HomeMy WebLinkAboutOrdinance 6976Page 1
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
Ordinance: 6976
File Number: 2026-197
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2025-74
FOR APPROXIMATELY 0.23 ACRES LOCATED AT 1023 SOUTH MORNINGSIDE DRIVE AND 691 EAST
MCCLINTON STREET IN WARD 1 FROM NC, NEIGHBORHOOD CONSERVATION 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 NC, Neighborhood Conservation 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 February 17, 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: $ 88.16
RZN-2025-0074 1023 S. MORNINGSIDE DR &
Close Up View 691 E. MCCLINTON ST Exhibit A
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Neighborhood Link Zone Current Proposed
- Unclassified NC 0.2 0.0
UN 0.0 0.2
- Residential Link
Trail(Proposed) Feet
' 1 Planning Area 0 75 150 300 450 600
1::::: Fayetteville City Limits 1:2,400 Total 0.2 ac
arming ommission
January 26,2026
RZN-2025-0074(CARROLL)
Pane 7 of 17
EXHIBIT B
A PART OF LOT 1, BLOCK 1 OF McCLINTON ADDITION TO
THE CITY OF FAYETTEVILLE, ARKANSAS AND BEING
MORE PARTICULARLY DESCRIBED AS FOLLOWS TO WIT:
COMMENCING AT THE SE CORNER OF THE NE1/4 OF THE
NW1/4 OF SECTION 22, T16N, R30W OF THE FIFTH
PRINCIPAL MERIDIAN AND RUNNING THENCE
N00°28'11"W 107.76FT AND S89°53'54"W 24.06' TO THE
TRUE POINT OF BEGINNING AND RUNNING THENCE
S89°43'09"W 98.36'; THENCE N00°16'51"W 49.32'; THENCE
N89°53'54"E 98.36'; THENCE S00°16'51"E 49.01' TO THE
POINT OF BEGINNING CONTAINING 4835.9SF/0.11
ACRES MORE OR LESS SUBJECT TO RIGHT OF WAY AND
EASEMENTS OF RECORD OR NOT OF RECORD.
AND
Part of Lot 1, Block 1 of McClinton Addition to the City of Fayetteville, Arkansas and being
more particularly described as follows to wit: Commencing at the SE Corner of the NE1/4 of the
NW1/4 of Section 22, T16N, R30W of the Fifth Principal Meridian and running thence
N00°28'11"W 107.76 feet; thence S89°53'54"W 24.06 feet; thence S89°43'09"W 97.86 feet to
the True Point of Beginning and running thence $89°43'09"W 81.07 feet, thence N00°16'51"W
49.57 feet; thence N89°53'54"E 81.07 feet; thence S00°16'51"E 49.32 feet to the Point of
Beginning containing 4008.69SF/0.09 Acres more or less, subject to right of way and
easements of record or not of record.
1/27/2026
Submitted Date
No
-$
-$
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 -$
-$
Project Number
Budget Impact:
FundAccount Number
Project Title
City of Fayetteville Staff Review Form
2026-197
Item ID
2/17/2026
City Council Meeting Date - Agenda Item Only
RZN-2025-0074: Rezoning (1023 S. MORNINGSIDE DR & 691 E. MCCLINTON ST/CARROLL, 563) Submitted by
WESLEY BATES for property located at 1023 S. MORNINGSIDE DR & 691 E. MCCLINTON ST in WARD 1. The property
is zoned NC, NEIGHBORHOOD CONSERVATION and contains approximately 0.23 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
Comments:
Purchase Order Number:
Change Order Number:
Previous Ordinance or Resolution #
Approval Date:
Original Contract Number:
2/17/2026
Page 1
City of Fayetteville, Arkansas
Legislation Text
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
File #: 2026-197
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION
RZN 2025-74 FOR APPROXIMATELY 0.23 ACRES LOCATED AT 1023 SOUTH
MORNINGSIDE DRIVE AND 691 EAST MCCLINTON STREET IN WARD 1 FROM NC,
NEIGHBORHOOD CONSERVATION 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 NC, Neighborhood Conservation 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.
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
CITY COUNCIL MEMO
2026-197
MEETING OF FEBRUARY 17, 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-2025-0074: Rezoning (1023 S. MORNINGSIDE DR & 691 E. MCCLINTON
ST/CARROLL, 563) Submitted by WESLEY BATES for property located at 1023 S.
