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Home My WebLink AboutOrdinance 6977Page 1 113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 Ordinance: 6977 File Number: 2026-214 AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2025-67 FOR APPROXIMATELY 2.42 ACRES LOCATED AT 660 SOUTH CROSSOVER ROAD IN WARD 1 FROM RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE AND C-2, THOROUGHFARE COMMERCIAL TO UT, URBAN THOROUGHFARE 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 and C-2, Thoroughfare Commercial to UT, Urban Thoroughfare. 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: $ 92.72 Proposed UT NEELYPL SH E R L O C KAVE TRAVIS ST PI ER R E MON T DR HOLMES DR TURTLE CREEK DR CRO S S O V E R RD HUNTSVILLE RD C-2 RSF-4 R-A RPZD CS NS-G Regional Link - High Activity Residential Link Trail (Proposed) Planning Area Fayetteville City Limits Close Up View RZN-2025-0067 660 S. CROSSOVER RD N 0 150 300 450 60075 Feet Subject Property Zone Proposed C-2 RSF-4 UT 0.0 0.0 2.4 Total 2.4 ac1:2,400 Current 1.2 1.2 0.0 RZN-2025-0067 EXHIBIT 'A' 660 S Crossover Road, Fayetteville, AR 72701 Legal Description PT S 1/2 LOT 39 S/2 SW SE SE 14-16-30 2.42 AC FURTHER DESCRIBED IN 2016-11967 AS: A part of the South Half of Tract Numbered 39 W.E. Anderson Farm Subdivision, as per plat of said subdivision on file in the land records of Washington County, Arkansas and being mare particularly described as follows: Beginning at the & Southeast corner of said Tract 39, said point being an existing Iron pipe; thence West 630.79 feet along the South fine of said 39 to a set 1/2 Inch Iron rebar on the east right of way of Crossover Road; thence North 02 degrees 27 minutes 17 seconds West 165.83 feet along said right of way line to a set 1/2 inch Iron rebar on the North line of said South Half of Tract 39; thence leaving said right of way line, North 89 degrees 54 minutes 59 seconds East 640.01 feet to a set 1/2 Inch iron rebar at the Northeast corner of said South Half of Tract 39; thence South 00 degrees 43 minutes 36 seconds West 166.63 feet to the Point of Beginning, containing 2.42 acres, more or less. The above described 2.42 acre tract being subject to any easements and/or rights of way whether or not of record. RZN-2025-0067 EXHIBIT 'B' Page 1 City of Fayetteville, Arkansas Legislation Text 113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 File #: 2026-214 AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2025-67 FOR APPROXIMATELY 2.42 ACRES LOCATED AT 660 SOUTH CROSSOVER ROAD IN WARD 1 FROM RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE AND C-2, THOROUGHFARE COMMERCIAL TO UT, URBAN THOROUGHFARE 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 and C-2, Thoroughfare Commercial to UT, Urban Thoroughfare. Section 2: That the City Council of the City of Fayetteville, Arkansas hereby amends the official zoning map of the City of Fayetteville to reflect the zoning change provided in Section 1. Comments: Purchase Order Number: Change Order Number: Previous Ordinance or Resolution # Approval Date: Original Contract Number: Project Number Budget Impact: FundAccount Number Project Title City of Fayetteville Staff Review Form 2026-214 Item ID 2/17/2026 City Council Meeting Date - Agenda Item Only RZN-2025-0067: Rezoning (660 S. CROSSOVER RD/PEAK ROOFING AND EXTERIORS, 527): Submitted by KADEN DAVIS for property located at 660 S. CROSSOVER RD. in WARD 1. The property is zoned RSF-4, RESIDENTIAL SINGLE- FAMILY, FOUR UNITS PER ACRE and C-2, THOUROUGHFARE COMMERCIAL and contains approximately 2.42 acres. The request is to rezone the property to UT, URBAN THOROUGHFARE. N/A for Non-Agenda Item Action Recommendation: Submitted By Jonathan Curth DEVELOPMENT REVIEW (630) Division / Department 1/29/2026 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 -$ -$ 2/17/2026 Mailing address: 113 W. Mountain Street Fayetteville, AR 72701 www.fayetteville-ar.gov CITY COUNCIL MEMO 2026-214 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: Donna Wonsower, Senior Planner SUBJECT: RZN-2025-0067: Rezoning (660 S. CROSSOVER RD/PEAK ROOFING AND EXTERIORS, 527): Submitted by KADEN DAVIS for property located at 660 S. CROSSOVER RD. in WARD 1. The property is zoned RSF-4, RESIDENTIAL SINGLE- FAMILY, FOUR UNITS PER ACRE and C-2, THOROUGHFARE COMMERCIAL and contains approximately 2.42 acres. The request is to rezone the property to UT, URBAN THOROUGHFARE. 