HomeMy WebLinkAboutOrdinance 6978 (2)Page 1
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
Ordinance: 6978
File Number: 2026-215
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2025-73
FOR APPROXIMATELY 0.30 ACRES LOCATED AT 1149 SOUTH WEST AVENUE IN WARD 1 FROM
RMF-24, RESIDENTIAL MULTI-FAMILY, TWENTY-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 RMF-24, Residential Multi-Family, Twenty-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 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-2025-0073 1149 S. WEST AVE RZN-2025-0073
Close Up View EXHIBIT 'A'
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11 a NORTH
Zone Current Proposed
now Regional Link-High Activity RI-U 0.0 0.3
- Unclassified RMF-24 0.3 0.0
- Alley Feet
- Residential Link IiIIII
CPlanning Area 0 75 150 300 450 600
Fayetteville City Limits 1:2,400 Total 0.3 ac
RZN-2025-0073
EXHIBIT B
Lot Numbered Fifteen (15) in Block Numbered Two (2) in Wilson-Dunn Addition to
the City of Fayetteville, Arkansas, as per plat of said addition on file in the office of the
Circuit Clerk and Ex-Officio Recorder of Washington County, Arkansas.
Page 1
City of Fayetteville, Arkansas
Legislation Text
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
File #: 2026-215
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION
RZN 2025-73 FOR APPROXIMATELY 0.30 ACRES LOCATED AT 1149 SOUTH WEST
AVENUE IN WARD 1 FROM RMF-24, RESIDENTIAL MULTI-FAMILY, TWENTY-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 RMF-24, Residential Multi-Family, Twenty-
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.
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 -$
-$
Project Number
Budget Impact:
FundAccount Number
Project Title
City of Fayetteville Staff Review Form
2026-215
Item ID
2/17/2026
City Council Meeting Date - Agenda Item Only
RZN-2025-0073: Rezoning (1149 S. WEST AVE./HORNBACK REVOCABLE TRUST, 562): Submitted by WESLEY BATES
for property located at 1149 S. WEST AVE. in WARD 1. The property is zoned RMF-24, RESIDENTIAL MULTI-FAMILY,
24 UNITS PER ACRE and contains approximately 0.30 acres. The request is to rezone the property to RI-U,
RESIDENTIAL INTERMEDIATE-URBAN.
N/A for Non-Agenda Item
Action Recommendation:
Submitted By
Jonathan Curth DEVELOPMENT REVIEW (630)
Division / Department
Comments:
Purchase Order Number:
Change Order Number:
Previous Ordinance or Resolution #
Approval Date:
Original Contract Number:
2/17/2026
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
CITY COUNCIL MEMO
2026-215
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-2025-0073: Rezoning (1149 S. WEST AVE./HORNBACK REVOCABLE TRUST,
562): Submitted by WESLEY BATES for property located at 1149 S. WEST AVE. in
WARD 1. The property is zoned RMF-24, RESIDENTIAL MULTI-FAMILY, 24 UNITS
PER ACRE and contains approximately 0.30 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 includes 0.30 acres is in south Fayetteville, approximately 200 feet south of the
intersection of S. West Ave. and W. 11th St. To the west, the property is bordered by unimproved alley right-of-
way and while it was previously co-developed with a 1,584 square-foot single-family dwelling , this has since
been removed. The property is not within any zoning overlay or master plan areas
Request: The request is to rezone the subject property from RMF-24, Residential Multifamily, 24 Units per Acre
to RI-U, Residential Intermediate-Urban.
Public Comment: Staff has not received any public comment at this time.