MORNINGSIDE DR & 691 E. MCCLINTON ST in WARD 1. The property is zoned NC,
NEIGHBORHOOD CONSERVATION and contains approximately 0.23 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 in southeast Fayetteville approximately one-half mile east of Walker Park at the
intersection of S. Morningside Dr. and E. McClinton St. Totaling 0.23 acres, the property is composed of two
parcels, one of which is undeveloped. The parcel on 1023 S Morningside Dr has dwelling unit that was
constructed in 1951 – but does not qualify for state or national registers — whereas the property on 691 E
McClinton St remains undeveloped. The property is located within the Walker Park Master Plan area.
Request: The request is to rezone the subject property from NC, Neighborhood Conservation to UN, Urban
Neighborhood.
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 area. The
UN district functions as a transition area between medium-intensity residential neighborhoods and higher-
intensity, mixed-use districts. While no maximum density is specified, staff finds that parking, drainage, tree
preservation and other requirements will likely limit the development potential of the parcel. A rezoning to UN
could support a broader range of housing types in an area experiencing increased demand for housing within
proximity to services such as Walker Park, the Fayetteville Senior Center, Razorback Greenway, transit stops,
churches, and other nonresidential amenities. While the NC and UN districts allow similar uses by-right or
conditionally, UN permits a wider range of housing types with smaller lot size requirements. This flexibility
encourages compatible infill development while maintaining neighborhood scale, as the UN district serves a
transition between medium-intensity residential neighborhoods and higher-intensity, mixed-use districts.
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
Land Use Plan Analysis: Staff finds the proposed zoning to be consistent with the property’s Future Land Use
Map designation as Residential Neighborhood Area. The UN zoning district allows a broader range of land
uses in an urban context, which staff consider compatible with the surrounding area. The property has several
attributes contributing to appropriate infill, indicating it is well-suited for development. It fronts S. Morningside
Drive, a marked shared roadway with sidewalks that provide pedestrian connectivity to nearby neighborhoods
and local amenities, including the Houndstooth Press, Ronda’s Roadhouse, and several churches. Infill
development at this location could advance Goals 1 and 3 by encouraging moderate growth in an established,
walkable area with convenient access to nearby transit routes.
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:
• Adequate Fire Response (Station 1, 303 W. Center St.)
• Near Sewer Main (8 in. gravity main along E McClinton St)
• Near Water Main (2 in. main along S Morningside Dr / 6 in. main along E McClinton St)
• Near City Park (Walker Park)
• Near Paved Trail (Walker Park’s Waxflower – Wood Connector)
• Near ORT Bus Stop (College at Senior Center and Walker Park)
• Within Master Plan Area (Walker Park Master Plan)
DISCUSSION:
At the January 26, 2026 Planning Commission meeting, a vote of 5-0-0 forwarded the request to City Council
with a recommendation of approval. There was no other discussion and 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 26, 2026
SUBJECT: RZN-2025-0074: Rezoning (1023 S. MORNINGSIDE DR & 691 E.
MCCLINTON ST/CARROLL, 563) Submitted by WESLEY BATES for
property located at 1023 S. MORNINGSIDE DR & 691 E. MCCLINTON ST.
The property is zoned NC, NEIGHBORHOOD CONSERVATION and
contains approximately 0.23 acres. The request is to rezone the property
to UN, URBAN NEIGHBORHOOD.
RECOMMENDATION:
Staff recommends forwarding RZN-2025-0074 to City Council with a recommendation of
approval.
RECOMMENDED MOTION:
“I move to forward RZN-2025-0074 to City Council with a recommendation of approval.”
BACKGROUND:
The subject property is in southeast Fayetteville approximately ½ miles east of Walker Park at
the intersection of S. Morningside Dr. and E. McClinton St. The subject area contains 0.23 acres
composed of two parcels, one of which is undeveloped. The parcel on 1023 S Morningside Dr
has dwelling unit that was constructed in 1951, whereas the property on 691 E McClinton St has
remained undeveloped. The property 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 Mixed-Density Residential NC, Neighborhood Conservation
South Single-Family Residential NC, Neighborhood Conservation
East Single-Family Residential NC, Neighborhood Conservation
West Single-Family Residential NC, Neighborhood Conservation
Request: The request is to rezone the subject property from NC, Neighborhood Conservation to
UN, Urban Neighborhood.
Public Comment: Staff has not received any public comment at this time.