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 north of the intersection of E. Huntsville Dr. and S. Crossover Rd. The 2.42-acre parcel is currently split zoned between RSF-4, Residential Single-Family, Four Units per Acre and C-2, Thoroughfare Commercial and has been constructed with a 1,612 square-foot single-family dwelling built in 1968. The property is not located within floodplain, floodway, or any zoning overlays. Request: The request is to rezone the subject property from a split zone of RSF-4, Residential Single-Family, Four Units per Acre and C-2, Thoroughfare Commercial to UT, Urban Thoroughfare. Public Comment: Staff has not received any public comment at this time. Land Use Compatibility: Staff finds the request to be compatible with the surrounding context. The surrounding property is generally characterized by a mix of commercial uses along Huntsville and undeveloped or residential land along Crossover. The uses in this area have existed in a similar form since approximately the 1990s with minimal redevelopment (with the exception of the construction of Happy Hollow Elementary School in 2011), however recent rezonings in the area are shifting towards mixed-use and form based standards. C-2 is a commercial only district that permits both traditional setbacks and form-based standards while UT is a strictly form-based zoning district which permits a mix of residential and commercial uses. Specifically UT requires a minimum of 50% of a building to be located within a 10-25 foot build-to-zone, though existing nonconforming buildings structures may be expanded in size by up to 49% before triggering compliance with this standard. Staff finds the request to rezone the property to UT, Urban Thoroughfare is in line with this shift to more form-based districts and is unlikely to negatively affect surrounding properties given the property’s Mailing address: 113 W. Mountain Street Fayetteville, AR 72701 www.fayetteville-ar.gov frontage along a High Activity Regional Link. Additionally, most properties directly abutting the subject area are undeveloped, creating a buffer between potentially intensive uses permitted within UT and less-intensively developed residential areas to the north and east. Land Use Plan Analysis: Staff finds that the request is consistent with adopted land use policies, the Future Land Use Map designation, and goals of City Plan 2040. The area is designated as a City Neighborhood Area, which recommends that commercial uses would have a residential component and vary in size, variety and intensity. Rezoning to UT would maintain the property’s existing ability to develop with both residential and commercial uses while providing greater variety in uses and more flexibility in design for a long, narrow site. Further, while the property is not part of any specific master plan or overlay district, it is 400 feet north of a Tier 2 Center at the intersection of S. Crossover and E. Huntsville, which the City Plan 2040 describes as “smaller scale urban hubs.” City Plan 2040 also calls for commercial uses to be “mixed-use and office buildings.” The property is also associated with numerous infill attributes, indicating it could appropriately support a wide range of uses and additional density. In recent years, City Council has taken steps to reduce the extent of commercial-only districts along major corridors, including the recent rezoning of 586 acres along the 71B corridor to a new mixed-use Urban Corridor district. Accordingly, staff finds that rezoning the property to UT would permit the property to be developed in a mixed-use style and further the stated goals of the city’s adopted plans and policies. CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score range between 5 and 7 for this site. The following elements of the matrix contribute to this score: 1. Adequate Fire Response (Station 3, 1050 S. Happy Hollow Rd.) 2. Near Sewer Main (6” and 8” within the property) 3. Near Water Main (8”, S. Crossover Rd.) 4. Near Public School (Happy Hollow Elementary) 5. Near Paved Trail (E. Huntsville Rd. Bike Lane) 6. Near ORT Bus Stop (Crossover and Turtle Creek) 7. Appropriate Future Land Use 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. Commissioner Payne motioned and Commissioner Madden seconded. There was some discussion about whether the request could be completed through a conditional use permit. No commissioners were opposed, 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 26, 2026 SUBJECT: RZN-2025-0067: Rezoning (660 S. CROSSOVER RD/PEAK ROOFING AND EXTERIORS, 527): Submitted by KADEN DAVIS for property located at 660 S. CROSSOVER RD. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE and C-2, THOUROUGHFARE COMMERCIAL and contains approximately 2.42 acres. The request is to rezone the property to UT, URBAN THOROUGHFARE. RECOMMENDATION: Staff recommends approval of RZN-2025-0067. RECOMMENDED MOTION: “I move to forward RZN-2025-0067 to City Council with a recommendation of approval.” BACKGROUND: The subject property is in south Fayetteville approximately 400 feet north of the intersection of E. Huntsville Dr. and S. Crossover Rd. The 2.42-acre parcel is currently split zoned between RSF- 4, Residential Single-Family, Four Units per Acre and C-2, Throughfare Commercial and has been constructed with a 1,612 square-foot single-family dwelling built in 1968. The property is not located within floodplain, floodway, or any zoning overlays. 