Land Use Compatibility: The subject property is primarily surrounded by single-family homes. There are also a
high number of two-family and other small multifamily dwellings within the block and a large apartment
complex approximately 300 feet to the north. The presence of existing alley right-of-way on the property, albeit
unimproved, offers opportunities for alley-oriented development in line with recent ordinance changes, and
existing alley-loaded development is present in the vicinity. RI-U permits a mix of low-intensity residential types
with no maximum density, including up to four-unit buildings, but maintains a minimum lot width of 18 feet. That
said, staff finds that parking, drainage, tree preservation and other requirements will likely limit the
development potential of the parcel. A rezoning to RI-U could support a broader range of housing types in an
area experiencing increased demand for housing within close proximity to services such as Walker Park, the
Fayetteville National Cemetery, Razorback Greenway, transit stops, grocery stores and other nonresidential
amenities. While RMF-24 and RI-U allow similar uses, RI-U does not allow multifamily structures by right. Staff
finds RI-U’s smaller lot size requirements could encourage compatible infill development without disrupting
neighborhood scale.
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 RI-U zoning district would allow a variety of land uses
in an urban setting, which staff finds to be compatible with the surrounding area. The property has numerous
attributes conducive to appropriate infill. The property is located close to the Razorback Greenway and Tsa-La
Gi Trail, enabling residents to utilize alternative means of transportation. Infill in this area could help support
Goals 1 and 3 by promoting moderate infill in an area that is highly walkable and near transit routes.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score of 8 for this site. The
following elements of the matrix contribute to this score:
1. Adequate Fire Response (Station 9, 2250 S. School Ave.)
2. Near Sewer Main (6”, S. West Ave)
3. Near Water Main (6”, West Side of Property)
4. Near Grocery Store (Walmart Neighborhood Market, El Amanecer Market)
5. Near University of Arkansas Campus
6. Near City Park (Walker Park)
7. Near Paved Trail (Razorback Greenway
8. Near ORT Bus Stop (School at Varsity House)
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 Madden motioned and Commissioner Holeyfield seconded.
There was some discussion about what alley improvements could be triggered. 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-2025-0073: Rezoning (1149 S. WEST AVE./HORNBACK
REVOCABLE TRUST, 562): Submitted by WESLEY BATES for property
located at 1149 S. WEST AVE. The property is zoned RMF-24,
RESIDENTIAL MULTI-FAMILY, 24 UNITS PER ACRE and contains
approximately 0.30 acres. The request is to rezone the property to RI-U,
RESIDENTIAL INTERMEDIATE-URBAN.
RECOMMENDATION:
Staff recommends forwarding RZN-2025-0073 to City Council with a recommendation of
approval.”
RECOMMENDED MOTION:
“I move to forward RZN-2025-0073 to City Council with a recommendation of approval.”
BACKGROUND:
The subject property is in south Fayetteville approximately 200 feet south of the intersection of S.
West Ave. and W. 11th St. The subject area contains 0.30 acres composed of one parcel which is
bordered by unimproved alley right-of-way to the west. The parcel was previously constructed
with a 1,584 square-foot single-family dwelling which has since been removed. The property is
not within any zoning overlay or master plan areas. 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 RMF-24, Residential Multifamily, 24 Units per Acre
South Single-Family Residential RMF-24, Residential Multifamily, 24 Units per Acre
East Single-Family Residential RMF-24, Residential Multifamily, 24 Units per Acre
West Mixed-Density Residential RMF-24, Residential Multifamily, 24 Units per Acre
Request: The request is to rezone the subject property from RMF-24, Residential Multifamily, 24
Units per Acre to RI-U, Residential Intermediate-Urban.
Public Comment: Staff has not received any public comment at this time.
Planning Commission
January 26, 2026
RZN-2025-0073 (HORNBACK REVOCABLE TRUST)
Page 1 of 14
(UPDATED WITH MEETING RESULTS)
INFRASTRUCTURE AND ENVIRONMENTAL REVIEW:
Streets: The subject area has a road frontage along S. West Ave., a fully improved
residential links with asphalt paving, sidewalk and curb & gutter. 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
the west side of S. West Ave.
Sewer: Sanitary sewer is available to the subject area. There is an existing 6-inch sewer
main along the west side of the property within the alley. There are known wet
weather sewer capacity issues identified in the City’s 2025 Sewer Master Plan that
appear in the system 678 feet south of this property.
Drainage: No portion of the property lies with the Hillside-Hilltop Overlay District or FEMA
floodplain, and no protected streams or hydric soils are present in the subject area.