Planning Commission
January 26, 2026
RZN-2025-0074 (CARROLL)
Page 1 of 17
INFRASTRUCTURE AND ENVIRONMENTAL REVIEW:
Streets: The subject area has a road frontage along S. Morningside Dr. and E. McClinton
St., both fully improved Neighborhood Link streets with asphalt paving, sidewalks,
and curb & gutters. 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 6-inch water main
along the south side of E. McClinton St. and an existing 2-inch water main along
S. Morningside Dr.
Sewer: Sanitary sewer is available to the subject area. There is an existing 8-inch sewer
main along E McClinton St. There are known wet weather sewer capacity issues
identified in the City’s 2025 Sewer Master Plan that appear in the system 365 feet
west 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 not present on the property.
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, UN, Urban Neighborhood 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.
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.)
Planning Commission
January 26, 2026
RZN-2025-0074 (CARROLL)
Page 2 of 17
Planning Commission
January 26, 2026
RZN-2025-0074 (CARROLL)
Page 2 of 17
• Near Sewer Main (8 in. gravity main along E McClinton St)
• Near Water Main (2 in. main along S Morningside Dr / 6 in. main along E McClinton St)
• Near City Park (Walker Park)
• Near Paved Trail (Walker Park’s 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 south of the subject area. The UN district functions as a transition
area between medium-intensity residential neighborhoods and higher-
intensity, mixed-use districts. No maximum density is specified. The
minimum lot width would be reduced from 40 feet to 12 feet, provided that at
least 50% of the lot has buildable street frontage. That said, staff finds that
parking, drainage, tree preservation and other requirements will likely limit
the development potential of the parcel.
A rezoning to UN 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 the NC and UN districts
allow similar uses, the UN district permits a wider range of housing types
with smaller lot size requirements. This flexibility encourages compatible
infill development while maintaining neighborhood scale, as the UN district
serves as a transition between medium-intensity residential neighborhoods
and higher-intensity, mixed-use districts.
Land Use Plan Analysis: Staff finds the proposed zoning to be consistent
with the property’s Future Land Use Map designation as a Residential
Neighborhood Area. The UN zoning district would allow a broader range of
land uses in an urban context, which staff considers compatible with the
surrounding area. The property has a relatively high infill score of 7, with a
weighted score of 8, indicating it is well-suited for infill development. It fronts
S. Morningside Drive, a marked shared roadway with sidewalks that provide
pedestrian connectivity to nearby neighborhoods and local amenities,
including the Houndstooth Press, Ronda’s Roadhouse, and several
churches. Infill development at this location could advance Goals 1 and 3 by
encouraging moderate growth in an established, walkable area with
convenient access to nearby transit routes.
The subject property is also part of the Walker Park Neighborhood Plan. The
request for UN zoning is appropriate in light of the Plan’s vision for a variety
of housing options. The Walker Park Plan recognizes the “predominately
Planning Commission
January 26, 2026
RZN-2025-0074 (CARROLL)
Page 3 of 17
Planning Commission
January 26, 2026
RZN-2025-0074 (CARROLL)
Page 3 of 17
single-family nature of the interior of the neighborhood.” A significant
portion of primarily single-family zoned property exists roughly between E.
Fairlane St. and E. McClain St. Allowing UN zoning provides greater housing
flexibility, supporting the intent of both the Walker Park Plan and City Plan
2040 while serving as a compatible transitional zone within the
neighborhood context.
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 UN. A
rezoning to UN 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 UN is not likely to create or
appreciable increase traffic danger and congestion since the subject
property is relatively small. 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 UN has the potential to alter the population
density when considering that UN has no set density limitation. However,
given the presence of existing public infrastructure, 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 365 linear feet to the west 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 be
determined at the time of development proposal.
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.
Planning Commission
January 26, 2026
RZN-2025-0074 (CARROLL)
Page 4 of 17
Planning Commission
January 26, 2026
RZN-2025-0074 (CARROLL)
Page 4 of 17
Finding: N/A
RECOMMENDATION: Planning staff recommends RZN-2025-0074 be forwarded to City
Council with a recommendation of approval.
