HomeMy WebLinkAboutOrdinance 69811 13 West Mountain Street
Fayetteville, AR 72701
(47e) 575-8323
Ordinance: 6981
File Number: 2026-l I I
AN ORDINANCE TO APPROVE A PLANNED ZONING DISTRICT ENTITLED PZD-2025-OO5 FOR
APPROXIMATELY 9 ACRES LOCATED AT NORTH CROSSOVER ROAD AND EAST ZION ROAD IN
WARD 3
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS:
Section l: That the City Council of the City of Fayetteville, Arkansas hereby approves PZD-2025-05 as described in
Exhibits "A" (map), "8" (legal description), and "C" (PZD booklet) attached to the Planning Division's Agenda Memo
which allows the development of approximately 7 acres of commercial uses and 2 acres for detention, drainage
features, and nafural spaces.
Section 2: That the official zoning map of the City of Fayetteville, Arkansas is hereby amended to reflect the zoning
criteria change provided in Section I above.
PASSED and APPROVED on March 17,2026
Approved:Attest:
Molly Rawn,City
This publication was paid for by the City Clerk-Treasurer of the City of Fayetteville,
Arkansas. Amount Paid: $85.12
Poge 1
CITY OF
FAYETTEVI LLE
ARKANSAS
CITY COUNCIL MEMO
2026-1 11
MEETING OF MARCH 17,2026
TO:
THROUGH:
Mayor Rawn and City Council
Keith Macedo, Chief of Staff
Jonathan Curth, Development Services Director
Jessica Masters, Planning DirectorFROM:
SUBJECT:PZO-2025-0005: Planned Zoning District (N. CROSSOVER RD & E. ZION RD/THE
MARKET AT CROSSOVER, 138): Submitted by CEI ENGINEERING for property
located on N. GROSSOVER RD & E. ZION RD. in WARD 3. The propefi is zoned
RPZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 9.00
acres. The request is to rezone the property to a PLANNED ZONING DISTRICT.
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 at the northeast corner of N. Crossover Road and where a proposed extension of E.
Zion Road is underway in association with the Chandler Crossing subdivision. The propefi is currently zoned
under a Planned Zoning District (PZD) and it received this designation in 2021 (Ord. 6421).
Proposal: The applicant requests to rezone the property to a new Planned Zoning District with two planning
areas, as described below:
. Planning Area#1(Commercial) - 7.00 acres: This area will encompass the West side of the development,
and will allow for commercial uses, with the primary intention of developing a grocery store and a separate
convenience store with fueling stations on the property.
. Planning Area#2 (Detention and open space) -2.00 acres: This area will encompass the east side of the
propefi, and will set aside land for detention, drainage features, and natural spaces.
Public Comment: Staff received inquiries about this proposal ahead of Planning Commission, but no direct
comments regarding opposition or support. lndividuals expressed some curiosity about the proposed use of
the grocery store, suggesting it may be supported by the surrounding community. One member of the public
spoke in opposition to the request at the Planning Commission meeting with concerns about drainage, and
with concerns about the overall Chandler Crossing development.
Land Use Compatibility: Staff finds that the proposed PZD is compatible with the surrounding land uses. The
existing PZD allows for uses that primarily align with the CS zoning district, though also currently allows for gas
stations and drive-thru restaurants by right. The current PZD also allows for residential uses by-right, which
staff recommended incorporation of in to the applicant's current proposal; the applicant took this feedback from
Mailing address:
113 W. Mountain Street
Fayettevil le, AR 7 2701,
www.fayettevi I le-a r. gov
staff and Planning Commission, and has now incorporated multi-family as a by-right use in this zoning district.
A key difference between the existing PZD requirements and the applicant's proposal reflects standards more
in line with a traditional zoning pattern with traditional setbacks, rather than an urban form with a build-to zone.
There is, however, a strong, existing pattern of traditional setbacks along this portion of N. Crossover Road
which may help justiff this shift in this instance, rather than holding firm to the urban form standard here; the
properties to the west and southwest on the other side of the intersection are built to traditional setbacks, and
the properties to the north and south are built to a rural standard currently. Form-based zoning is meant to
encourage development to address the street to create a more walkable and pedestrian-friendly environment.
The applicant's proposalwill require that additional pedestrian-oriented elements and users of alternative forms
of transportation are still accommodated at this site by writing higher-level requirements into their plans and
requirements. Staff finds that this outcome will still benefit pedestrians and the surrounding community while
still respecting the existing development pattern in the area.