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 9, located at 2250 S. School Ave., protects this site. The property is located
approximately 0.9 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, RI-U, Residential Intermediate-Urban requires 15%
minimum canopy preservation. The current zoning district, RMF-24, Residential
Multifamily, 24 Units per Acre 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 9 for this site
with a weighted score of 11.5. The following elements of the matrix contribute to the score:
• Adequate Fire Response (Station 9, 2250 S. School Ave.)
• Near Sewer Main (6”, S. West Ave)
• Near Water Main (6”, West Side of Property)
Planning Commission
January 26, 2026
RZN-2025-0073 (HORNBACK REVOCABLE TRUST)
Page 2 of 14
• Near Grocery Store (Walmart Neighborhood Market, El Amanecer Market)
• Near University of Arkansas Campus
• Near City Park (Walker Park)
• Near Paved Trail (Razorback Greenway)
• Near ORT Bus Stop (School at Varsity House)
• Near Razorback Bus Stop (Walmart Neighborhood Market)
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. There are also a high number of two-family and other
small multifamily dwellings within the block and a large apartment complex
approximately 300 feet to the north. The presence of existing alley right-of-
way on the property, albeit unimproved, offers opportunities for alley-
oriented development in line with recent ordinance changes, and existing
alley-loaded development is present in the vicinity. RI-U permits a mix of low-
intensity residential types with no maximum density, including up to four-
unit buildings, but maintains a minimum lot width of 18 feet. That said, staff
finds that parking, drainage, tree preservation and other requirements will
likely limit the development potential of the parcel.
A rezoning to RI-U could support a broader range of housing types in an area
experiencing increased demand for housing within close proximity to
services such as Walker Park, the Fayetteville National Cemetery, Razorback
Greenway, transit stops, grocery stores and other nonresidential amenities.
While RMF-24 and RI-U allow similar uses, RI-U permits does not allow
multifamily structures by right. Staff finds RI-U’s smaller lot size
requirements could encourage compatible infill development without
disrupting neighborhood scale.
Land Use Plan Analysis: Staff finds the proposed zoning to be consistent
with the property’s Future Land Use Map designation as Residential
Neighborhood Area. The RI-U zoning district would allow a variety of land
uses in an urban setting, which staff finds to be compatible with the
surrounding area. The property has a relatively high infill score of 9 with a
weighted score of 11.5, indicating it is a suitable location for infill
development. The property is located close to the Razorback Greenway and
Trsa-La Gi Trail, enabling residents to utilize alternative means of
transportation. Infill in this area could help support Goals 1 and 3 by
promoting moderate infill in an area that is highly walkable and near transit
routes.
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 RMF-24 to RI-U.
A rezoning to RI-U would permit the development of more units which could
Planning Commission
January 26, 2026
RZN-2025-0073 (HORNBACK REVOCABLE TRUST)
Page 3 of 14
be subdivided onto individual lots, potentially enabling homeownership of
smaller, more attainable dwelling units in an area of town with a relatively
high concentration of services, amenities, and employment opportunities.
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: Staff finds that rezoning the property to RI-U is not likely to create or
appreciable increase traffic danger and congestion since the subject
property is relatively small. RI-U would also permit alley-oriented
development in line with recent code changes. Any street improvements
required in this area would be determined at the time of development
proposal.
4. A determination as to whether the proposed zoning would alter the population density and
thereby undesirably increase the load on public services including schools, water, and
sewer facilities.
Finding: Rezoning the property from RMF-24 to RI-U has the potential to alter the
population density when considering that RI-U has no set density limitation.
However, given the presence of existing public infrastructure, nearby trails
and other bike infrastructure, and the proximity to nonresidential services
such as grocery stores, 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 678 linear feet
downstream of this property, the small size of the property is also likely to
naturally limit the development capacity of the parcel. Fayetteville Public
Schools did not comment on this request.