________________________________________________________________________
PLANNING COMMISSION ACTION: Required YES
Date: January 26, 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 §161.37 District UN, Urban Neighborhood
• Staff Exhibits
o Long-Range Planning Memo
• Applicant Exhibits
o Request Letter
Planning Commission
January 26, 2026
RZN-2025-0074 (CARROLL)
Page 5 of 17
Planning Commission
January 26, 2026
RZN-2025-0074 (CARROLL)
Page 5 of 17
Payne
Madden
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HUNTSVILLERD
15TH ST
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NC
R-A
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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-2025-0074 1023 S. MORNINGSIDE DR &
691 E. MCCLINTON ST N
0 0.25 0.50.13 Miles
Planning Area
Fayetteville City Limits
Subject Property
Planning Commission
January 26, 2026
RZN-2025-0074 (CARROLL)
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Planning Commission
January 26, 2026
RZN-2025-0074 (CARROLL)
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Proposed UN
MCCLINTON ST
SWIFT DR
FRANKIE
KELLY CIR
LIGHTSHIP
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Neighborhood Link
Unclassified
Residential Link
Trail (Proposed)
Planning Area
Fayetteville City Limits
Close Up View
RZN-2025-0074 1023 S. MORNINGSIDE DR &
691 E. MCCLINTON ST
N
0 150 300 450 60075
Feet
Subject Property
Zone Proposed
NC
UN
0.0
0.2
Total 0.2 ac1:2,400
Current
0.2
0.0
Planning Commission
January 26, 2026
RZN-2025-0074 (CARROLL)
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Planning Commission
January 26, 2026
RZN-2025-0074 (CARROLL)
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MCCLINTON ST
MO
R
N
I
N
G
S
I
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E
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2025 Imagery | EagleView Technologies | Surdex Corporation
Neighborhood Link
Unclassified
Residential Link
Trail (Proposed)
Planning Area
Fayetteville City Limits
Current Land Use
RZN-2025-0074 1023 S. MORNINGSIDE DR & 691
E. MCCLINTON ST N
0 225 450 675 900112.5
Feet
Subject Property
Single-Family Residential
and Multi-Family Residential
Single-Family Residential
and Undeveloped
1:3,600
Single-Family Residential Single-Family Residential
and Undeveloped
Planning Commission
January 26, 2026
RZN-2025-0074 (CARROLL)
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Planning Commission
January 26, 2026
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City
Neighborhood
Civic and Private
Open Space
Industrial
Natural
Residential
Neighborhood
Rural
Residential
HUNTSVILLERD
15TH ST
MORNINGSIDE
DR
MARTIN LUTHER
KING JR BLVD
HUNTSVILLE RD
MI
L
L
AV
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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-2025-0074 1023 S. MORNINGSIDE DR &
691 E. MCCLINTON ST N
0 610 1,220 1,830 2,440305
Feet
Subject Property
1:10,000
Planning Commission
January 26, 2026
RZN-2025-0074 (CARROLL)
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Planning Commission
January 26, 2026
RZN-2025-0074 (CARROLL)
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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
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
Unit 48 Private dormitories
(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.
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(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; Ord. No. 6879, §2, 5-20-25)
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161.29 Neighborhood Conservation
(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
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(F) Building Height Regulations.
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.
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TO: Citlali Samano, Planner
FROM: Kylee Cole, Long Range & Preservation Planner
MEETING DATE: January 26, 2026
SUBJECT: Long Range Planning Comments Regarding RZN-2025-0074
BACKGROUND:
The applicant requests to rezone approximately 0.14 acres from NC, Neighborhood
Conservation to UN, Urban Neighborhood. Three long range planning documents are relevant
when evaluating this request: City Plan 2040, Walker Park Neighborhood Plan, and Heritage
and Historic Preservation Master 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
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.
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DISCUSSION:
Zoning History:
Ordinance 1747 approved on June 29, 1970 enacted a new zoning map and set of districts and
zoning requirements for the city. This map shows the subject property and surrounding
neighborhood as being zoned into the medium-density “R-2” zoning district, which was
subsequently translated to “RMF-24” with the adoption of the city’s Unified Development Code.
The subject property was again rezoned, this time to the current zoning designation of NC,
Neighborhood Conservation, in 2008 following the Walker Park Neighborhood Plan.
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.” This land
use designation also encourages the incorporation of low-intensity non-residential uses intended
to serve the surrounding neighborhood, such as retail or offices. 1 The request aligns with this
designation by increasing the variety of housing types permitted from just single-family to include
two-, three-, four-, and multifamily housing. The UN district would also incorporate non-residential
uses, however the intensity of some may extend beyond what was envisioned for this area.
Specifically, UN permits General Business (Use Unit 12b) and Eating Places (Use Unit 13), which
may increase traffic or noise. However, uses like a small office may not result in a significant
impact to the neighborhood. The small lot area will likely be a limiting factor for any commercial
or mixed-use development on the parcel.
Walker Park Neighborhood Plan:
The subject property is included in the Walker Park Neighborhood Plan, which outlines goals
and a vision for the area. Including a balance of commercial uses and diverse housing types.
The Walker Park Neighborhood Plan acknowledges the “predominately single-family nature of
the interior of the neighborhood.”2 However, the subject property is located along a
Neighborhood Link Street on a corner lot which may be appropriate for commercial uses.