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 RSF-4, Residential Single-Family, 4 Units per Acre South Undeveloped C-2, Throughfare Commercial East Undeveloped RSF-4, Residential Single-Family, 4 Units per Acre C-2, Throughfare Commercial West Undeveloped RSF-4, Residential Single-Family, 4 Units per Acre Request: The request is to rezone the subject property from a split zone of RSF-4, Residential Single-Family, Four Units per Acre and C-2, Throughfare Commercial to UT, Urban Thoroughfare. Public Comment: Staff has not received any public comment at this time. Planning Commission January 26, 2026 RZN-2025-0067 (PEAK ROOFING AND EXTERIORS) Page 1 of 21 (UPDATED WITH MEETING RESULTS) INFRASTRUCTURE AND ENVIRONMENTAL REVIEW: Streets: The property’s frontage along S. Crossover Rd, a high-activity regional link, is fully improved with asphalt paving, sidewalk, and curb and gutter. Any street improvements required in these areas would be determined at the time of development proposal Water: Public water is available to the subject area. There is an existing 8-inch water main along the S. Crossover Rd. Sewer: Sanitary sewer is available to the subject area. There is an existing 8-inch main on the east side of the subject property and existing 6-inch main on the south side if the subject property. There are no known wet weather sewer capacity issues identified in the City’s 2021 Sewer Master Plan adjacent to 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 3, located at 1050 S. Happy Hollow Rd., protects this site. The property is located approximately 0.7 miles from the fire station with an anticipated drive time of approximately 2 minutes using existing streets. The anticipated response time would be approximately 4.2 minutes. Fire Department response time is calculated based on the drive time plus 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, UT, Urban Thoroughfare requires 15% minimum canopy preservation. The current zoning districts, RSF-4, Residential Single- Family, Four Units per Acre and C-2, Throughfare Commercial require 25% and 15% minimum canopy preservation respectively. CITY PLAN 2040 FUTURE LAND USE PLAN: The City Plan 2040 Future Land Use Plan designates the property within the proposed rezone as City Neighborhood. Planning Commission January 26, 2026 RZN-2025-0067 (PEAK ROOFING AND EXTERIORS) Page 2 of 21 City Neighborhood Areas are more densely developed than residential neighborhood areas and provide a mix of non-residential and residential uses. This designation supports the widest spectrum of uses and encourages density in all housing types, from single-family to multi-family. Non-residential and commercial uses are primarily located at street intersections and along major corridors. Ideally, commercial uses would have a residential component and vary in size, variety and intensity. The street network should have a high number of intersections creating a system of small blocks with a high level of connectivity between neighborhoods. Building setbacks and landscaping are urban in form with street trees typically being located within the sidewalk zone. CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score of 5-7 for this site with a weighted score of 8.5. The following elements of the matrix contribute to the score: • Adequate Fire Response (Station 3, 1050 S. Happy Hollow Rd.) • Near Sewer Main (6” and 8” within the property) • Near Water Main (8”, S. Crossover Rd.) • Near Public School (Happy Hollow Elementary) • Near Paved Trail (E. Huntsville Rd. Bike Lane) • Near ORT Bus Stop (Crossover and Turtle Creek) • Appropriate Future Land Use FINDINGS OF THE STAFF 1. A determination of the degree to which the proposed zoning is consistent with land use planning objectives, principles, and policies and with land use and zoning plans. Finding: Land Use Compatibility: Staff finds the request to be compatible with the surrounding context. The surrounding property is generally characterized by a mix of commercial uses along Huntsville and undeveloped or residential land along Crossover. The uses in this area have existed in a similar form since approximately the 1990s with minimal redevelopment (with the exception of the construction of Happy Hollow Elementary School in 2011), however recent rezonings in the area are shifting towards mixed-use and form based standards. C-2 is a commercial only district that permits both traditional setbacks and form-based standards while UT is a strictly form- based zoning district which permits a mix of residential and commercial uses. Specifically UT requires a minimum of 50% of a building to be located within a 10-25 foot build-to-zone, though staff existing nonconforming buildings structures may be expanded in size by up to 49% before triggering compliance with this standard per UDC 164.12. Staff finds the request to rezone the property to UT, Urban Thoroughfare is in line with this shift to more form-based districts and is unlikely to negatively affect surrounding properties given the property’s frontage along a High Activity Regional Link. Additionally, most properties directly abutting the subject area are