5. If there are reasons why the proposed zoning should not be approved in view of
considerations under b (1) through (4) above, a determination as to whether the proposed
zoning is justified and/or necessitated by peculiar circumstances such as:
a. It would be impractical to use the land for any of the uses permitted under
its existing zoning classifications;
b. There are extenuating circumstances which justify the rezoning even
though there are reasons under b (1) through (4) above why the proposed
zoning is not desirable.
Finding: N/A
RECOMMENDATION: Planning staff recommends RZN-2024-0073 be forwarded to City
Council with a recommendation of approval.
________________________________________________________________________
Planning Commission
January 26, 2026
RZN-2025-0073 (HORNBACK REVOCABLE TRUST)
Page 4 of 14
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 §161.12 District RI-U, Residential Intermediate – Urban
o §161.16 District RMF-24, Residential Multi-Family - Twenty-Four (24) Units Per
Acre
• Request Letter
Planning Commission
January 26, 2026
RZN-2025-0073 (HORNBACK REVOCABLE TRUST)
Page 5 of 14
X
MADDEN
HOLEYFIELD
5-0-0
“I move to forward RZN-2025-0073 to City Council with a recommendation of
approval.”
STADIUM
DR
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HACKETT BLVD
SCHOOL
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15TH ST
MARTIN LUTHER
KING JR BLVD
19TH ST
RMF-24
RMF-40
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Regional Link
Neighborhood Link
Regional Link - High Activity
Urban Center
Unclassified
Alley
Residential Link
Planned Neighborhood Link
Shared-Use Paved Trail
Trail (Proposed)
Design Overlay District
Fayetteville City Limits
Planning Area
One Mile View
RZN-2025-0073 1149 S. WEST AVE N
0 0.25 0.50.13 Miles
Planning Area
Fayetteville City Limits
Subject Property
Planning Commission
January 26, 2026
RZN-2025-0073 (HORNBACK REVOCABLE TRUST)
Page 6 of 14
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Regional Link - High Activity
Unclassified
Alley
Residential Link
Planning Area
Fayetteville City Limits
Close Up View
RZN-2025-0073 1149 S. WEST AVE
N
0 150 300 450 60075
Feet
Subject Property
Zone Proposed
RI-U
RMF-24
0.3
0.0
Total 0.3 ac1:2,400
Current
0.0
0.3
Planning Commission
January 26, 2026
RZN-2025-0073 (HORNBACK REVOCABLE TRUST)
Page 7 of 14
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15TH ST 2025 Imagery | EagleView Technologies | Surdex Corporation
Regional Link
Regional Link - High Activity
Unclassified
Alley
Residential Link
Trail (Proposed)
Planning Area
Fayetteville City Limits
Current Land Use
RZN-2025-0073 1149 S. WEST AVE N
0 225 450 675 900112.5
Feet
Subject Property
Commercial
Single-Family Residential
Cultural / Institutional
Multi-Family Residential
1:3,600
Planning Commission
January 26, 2026
RZN-2025-0073 (HORNBACK REVOCABLE TRUST)
Page 8 of 14
161.16 District RMF-24, Residential Multi-Family - Twenty-Four (24) Units Per Acre
(A) Purpose. The RMF-24 Multi-family Residential District is designed to permit and encourage the
developing of a variety of dwelling types in suitable environments in a variety of densities.
(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 26 Multi-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 11 Manufactured home park
Unit
12a
Limited business
Unit 24 Home occupations
Unit 25 Professional offices
Unit 36 Wireless communications facilities
Unit 48 Private dormitories
(C) Density.
Units per acre 24 or less
(D) Bulk and Area Regulations.
(1) Lot Width Minimum.
Manufactured home park 100 feet
Lot within a Manufactured
home park
50 feet
Single-family 35 feet
Two (2) family 35 feet
Three (3) family or more 70 feet
Professional offices 100 feet
(2) Lot Area Minimum.
Manufactured home park 3 acres
Lot within a mobile home park 4,200 square feet
Townhouses: Individual lot 2,000 square feet
Single-family 3,000 square feet
Planning Commission
January 26, 2026
RZN-2025-0073 (HORNBACK REVOCABLE TRUST)
Page 9 of 14
Two (2) family 4,000 square feet
Three (3) family or more 7,000 square feet
Fraternity or Sorority 2 acres
Professional offices 1 acres
(3) Land Area Per Dwelling Unit.