It is also worth noting that the intent of the Urban Neighborhood district is to “serve as a mixed
use are of medium intensity and provide a transition into residential neighborhoods from more
intense, mixed-use districts.” The subject property is on the eastern periphery of the Walker Park
Neighborhood and Residential Neighborhood Future Land Use area where the area transitions to
a City Neighborhood to the east across Morningside and to the south. As such, this request aligns
with the intent of the Urban Neighborhood district.
1 City Plan 2040, 128.
2 Walker Park Neighborhood Plan, 18.
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Property History:
The subject property contains a single-family dwelling constructed ca. 1951, according to
Washington County Tax Assessor records. The property does not appear eligible for the state or
national registers, but further information will be forthcoming with the completion of the phase 1
citywide historic resource survey. Since rezoning requests often precede redevelopment plans,
the property owner and/or applicant should consult with Long Range & Preservation Planner
prior to demolition or alteration of historic-age 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.
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To: Fayetteville Planning Commission
From: Wes Bates
Re: Rezoning Request – 1023 S Morningside Dr and 691 E McClinton (NC → UN)
Date: 12/9/25
Dear Commissioners,
I am requesting a rezoning for the property located at 1023 S Morningside Drive and 691 E
McClinton from Neighborhood Conservation (NC) to Urban Neighborhood (UN). While NC limits
development to low-intensity residential uses, UN zoning more accurately reflects the existing
conditions and the evolution of this corridor, and it allows for the type of compact, walkable
development supported by the City Plan.
This portion of Morningside already includes a mix of residential and commercial uses, with DG
(Downtown General) zoning located at both ends of the street and existing commercial activity
at the intersection of Morningside and Huntsville Road. With a new traffic light being installed at
that intersection, the area is becoming an increasingly important neighborhood node. The
current NC zoning on this parcel does not align with how the corridor functions today or how it is
planned to function in the near future.
The UN district provides an appropriate transition between the established commercial uses at
Huntsville Road and the surrounding residential neighborhood. It allows for a modest range of
housing types and small-scale mixed-use opportunities that support walkability and
neighborhood-serving activity. A key benefit of the UN district is the ability to build narrower,
traditional-style townhomes, which fit the historic development pattern and can contribute to
more attainable housing options.
This rezoning would enable the property to support flexible, human-scaled development that
complements both the nearby DG zoning and the existing commercial corner. It represents a
logical and context-sensitive extension of the mixed-use framework already present along this
corridor. Allowing UN zoning at this location will help create a more connected, walkable
neighborhood while maintaining an appropriate scale.
Thank you for your consideration,
Wes Bates
Planning Commission
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Planning Commission
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Form vl.55
media
N\A
Account#: NWCL5004205
Company: CITY OF FAYETTEVILLE-CLERKS OFFI
113 W MOUNTAIN
FAYETTEVILLE,AR 72701
Ad number#: 578075
PO#:
Matter of: ORD 6976
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 6976
Pending in the court,in said County,and at the dates of the several publications of said advertisement stated below,and
that during said periods and at said dates,said newspaper was printed and had a bona fide circulation in said County,
that said newspaper had been regularly printed and published in said county,and had a bona fide circulation therein for
the period of one month before the date of the first publication of said advertisement;and that said advertisement was
published in the regular daily issues of said newspaper as stated below.
And that there is due or has been paid the NWA Democrat Gazette for publication the sum of$88.16.
(Includes$0.00 Affidavit Charge).
NWA Democrat Gazette 02/22/26;NWA nwaonline.com 02/22/26
„„ Gam( BRAS /i'''
J\'•• \51 ,,,'•.F.p '
Legal Clerk o.fir•,•12-2o .�..
pTARy m.
State of ARKANSAS,County of Sebastian N 2
Subscribed and sworn to before me on this 23rd day of February,2026 = '•• pU B OG o ,
P
n :
N TARY PUBLIC
Ordinance:6976
File Number:2026-197
AN ORDINANCE TO REZONE
THE PROPERTY DESCRIBED IN
REZONING PETITION RZN 2025-
74 FOR APPROXIMATELY 0.23
ACRES LOCATED AT 1023
SOUTH MORNINGSIDE DRIVE
AND 691 EAST MCCLINTON
STREET IN WARD 1 FROM NC,
NEIGHBORHOOD CONSERVA-
TION TO UN,URBAN NEIGHBOR-
HOOD
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 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
February 17,2026
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:$88.16
February 22,2026 578075