undeveloped, creating a buffer between potentially intensive uses permitted within UT and less-intensively developed residential areas to the north and east. Land Use Plan Analysis: Staff finds that the request is consistent with adopted land use policies, the Future Land Use Map designation, and goals of City Plan 2040. The area is designated as a City Neighborhood Area, which Planning Commission January 26, 2026 RZN-2025-0067 (PEAK ROOFING AND EXTERIORS) Page 3 of 21 recommends that commercial uses would have a residential component and vary in size, variety and intensity. Rezoning to UT would maintain the property’s existing ability to develop with both residential and commercial uses while providing greater variety in uses and more flexibility in design for a long, narrow site. Further, while the property is not part of any specific master plan or overlay district, it is 400 feet north of a Tier 2 Center at the intersection of S. Crossover and E. Huntsville, which the City Plan 2040 describes as “smaller scale urban hubs.” City Plan 2040 also calls for commercial uses to be “mixed-use and office buildings.” The infill score for this parcel is relatively high, with a weighted score of 8.5, indicating the property could likely support a wide range of uses and additional density. In recent years City Council has taken steps to reduce the extent of residential or commercial only districts along major corridors, including the recent rezoning of 586 acres along the 71B corridor to a new mixed-use Urban Corridor district. Accordingly, staff finds that rezoning the property to UT would permit the property to be developed in a mixed-use style and further the stated goals of the city’s adopted plans and policies. 2. A determination of whether the proposed zoning is justified and/or needed at the time the rezoning is proposed. Finding: Staff finds the proposed zoning is justified at this time. The property is split zoned roughly east to west through the middle of the parcel, potentially creating difficulties in the development and use of the property given one district permits only residential uses and one permits only commercial uses. Rezoning the entire parcel to a single district would simplify development entitlement and permitting of future construction on the parcel. 3. A determination as to whether the proposed zoning would create or appreciably increase traffic danger and congestion. Finding: Staff finds that rezoning from a split of RSF-4 and C-2 to UT would not likely create or appreciably increase traffic danger or congestion given the property’s location along a major corridor. UT does not have a stated density limit; however the relatively small size of the parcel, parking, drainage, tree preservation, and other city standards are likely to limit development potential for the site. 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 a split of RSF-4 and C-2 to UT has the potential to alter the population density of the area, though staff finds not likely to an undesirable degree. RSF-4 has a stated residential density maximum of four units per acre, while C-2 does not permit residential dwellings. UT has no stated density limitation. The available infrastructure, water and sewer, and the service volume of S. Crossover Rd., would likely support an increase in population density at this site. Fayetteville Public Schools did not comment on this request. Planning Commission January 26, 2026 RZN-2025-0067 (PEAK ROOFING AND EXTERIORS) Page 4 of 21 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-2024-0067 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 §161.07 District RSF-4, Residential Single-Family - Four (4) Units Per Acre o §161.23 District C-2, Thoroughfare Commercial o §161.24 District Urban Thoroughfare • Long-Range Planning Memo • Request Letter Planning Commission January 26, 2026 RZN-2025-0067 (PEAK ROOFING AND EXTERIORS) Page 5 of 21 X PAYNE MADDEN 5-0-0 “I move to forward RZN-2025-0067 to City Council with a recommendation of approval.” CROS SO V E R R D HUNTSVILLE RD ST O NE BRIDGE RD HA P P Y H O LLO W RD WYMAN RD DEADHORSE MOUNTAINRD I-2 C-2 RMF-24 R-O R-A RSF-4 RPZD RSF-1 C-1 MSC P-1 I-1 NC CS RI-U UN Regional Link Neighborhood Link Regional Link - High Activity Unclassified Alley Residential Link Planned Neighborhood Link Shared-Use Paved Trail Trail (Proposed) Fayetteville City Limits Planning Area One Mile View RZN-2025-0067 660 S. CROSSOVER RD N 0 0.25 0.50.13 Miles Planning Area Fayetteville City Limits Subject Property Planning Commission January 26, 2026 RZN-2025-0067 (PEAK ROOFING AND EXTERIORS) Page 6 of 21 Proposed UT NEELYPL SH E R LO C KAVE TRAVIS ST PIER R EMON T DR HOLMES DR TURTLE CREEK DR CRO S S OV E R RD HUNTSVILLE RD C-2 RSF-4 R-A RPZD CS NS-G Regional Link - High Activity Residential Link Trail (Proposed) Planning Area Fayetteville City Limits Close Up View RZN-2025-0067 660 S. CROSSOVER RD N 0 150 300 450 60075 Feet Subject Property Zone Proposed C-2 RSF-4 UT 0.0 0.0 2.4 Total 2.4 ac1:2,400 Current 