Manufactured Home 3,000 square feet
(E) Setback Requirements.
Front Side Other
Uses
Side
Single &
Two (2)
Family
Rear
Other
Uses
Rear
Single
Family
A build-to zone that is
located between the
front property line and a
line 25 feet from the
front property line.
8 feet 5 feet 20 feet 5 feet
(F) Building Height Regulations.
Building Height Maximum 2 stories/3 stories/5 stories*
* A building or a portion of a building that is located between 0 and 10 feet from the front property
line or any master street plan right-of-way line shall have a maximum height of two (2) stories,
between 10—20 feet from the master street plan right-of-way a maximum height of three (3) stories
and buildings or portions of the building set back greater than 20 feet from the master street plan
right-of-way shall have a maximum height of 5 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 side 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) Building Area. The area occupied by all buildings shall not exceed 50% 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.
(Code 1965, App. A., Art. 5(III); Ord. No. 2320, 4-6-77; Ord. No. 2700, 2-2-81; Code 1991, §160.033; Ord.
No. 4100, §2 (Ex. A), 6-16-98; Ord. No. 4178, 8-31-99; Ord. No. 5028, 6-19-07; Ord. No. 5079, 11-20-07;
Ord. No. 5224, 3-3-09; Ord. No. 5262, 8-4-09; Ord. No. 5312, 4-20-10; Ord. No. 5462, 12-6-11; Ord. No.
5495, 4-17-12; 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, 8, 9, 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. 6658, §6(Exh. E), 5-2-23; 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-2025-0073 (HORNBACK REVOCABLE TRUST)
Page 10 of 14
161.12 District RI-U, Residential Intermediate - Urban
(A) Purpose. The RI-U Residential District is designed to permit and encourage the development of
detached and attached dwellings in suitable environments, to provide a range of housing types
compatible in scale with single-family homes and to encourage a diversity of housing types to meet
demand for walkable urban living.
(B) Uses.
(1) Permitted Uses.
Unit 1 City-wide uses by right
Unit 8 Single-family dwellings
Unit 9 Two (2) family dwellings
Unit 10 Three (3) and four (4) family dwellings
Unit 41 Accessory dwellings
Unit 44 Cluster housing development
Unit 46 Short-term rentals
(2) Conditional Uses.
Unit 2 City-wide uses by conditional use permit
Unit 3 Public protection and utility facilities
Unit 4 Cultural and recreational facilities
Unit 5 Government facilities
Unit
12a
Limited business
Unit 24 Home occupations
Unit 26 Multi-family dwellings
Unit 36 Wireless communications facilities
Unit 48 Private dormitories
(C) Density. None.
(D) Bulk and Area Regulations.
Dwelling
(all types)
Lot width minimum 18 feet
Lot area minimum None
(E) Setback Requirements.
Front Side Other
Uses
Side
Single &
Two (2)
Family
Rear
Other
Uses
Rear, from
centerline
of an alley
A build-to zone that is
located between the
front property, line and a
line 25 feet from the
front property line.
None 5 feet 5 feet 12 feet
Planning Commission
January 26, 2026
RZN-2025-0073 (HORNBACK REVOCABLE TRUST)
Page 11 of 14
(F) Building Height Regulations.
Building height maximum 2 stories/3 stories*
* A building or a portion of a building that is located between 0 and 10 feet from the front property
line or any master street plan right-of-way line shall have a maximum height of two (2) stories.
Buildings or portions of the building set back greater than 10 feet from the master street plan right-
of-way shall have a maximum height of three (3) stories.
(G) Building Area. The area occupied by all buildings shall not exceed 60% of the total lot area.
Accessory ground mounted solar energy systems shall not be considered buildings.
(H) Minimum Buildable Street Frontage. 50% of the lot width.