Land Use Plan Analysis: Staff finds that the proposed PZD is aligned with several goals of City Plan 2040,
especially if mixed-use is still prioritized in the applicant's request. The infill score of the property is 7 at the
highest level, though the Future Land Use map designates this area as a City Neighborhood Area, which calls
for commercial and mixed-use development along intersections and major corridors; the applicant's proposal is
directly in line with that goal. By providing heightened design standards at the property, orienting at least part
of the use toward a proposed new trail along N. Crossover Road, and seeking to provide safe pedestrian
walkways throughout the proposed parking lot, staff finds that the applicant's request is compatible with the
current land use surroundings. This proposal is an incremental step towards the overarching City's goals.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040's lnfill Matrix indicates a score range ot 5-7 for this site.
Elements contributing to the highest score include the following:
Adequate Fire Response (Station #5,2979 N. Crossover Road)
Near Sewer Main (8" PVC and 10" DIP in N. Crossover Road)
Near Water Main (12" PVC)
Near City Park (Lake Fayetteville)
Near Paved Trail (On-Street Bike Facility on N. Crossover; Planned Off-street Facility)
Near ORT Bus Stop (N. Crossover Road)
Appropriate Future Land Use (City Neighborhood)
DISCUSS!ON:
At the January 12,2026 Planning Commission meeting, a vote of 6-1-0 forwarded the request to City Council
with a recommendation of approval. Commissioner Payne made the motion, with Gulley seconding.
Commissioner Werner voted in opposition, citing concerns in the discussion about whether the use was
needed in this location, and issues with the removal of the form-based standards that currently govern the site.
Commissioner McGetrick supported the applicant's site plan and design standards but raised concerns about
the broader amendment process for Chandler Crossing, the potentialweakening of its master plan, and the
need for clarity on how the proposal ensures the full development of Zion Road. Commissioners who voted in
favor supported the applicant's request, appreciating the applicant's efforts to propose heightened design
criteria and insert additional uses to promote the opportunity for mixed-use development in the future. Noting
that the use was needed in this area, Commissioner Madden also stated that grocery stores outside of heavily
urbanized areas were almost impossible to installwithout adequate parking and supported the applicant's
efforts to make the site as walkable as possible. One member of the public spoke in opposition to the request,
expressing concerns about water and drainage, and continued opposition to Chandler Crossing.
BUDGET/STAFF IMPACT:
N/A
o
a
a
a
Mailing address:
113 W. Mountain Street
Fayetteville, AR 727OI
www.fayettevi I le-a r. gov
a
a
o
ATTACHMENTS: 3. Staff Review Form, 4. Exhibit A, 5. Exhibit B, 6. Exhibit C PZD Booklet, 7. Planning
Commission Staff Report, 8. Additional lnformation - Landscape Plan Rendering - Applicant, 9. Additional
lnformation - Preliminary Grading Plan - Applicant, 10. Additional lnformation - FPD Accident Severity 2023-
2025
Mailing address:
113 W. Mountain Street
Fayetteville, AR 7270L
www.fayettevi I le-a r. gov
City of Fayetteville, Arkansas
1 13 West Mountain Street
Fayetteville, AR 72701
(479) s75-8323
Legislation Text
File #: 2026-111
AN ORDINANCE TO APPROVE A PLANNED ZONING DISTRICT ENTITLED PZD-2025.005
FOR APPROXIMATELY 9 ACRES LOCATED AT NORTH CROSSOVER ROAD AND EAST
ZION ROAD IN WARD 3
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,
ARKANSAS:
Section l: That the City Council of the City of Fayetteville, Arkansas hereby approves PZD-2025-05 as
described in Exhibits "A" (map), "B" (legal description), and "C" (PZD booklet) attached to the
Planning Division's Agenda Memo which allows the development of approximately 7 acres of
commercial uses and 2 acres for detention, drainage features, and natural spaces.
Section 2: That the official zoning map of the City of Fayetteville, Arkansas is hereby amended to
reflect the zoning criteria change provided in Section I above.
Page 1
Jonathan Curth
City of Fayetteville Staff Review Form
2026-111
ltem !D
21312026
City Council Meeting Date - Agenda ltem Only
N/A for Non-Agenda ltem
uls/2026 DEVELOPMENT REV| EW (630)
Submitted By Submitted Date
Action Recommendation :
Divisio n I Department
PZD-2025-0O05: Planned Zoning District (N. CROSSOVER RD & E. ZION RD/THE MARKET AT CROSSOVER, 138):
Submitted by CEI ENGINEERING for property located on N. CROSSOVER RD & E. ZION RD. in WARD 3. The property
is zoned RPZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 9.00 acres. The request is to
rezone the property to a PLANNED ZONING DISTRICI.