1.2 1.2 0.0 Planning Commission January 26, 2026 RZN-2025-0067 (PEAK ROOFING AND EXTERIORS) Page 7 of 21 ST O N E BRID GE R D HUNTSVILLE RD ST ONE BR I DGE RD CR O SSO V E R RD 2025 Imagery | EagleView Technologies | Surdex Corporation Neighborhood Link Regional Link - High Activity Residential Link Planned Neighborhood Link Trail (Proposed) Planning Area Fayetteville City Limits Current Land Use RZN-2025-0067 660 S. CROSSOVER RD N 0 225 450 675 900112.5 Feet Subject Property Undeveloped Commercial, Undeveloped, and Single-Family Residential Mixed Residential and Institutional 1:3,600 Undeveloped Planning Commission January 26, 2026 RZN-2025-0067 (PEAK ROOFING AND EXTERIORS) Page 8 of 21 City Neighborhood Civic Institutional Natural Residential Neighborhood CROS SO V E R R D HUNTSVILLE RD ST O NE BRIDGE RD HA P P Y H O LLO W RD WYMAN RD DEADHORSE MOUNTAINRD Regional Link Neighborhood Link Regional Link - High Activity Unclassified Alley Residential Link Planned Neighborhood Link Planning Area Fayetteville City Limits Trail (Proposed) City Neighborhood Civic Institutional Civic and Private Open Space Industrial Natural Non-Municipal Government Residential Neighborhood Rural Residential Urban Center Future Land Use RZN-2025-0067 660 S. CROSSOVER RD N 0 610 1,220 1,830 2,440305 Feet Subject Property 1:10,000 Planning Commission January 26, 2026 RZN-2025-0067 (PEAK ROOFING AND EXTERIORS) Page 9 of 21 161.07 District RSF-4, Residential Single-Family - Four (4) Units Per Acre (A) Purpose. The RSF-4 Residential District is designed to permit and encourage the development of low density detached dwellings in suitable environments, as well as to protect existing development of these types. (B) Uses. (1) Permitted Uses. Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 41 Accessory dwellings Unit 46 Short-term rentals (2) Conditional Uses. Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 9 Two-family dwellings Unit 12a Limited business Unit 24 Home occupations Unit 36 Wireless communications facilities Unit 44 Cluster Housing Development (C) Density. Single-family dwellings Two (2) family dwellings Units per acre 4 or less 7 or less (D) Bulk and Area Regulations. Single-family dwellings Two (2) family dwellings Lot minimum width 70 feet 80 feet Lot area minimum 8,000 square feet 12,000 square feet Land area per dwelling unit 8,000 square feet 6,000 square feet Hillside Overlay District Lot minimum width 60 feet 70 feet Hillside Overlay District Lot area minimum 8,000 square feet 12,000 square feet Land area per dwelling unit 8,000 square feet 6,000 square feet (E) Setback Requirements. Planning Commission January 26, 2026 RZN-2025-0067 (PEAK ROOFING AND EXTERIORS) Page 10 of 21 Front Side Rear 15 feet 5 feet 15 feet (F) Building Height Regulations. Building Height Maximum 3 stories (G) Building Area. On any lot the area occupied by all buildings shall not exceed 40% of the total area of such lot. Accessory ground mounted solar energy systems shall not be considered buildings. (Code 1991, §160.031; Ord. No. 4100, §2 (Ex. A), 6-16-98; Ord. No. 4178, 8-31-99; Ord. No. 4858, 4-18- 06; Ord. No. 5028, 6-19-07; Ord. No. 5128, 4-15-08; Ord. No. 5224, 3-3-09; Ord. No. 5312, 4-20-10; Ord. No. 5462, 12-6-11; Ord. No. 5921, §1, 11-1-16; Ord. No. 5945, §8, 1-17-17; Ord. No. 6015, §1(Exh. A), 11-21-17; Ord. No. 6245, §2, 10-15-19; Ord. No. 6427, §§1(Exh. C), 2, 4-20-21) Editor's note(s)—Ord. No. 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 26, 2026 RZN-2025-0067 (PEAK ROOFING AND EXTERIORS) Page 11 of 21 161.23 District C-2, Thoroughfare Commercial (A) Purpose. The Thoroughfare Commercial District is designed especially to encourage the functional grouping of these commercial enterprises catering primarily to highway travelers. The intent of this district is to allow administrative approval if the developer deci des to use urban form, in compliance with the build-to zone and minimum buildable street frontage as specified herein. (B) Uses. (1) Permitted Uses. Unit 1 City-wide uses by right Unit 4 Cultural and recreational facilities Unit 5 Government Facilities Unit 13 Eating places Unit 14 Hotel, motel, and amusement facilities Unit 16 Shopping goods Unit 17 Transportation trades and services Unit 18 Gasoline service stations and drive-in/drive-through restaurants Unit 19 Commercial recreation, small sites Unit 20 Commercial recreation, large sites Unit 25 Offices, studios, and related services Unit 33 Adult live entertainment club or bar Unit 34 Liquor store Unit 40 Sidewalk Cafes Unit 44 Cluster Housing Development Unit 45 Small scale production 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 21 Warehousing and wholesale Unit 28 Center for collecting recyclable materials Unit 29 Dance Halls Unit 32 Sexually oriented business Unit 35 Outdoor music establishments Unit 36 Wireless communications facilities Unit 38 Mini-storage units Unit 42 Clean technologies Unit 43 Animal boarding and training (C) Density. None. (D) Bulk and Area