(Ord. No. 5945, §5(Exh. A), 1-17-17; Ord. No. 6015, §1(Exh. A), 11-21-17; Ord. No. 6245, §2, 10-15-19;
Ord. No. 6427, §§1(Exh. C), 2, 4-20-21; Ord. No. 6879, §2, 5-20-25)
Editor's note(s)—Ord. No. 6888, §1, adopted June 17, 2025 determines that Ordinance 6427 (Sunset
Clause), Ordinance 6625 (extending Sunset Clause), Ordinance 6710 (extending the Sunset
Clause), and Ordinance 6820 (extending the Sunset Clause) be amended so that Ordinance 6427
and all amendments to Code Sections ordained or enacted by Ordinance 6427 shall automatically
sunset, be repealed and become void on November 30, 2025 unless prior to that time and date the
City Council amends this ordinance to repeal or further amend this sunset, repeal and termination
section.
Planning Commission
January 26, 2026
RZN-2025-0073 (HORNBACK REVOCABLE TRUST)
Page 12 of 14
TO: Donna Wonsower, Senior Planner
FROM: Kylee Cole, Long Range & Preservation Planner
MEETING DATE: January 26, 2026
SUBJECT: Long Range Planning Comments Regarding RZN-2025-0073
BACKGROUND:
The applicant requests to rezone approximately 0.30 acres from RMF-24, Residential Multi-
Family, Twenty-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:
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.
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-family housing. Limited business could be permitted by conditional use permit.
1 City Plan 2040, 128.
Planning Commission
January 26, 2026
RZN-2025-0073 (HORNBACK REVOCABLE TRUST)
Page 13 of 14
To: Fayetteville Planning Commission
From: Wes Bates
Re: Rezoning Request – 1149 S West Ave (RMF-24 → RI-U)
Date: 12/10/25
Dear Commissioners,
I am requesting a rezoning of 1149 S West Ave from RMF-24 to RI-U. RI-U zoning already
exists along this portion of West Avenue, and this request extends an established zoning
pattern. The surrounding neighborhood is characterized by smaller-scale residential buildings,
traditional lot patterns, and walkable urban form—all of which are directly supported by the RI-U
district.
In contrast, RMF-24 is an older multifamily zone that anticipates larger apartment blocks and a
development pattern that does not match the scale or character of the street today. Rezoning to
RI-U will result in development that is more compatible in height, form, and intensity with nearby
properties.
RI-U provides the flexibility for context-appropriate infill while ensuring that the built form
remains consistent with the existing neighborhood.
Thank you for your consideration.
Wes Bates
Reviewed by:
Donna Wonsower, AICP
Senior Planner
Development Services
APPROVED
Planning Commission
January 26, 2026
RZN-2025-0073 (HORNBACK REVOCABLE TRUST)
Page 14 of 14
Form v1.55
NVN
media
Account#: NWCL5004205
Company: CITY OF FAYETTEVILLE-CLERKS OFFI
113 W MOUNTAIN
FAYETTEVILLE, AR 72701
Ad number#: 578080
PO#:
Matter of: ORD 6978
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 WASHINGTONBENTON 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 6978
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 BRALegal Cler `s syFP',
•\--\-
State ofARKANSAS,County of Sebastian " �OTAR
Subscribed and sworn to before me on this 23rd day of February,2026 _ P j B_ C
N ARY PUBLIC
Ordinance:6978
File Number: 2026.215
AN ORDINANCE TO REZONE
THE PROPERTY DESCRIBED IN
REZONING PETITION RZN 2025-
73 FOR APPROXIMATELY 0.30
ACRES LOCATED AT 1149
SOUTH WEST AVENUE IN WARD
1 FROM RMF-24,RESIDENTIAL
MULTI-FAMILY, TWENTY-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 RMF-24,Residential
Multi-Family,Twenty-Four Units
per Acre to RI-U,Residential In-
termediate-Urban.
Section 2:That the City Coun-
cil of the City of Fayetteville,
Arkansas hereby amends the
official zoning map of the City of
Fayetteville to reflect the zoning
change provided in Section 1.
PASSED and APPROVED on
February 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:588.16
February 22.2026 578080