Budget Impact:
Account Number
Project Number
Budgeted ltem? No
Does item have a direct cost? No
ls a Budget Adjustment attached? N"
Total Amended Budget
Expenses (Actua l+Encu m )
Available Budget
Item Cost
Budget Adjustment
Remaining Budget
Fund
Project Title
s
s
S
s
S
s
v20221 1 30
Purchase Order Number:
Change Order Number:
Original Contract Number:
Previous Ordinance or Resolution #
Comments:
Approval Date:
3fi C iv il Engineering, Landscape Architecture,
Suruey, Planning & Program Management
GEI 1 1r. St Surte 300
rlonvrlle AR 7 27 12
frce 479 273 9472
)e 1 800 433 4173
ceteng comSolutions for
Lond ond Life
PLANNED ZON!NG DISTRICT BOOKLET
PREPARED FOR:
THE IVIARKET AT CROSSOVER
CROSSOVER ROAD AND ZION ROAD
FAYETTEV!LLE, AR
DATE:
DECEMBER 2025
BENTONVTIT.EIDATTASIFRESNOIHOUSTONITACXSONVTLTEIMTNNEAFOUSIPHTTADETPHTAIPHOENIX
PZD-2025-0005
EXHIBIT A
C/ose Up View
N. CROSSOVER RD & E. ZION
RD
ZION.RD
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ztoN RD ZION RD
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NORTH
Subject Property
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Regional Link
Neighborhood Link
Regional Link - High Activity
Residential Link
Planned Neighborhood Link
Planning Area
Fayetteville City Limits
Shared-Use Paved Trail
Trail (Proposed)
6004500 75 150
Feet
300
1:2,400
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EXHIBIT B
Subject Tract DescriptionGIS Approved
01t0712026
A part of the Northeast Quarter (NE l/4) of the Southwest Quarter (SW l/4). and part of the
Southeast Quarter (SE l/4) of the Northwest Quarter (NW l/4) all in Section 19, Township l7
North, Range 29 West, Washington County, Arkansas, also being apaft of the tract described at
File Number 2021-00029879 in the public records of Washington County, Arkansas and being
described by metes and bounds as follows:
COMMENCING at a 5/8-inch rebar found at the Northeast Corner of said NE l/4 of the SW
I /4 also being the Northeast Comer of said parent tract;
THENCE along the North Line of said parent tract. North 87"44'49" West, passing through a
5/8-inch rebar at a distance of 155.20 feet and continuing for a total distance of 272.02 feet to a
5/8-inch rebar with cap LS#l618 also being the POINT OF BEGINNING;
THENCE departing said North Line, South 02o19'45" West, 397.59 feet to a 5/8-inch rebar with
cap LS#I618;
THENCE North 87o41'00" West, 968.04 feet to a 5/8-inch rebar with cap LS# l6l 8;
THENCE Westerly along the arc of a curve to the right 3 I .83 feet, having a radius of 44.50 feet,
through a central angle of 40o59'18", having a chord bearing and distance of North 67o I l'50"
West, 3l .16 feet to a 5/8-inch rebar with cap LS#1618 set on the East Right-of-Way of North
Crossover Road (AR Highway 265) per ARDOT Job #040518;
THENCE along said East Right-of-Way the following three (3) courses:
l. North 08"21'32 East, 147.86 fbet to a 5/8-inch rebar with Z-inch aluminum cap stamped
LS#l 71 0;
2. North 0l o35'l I " West, 226.14 feet to a 5/8-inch rebar with 2-inch aluminum cap stamped
LS#l 7 I 0;
3. North 00"54'23" West, I 1.00 feet to a 5/8-inch rebar with cap LS#1618;
THENCE along the North Line of said parent tract, South 87"52'19" East, passing through a
5/8-inch rebar with cap LS# I I I 8 at a distance of 773.69 feet and continuing for a total distance
of 888.09 feet to a 5/8-inch rebar with cap LS# I 6l 8;
THENCE continuing along said North Line, South 87"44'49" East, passing through a 5/8-inch
rebar at a distance of 66.70 feet and continuing for a total distance of 109.67 feet returning to the
POINT OF BEGINNING containing 392,073 square feet or 9.00 acres, more or less.