Regulations. None. (E) Setback Regulations. Front 15 feet Front, if parking is allowed between the right-of-way and the building 50 feet Side None Planning Commission January 26, 2026 RZN-2025-0067 (PEAK ROOFING AND EXTERIORS) Page 12 of 21 Side, when contiguous to a residential district 15 feet Rear 20 feet Urban Form Setback Regulations: Front A build-to zone that is located between 10 feet and a line 25 feet from the front property line Side and rear None Side or rear, when contiguous to a single-family residential district 15 feet (F) Building Height Regulations. Building Height Maximum 6 stories* * If a building exceeds the height of two (2) stories, the portion of the building that exceeds two (2) stories shall have an additional setback from side boundary line of an adjacent residential district. The amount of additional setback for the portion o f the building over two (2) stories shall be equal to the difference between the total height of that portion of the building, and two (2) stories. (G) Building Area. On any lot, the area occupied by all buildings shall not exceed 60% of the total area of such lot. Accessory ground mounted solar energy systems shall not be considered buildings. (H) Urban form minimum buildable street frontage: 50% of the lot width. (Code 1965, App. A., Art. 5(VI); Ord. No. 1833, 11-1-71; Ord. No. 2351, 6-2-77; Ord. No. 2603, 2-19-80; Ord. No. 1747, 6-29-70; Code 1991, §160.036; Ord. No. 4034, §3, 4, 4-15-97; Ord. No. 4100, §2 (Ex. A), 6-16-98; Ord. No. 4178, 8-31-99; Ord. No. 4727, 7-19-05; Ord. No. 4992, 3-06-07; Ord. No. 5028, 6-19- 07; Ord. No. 5195, 11-6-08; Ord. No. 5312, 4-20-10; Ord. No. 5339, 8-3-10; Ord. No. 5353, 9-7-10; Ord. No. 5462, 12-6-11; Ord. No. 5592, 6-18-13; Ord. No. 5664, 2-18-14; Ord. No. 5735, 1-20-15; Ord. No. 5800, §1(Exh. A), 10-6-15; Ord. No. 5921, §1, 11-1-16; Ord. No. 5945, §§5, 7, 1-17-17; Ord. No. 6015, §1(Exh. A), 11-21-17; Ord. No. 6164, §§1, 6, 7, 4-2-19; Ord. No. 6223, §1, 9-3-19; Ord. No. 6245, §2, 10- 15-19; Ord. No. 6521, §5, 1-18-22) Planning Commission January 26, 2026 RZN-2025-0067 (PEAK ROOFING AND EXTERIORS) Page 13 of 21 161.24 Urban Thoroughfare (A) Purpose. The Urban Thoroughfare District is designed to provide goods and services for persons living in the surrounding communities. This district encourages a concentration of commercial and mixed use development that enhances function and appearance along major thoroughfares. Automobile-oriented development is prevalent within this district and a wide range of commercial uses is permitted. For the purposes of Chapter 96: Noise Control, the Urban Thoroughfare district is a commercial zone. The intent of this zoning district is to provide standards that enable development to be approved administratively. (B) Uses. (1) Permitted Uses. Unit 1 City-wide uses by right Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 8 Single-family dwellings Unit 9 Two (2) family dwellings Unit 10 Three (3) and four (4) family dwellings Unit 13 Eating places Unit 14 Hotel, motel and amusement services Unit 16 Shopping goods Unit 17 Transportation trades and services Unit 18 Gasoline service stations and drive-in/drive-through restaurants Unit 19 Commercial recreation, small sites Unit 24 Home occupations Unit 25 Offices, studios, and related services Unit 26 Multi-family dwellings Unit 34 Liquor store Unit 40 Sidewalk cafes Unit 41 Accessory Dwellings Unit 44 Cluster Housing Development Unit 45 Small scale production 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 20 Commercial recreation, large sites Unit 21 Warehousing and wholesale Unit 28 Center for collecting recyclable materials Unit 29 Dance halls Unit 33 Adult live entertainment club or bar Unit 35 Outdoor music establishments Unit 36 Wireless communication facilities Unit 38 Mini-storage units Unit 42 Clean technologies Planning Commission January 26, 2026 RZN-2025-0067 (PEAK ROOFING AND EXTERIORS) Page 14 of 21 Unit 43 Animal boarding and training Unit 48 Private dormitories (C) Density. None (D) Bulk and Area Regulations. (1) Lot Width Minimum. Single-family dwelling 18 feet All other dwellings None Non-residential None (2) Lot area minimum. None (E) Setback regulations. Front: A build-to zone that is located between 10 feet and a line 25 feet from the front property line. Side and rear: None Side or rear, when contiguous to a single-family residential district: 15 feet (F) Building Height Regulations. Building Height Maximum 5 stories/7 stories* * A building or a portion of a building that is located between 10 and 15 feet from the front property line or any master street plan right-of-way line shall have a maximum height of five (5) stories. A building or portion of a building that is located greater than 15 feet from the master street plan right -of-way shall have a maximum height of seven (7) stories. If a building exceeds the height of two (2) stories, the portion of the building that exceeds two (2) stories shall have an additional setback from any boundary line of an adjacent single family district. The amount of additional setback for the portion of the building over two (2) stories shall be equal to the difference between the total height of that portion of the building, and two (2) stories. (G) Minimum buildable street frontage. 