVE N
0 225 450 675 900112.5
Feet
Subject Property
Single-Family Residential
Single-Family Residential
Institutional
University of AR.
Institutional
University of AR.
1:3,600
Planning Commission
January 12, 2026
RZN-2025-0065 (COOKE)
Page 8 of 15
Planning Commission
January 12, 2026
RZN-2025-0065 (COOKE)
Page 8 of 15
City
Neighborhood
Civic and
Private
Open Space
Non-Municipal
Government
Residential
Neighborhood
GARLAND
AVE
DEANE ST
GREGGAVE
SYCAMORE ST
GA
R
L
A
N
D
A
V
E
GARLANDAVE
WEDINGTONDR
GARLAND
AVE
Regional Link
Neighborhood Link
Institutional Master Plan
Regional Link - High Activity
Unclassified
Alley
Residential Link
Planned Neighborhood Link
Planned Residential 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-2025-0065 1807 N. GARLAND AVE N
0 610 1,220 1,830 2,440305
Feet
Subject Property
1:10,000
Planning Commission
January 12, 2026
RZN-2025-0065 (COOKE)
Page 9 of 15
Planning Commission
January 12, 2026
RZN-2025-0065 (COOKE)
Page 9 of 15
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 ft 80 ft
Lot area minimum 8,000 square ft 12,000 square ft
Land area per
dwelling unit
8,000 square ft 6,000 square ft
Hillside Overlay
District Lot
minimum width
60 ft 70 ft
Hillside Overlay
District Lot
area minimum
8,000 square ft 12,000 square ft
Land area per
dwelling unit
8,000 square ft 6,000 square ft
(E) Setback Requirements.
Front Side Rear
15 ft 5 ft 15 ft
(F) Building Height Regulations.
Planning Commission
January 12, 2026
RZN-2025-0065 (COOKE)
Page 10 of 15
Planning Commission
January 12, 2026
RZN-2025-0065 (COOKE)
Page 10 of 15
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.
161.12 - 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 ft
Lot area
minimum
None
(E) Setback Requirements.
Front Side Other Uses
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A build-to zone that is located between the
front property, line and a line 25 ft from the
front property line.
None
(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 ft 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 ft 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— 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
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Planning Commission
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TO: Citlali Samano, Planner
FROM: Kylee Cole, Long Range & Preservation Planner
MEETING DATE: January 12, 2026
SUBJECT: Long Range Planning Comments Regarding RZN-2025-0065
BACKGROUND:
The applicant requests to rezone approximately 0.40 acres from RSF-4, Residential Single-
Family, Four Units per Acre to RI-U, Residential Intermediate - Urban. One long range planning
document is relevant when evaluating this request: City Plan 2040.
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”.
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). The proposal aligns with Goals 1, 2, 3, and 6 of City Plan 2040 by creating additional
flexibility for diverse housing choices in an area that is already supported by infrastructure.
Property History:
The subject property contains a single-family dwelling constructed ca. 1948, according to
Washington County Tax Assessor records. The building is of historic age but does not retain its
integrity of design or materials and is not eligible for the state or National Register of Historic
1 City Plan 2040, 128.
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Places. The property is not within a local historic district.
This area was annexed into the city in 1956 (Ord. No. 1121). In 1970, the city’s first zoning map
identified the property as R-1, Low Density Residential, which was then changed to its current
zoning designation RSF-4 in 2003.
Figure 1. 1970 Zoning Map. Approximate location of property shown
in red.
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Planning Commission
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To: Fayetteville Planning Commission
From: Wes Bates
Re: Rezoning Request – 1807 N Garland Ave (RSF-4 → RI-U)
Date: November 12, 2025
Dear Commissioners,
I am requesting a rezoning for the property located at 1807 N Garland Ave from Residential
Single Family, Four Units per Acre (RSF-4) to Residential Intermediate-Urban (RI-U). The
property is currently limited to single-family use, but its location and lot configuration 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—such as cluster housing development—while
maintaining the residential character of the area.
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 adjacent
to this property, and this request represents a logical continuation of that existing pattern.
1807 N Garland is located along a well-traveled corridor with excellent access to trails and
public transit, making it an ideal location for slightly increased residential density. The RI-U
district allows for a modest range of housing types while preserving the scale and form 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 goals of promoting infill housing, walkability, and the
efficient use of existing infrastructure. Allowing additional residential flexibility at this location will
contribute to attainable housing options and a more connected, sustainable neighborhood.
Thank you for your consideration,
Wes Bates
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Planning Commission
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Form v1.55
NV‘
RECEIVED
2/9/2026
niedia CITY OF FAYETTEVILLE
CITY CLERK'S OFFICE
Account#: NWCL5004205
Company: CITY OF FAYETTEVILLE-CLERKS OFFI
113 W MOUNTAIN
FAYETTEVILLE,AR 72701
Ad number#: 574815
PO #:
Matter of: ORD 6970
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 6970
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$89.68.
(Includes$0.00 Affidavit Charge).
NWA Democrat Gazette 02/08/26;NWA nwaonline.com 02/08/26
�GY B RA S t to,/
J �SSip•,• F
Legal Clerk N: 22'203�;{o.
State of ARKANSAS,County of Sebastian - \„_\oTA'
Subscribed and sworn to before me on this 9th day of February,2026 =c3 PUBL\C o:• `"
COll1N1y \\\``
NO ARY PUBLIC
Ordinance:6970
File Number: 2026.102
AN ORDINANCE TO REZONE
THE PROPERTY DESCRIBED IN
REZONING PETITION RZN 2025-
65 FOR APPROXIMATELY 0.40
ACRES LOCATED AT 1807
NORTH GARLAND AVENUE IN
WARD 2 FROM RSF-4,RESIDEN-
TIAL SINGLE-FAMILY, FOUR
UNITS PER ACRE TO RI-U,RESI-
DENTIAL 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 RSF-4,Residential
Single-Family, Four Units per
Acre to RI-U,Residential Inter-
mediate-Urban.
Section 2: That the City
Council of the City of Fayet-
teville,Arkansas hereby amends
the official zoning map of the
City of Fayetteville to reflect the
zoning change provided in Sec-
tion 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:$89.68
February 8,2026 574815