50% of the lot width. (Ord. No. 5312, 4-20-10; Ord. No. 5339, 8-3-10; Ord. No. 5353, 9-7-10; Ord. No. 5462, 12-6-11; Ord. No. 5592, 6- 18-13; Ord. No. 5664, 2-18-14; Ord. No. 5735, 1-20-15; Ord. No. 5800, §1(Exh. A), 10-6-15; Ord. No. 5921, §1, 11-1- 16; Ord. No. 5945, §§5, 7, 8, 1-17-17; Ord. No. 6015, §1(Exh. A), 11-21-17; Ord. No. 6223, §1, 9-3-19; 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. Planning Commission January 26, 2026 RZN-2025-0067 (PEAK ROOFING AND EXTERIORS) Page 15 of 21 TO: Donna Wonsower, Senior Planner FROM: Kylee Cole, Long Range & Preservation Planner MEETING DATE: January 12, 2026 SUBJECT: Long Range Planning Comments Regarding RZN-2025-0067 BACKGROUND: The applicant requests to rezone approximately 2.42 acres from a mix of RSF-4, Residential Single-Family, Four Units Per Acre and C-2, Thoroughfare Commercial, to UT, Urban Thoroughfare. The applicant indicates the intent is to use the existing residential building as an administrative office for a roofing contractor. 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. 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 City Neighborhood area, which are “more densely developed than residential neighborhood areas and provide a mix of non-residential and residential uses.” This designation supports the widest spectrum of uses and encourages density in all housing types and non-residential and commercial uses along major corridors.1 The request aligns with this designation by adding commercial use opportunities to the site and retaining housing as a permitted use. The applicant states that the intent is to use the existing house as an office, since this may be permitted under the nonconforming structures portion of the code regardless of zoning district, a mixed-use district like CS, Community Services may be more appropriate long-term. This would allow future redevelopment of the site with a greater variety of uses and more flexible setback regulations. An alternative district like CS would also avoid some of the less appropriate uses permitted by right in UT, like transportation trades and services or gas stations. 1 City Plan 2040, 130. Planning Commission January 26, 2026 RZN-2025-0067 (PEAK ROOFING AND EXTERIORS) Page 16 of 21 Property History: The subject property contains a single-family dwelling constructed ca. 1981, according to Washington County Tax Assessor records. The building is not of historic age. This area was annexed into the city in 1967 (Ord. No. 1967). In 1970, the property was zoned R-1, Low Density Residential. In 2003, a portion of the property was rezoned C-2 following a buffer model along Huntsville Rd. which resulted in numerous split zoned properties in the area. A mixed-use district may be the most appropriate fit to facilitate the widest range of uses and future flexibility envisioned by the future land use designation. Planning Commission January 26, 2026 RZN-2025-0067 (PEAK ROOFING AND EXTERIORS) Page 17 of 21 Project Narrative – Rezoning Request Property: 660 S Crossover Rd Current Zoning: RSF-4 & C-2 (split) Requested Zoning: Urban Thoroughfare (UT) for entire parcel Acreage: ±2.42 acres (per contract) Overview The applicant requests rezoning of the RSF-4 portion of the property to Urban Thoroughfare (UT) in order to unify the parcel under a single zoning classiﬁcation consistent with the City’s vision for the S Crossover Road corridor. The property is currently split-zoned, which creates functional and regulatory inefficiencies. UT zoning provides an appropriate, lower-intensity commercial framework that aligns with corridor character while maintaining compatibility with nearby residential uses. Why Urban Thoroughfare (UT) Is Appropriate UT zoning is speciﬁcally intended for transitional, corridor-based development that supports service, office, and neighborhood-scale commercial uses without the intensity associated with general commercial districts. This designation is appropriate because: • S Crossover Road functions as a major urban corridor, not a residential street. • Commercial zoning already exists immediately to the south, establishing precedent. • UT supports office and service uses that generate limited traffic and minimal noise. • The existing residence will remain, preserving neighborhood scale and acting as a buffer. • UT better reﬂects the City’s land-use intent than C-2 by emphasizing context- sensitive development. Compatibility & Operations The proposed use is a low-impact administrative office with no customer traffic, no outdoor operations, and no exterior modifications. Traffic generation is comparable to, or less than, a single-family residence. Screening, storage, and activity will remain fully compliant with City code. No heavy industrial use is proposed – only light administrative office and possibility of small shop in the future. Planning Commission January 26, 2026 RZN-2025-0067 (PEAK ROOFING AND EXTERIORS) Page 18 of 21 Conclusion Rezoning to Urban Thoroughfare (UT) unifies the parcel, supports the City’s corridor strategy, and allows a restrained, compatible commercial use that protects adjacent properties while aligning with long-term planning goals of the City of Fayetteville. Planning Commission January 26, 2026 RZN-2025-0067 (PEAK ROOFING AND EXTERIORS) Page 19 of 21 Letter of Intent / Justiﬁcation Letter (CUP + Rezoning) Letter of Intent – CUP & Rezoning To: City of Fayetteville Planning Division From: Kirby Davis, Peak Rooﬁng & Exteriors Re: CUP & Rezoning Applications – 660 S Crossover Rd We respectfully request approval of a Conditional Use Permit to allow an administrative rooﬁng contractor office within the existing residence at 660 S Crossover Rd, and rezoning of the RSF-4 portion of the property to Urban Thoroughfare to unify zoning across the parcel. The property is currently split-zoned RSF-4 and C-2, which is impractical for long-term use and inconsistent with the function and character of S Crossover Road. In coordination with the City’s feedback, we are seeking UT zoning, which more accurately reﬂects the corridor’s role as a transitional urban thoroughfare while allowing lower-intensity commercial activity compatible with nearby residential uses. This location is well suited for UT zoning and the proposed use due to: • The property’s frontage on S Crossover Road, a major arterial corridor • Immediate adjacency to existing commercial zoning and use to the south • UT’s intent to support office and service-oriented uses with limited impacts • The existing residence remaining in place, preserving neighborhood scale and serving as a buffer • No exterior modiﬁcations proposed as part of this request • Low traffic, low noise, and minimal physical impact Peak Rooﬁng & Exteriors is a local service business with 4 employees, no crews, no customer traffic, and administrative office work only. Our use is signiﬁcantly lower impact than typical residential use and will not burden infrastructure or adjacent properties. Future plans may include a small shop behind the house after full engineering review and approval. No additional construction is part of this request. We believe the requested UT rezoning and CUP are consistent with City Code criteria, support the City’s long-term vision for the Crossover corridor, and provide a balanced, context-sensitive transition between residential and commercial land uses. Planning Commission January 26, 2026 RZN-2025-0067 (PEAK ROOFING AND EXTERIORS) Page 20 of 21 Respectfully, Kirby Davis Peak Rooﬁng & Exteriors Screening Plan Here is what we will include: Screening Measures: • Equipment stored behind house • 6–8 ft privacy fence extension if required • Existing vegetation retained • No outdoor materials • Trailers screened from public view by structure + fencing • No loud machinery • All commercial activity indoors This satisﬁes Fayetteville’s screening code requirements for small-scale contractor offices. Traffic Impact Statement Traffic Impact Statement – 660 S Crossover Rd Peak Rooﬁng’s office generates: • 4 daily employee trips (AM + PM) • 1–2 occasional subcontractor visits • 0 customer trips Total peak hour trips: 4–6, which is below a typical single-family residence. Per the ITE Trip Generation Manual (LUC 210 – Single-Family Detached Housing), a typical home generates approximately 9–10 weekday trips. Our use with 4 employees plus 1–2 occasional subcontractor visits will generate similar or fewer trips than existing residential use and no peak-hour spikes. No roadway improvements are needed. Planning Commission January 26, 2026 RZN-2025-0067 (PEAK ROOFING AND EXTERIORS) Page 21 of 21 Form vl.55 I\I\A media Account#: NWCL5004205 Company: CITY OF FAYETTEVILLE-CLERKS OFFI 113 W MOUNTAIN FAYET I'EVILLE, AR 72701 Ad number#: 578077 PO #: Matter of: ORD 6977 AFFIDAVIT•STATE OF ARKANSAS 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 6977 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$92.72. (Includes$0.00 Affidavit Charge). NWA Democrat Gazette 02/22/26;NWA nwaonline.com 02/22/26 W4e1-41-?-140-1-f, ,,,,,,,i,,, �� \1c71 ERASi Legal Clerk v �,�s o., ti//// O..0 J•�.'•N 2? 3T+A State of ARKANSAS,County of Sebastian = OTAR y Subscribed and sworn to before me on this 23rd day of February,2026 - v 2 ao•40 a pUBL\C 0. 2 NO ARY PUBLIC Ordinance:6977 File Number: 2026-214 AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2025- 67 FOR APPROXIMATELY 2.42 ACRES LOCATED AT 680 SOUTH CROSSOVER ROAD IN WARD 1 FROM RSF-4,RESIDENTIAL SIN- GLE-FAMILY,FOUR UNITS PER ACRE AND C-2,THOROUGHFARE COMMERCIAL TO UT, URBAN THOROUGHFARE 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 and C-2, Thoroughfare Commercial to UT,Urban Thor- oughfare. 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:592.72 February 22,2026 578077