HomeMy WebLinkAboutOrdinance 6982Page 1
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
Ordinance: 6982
File Number: 2026-198
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2025-71
FOR APPROXIMATELY 1.80 ACRES LOCATED AT 416 SOUTH WILLOW AVENUE IN WARD 1 FROM
NC, NEIGHBORHOOD CONSERVATION TO UN, URBAN NEIGHBORHOOD AND 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 NC, Neighborhood Conservation to UN, Urban Neighborhood and 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 March 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: $89.68 89
Additional Information Received
Date Received:
MM/DD/YYYY
Time:
00:00 (AM/PM)
From:
Name & Title
To:
Name & Title
Agenda Meeting Date:
MM/DD/YYYY
Civic Clerk Number:
Ex. 2025-994
Forwarded to City
Attorney’s Office and
Department Head
03/09/2026
12:20 PM
Jonathan Curth, Development Services
Director
City Council
03/10/2026
2026-198
Received from Department Head with City
Attorney's included.
Proposed UN
Proposed RI-U
WO
O
D
A
V
E
7TH ST
SOUTH ST
A L LEY
267
WILLOW
AVE
WALKER R D
B A R T O N A V E
A
L
L
E
Y
3
9
9
4TH ST
WASHINGTON
AVE
CO
M
B
S
A
V
E
H
U
N
T
S
V
I
L
L
E
R
D
MARTIN LUTHERKINGJRBLVD
RMF-24RSF-8
DG
NC
RSF-18
RI-U
UN
Neighborhood Link
Urban Center
Unclassified
Alley
Residential Link
Hillside-Hilltop Overlay District
Design Overlay District
Planning Area
Fayetteville City Limits
Close Up View
RZN-2025-0071 416 S. WILLOW AVE
N
0 150 300 450 60075
Feet
Subject Property
Zone Proposed
DG
NC
RI-U
UN
0.0
0.0
0.9
1.0
Total 1.9 ac1:2,400
Current
0.0
1.8
0.0
0.0
Additional Information Received
Date Received:
MM/DD/YYYY
Time:
00:00 (AM/PM)
From:
Name & Title
To:
Name & Title
Agenda Meeting Date:
MM/DD/YYYY
Civic Clerk Number:
Ex. 2025-994
Forwarded to City
Attorney’s Office and
Department Head
03/09/2026
12:20 PM
Jonathan Curth, Development Services
Director
City Council
03/10/2026
2026-198
Received from Department Head with City
Attorney's included.
RE: Legal Description of Parcels #765-08165 (Lot 7), #765-08166-000 (Lot 8), #765-12847-000 and a part
of Parcel #765-12853-000 for a rezoning by Zara Niederman.
REZONING AREA #1:
LOTS 7 AND 8 IN THE J.O. MAYES ADDITION TO THE CITY OF FAYETTEVILLE, ARKANSAS, AS PER THE FINAL
PLAT THEREOF FILED IN BOOK 1 AT PAGE 178 IN THE OFFICE OF THE CIRCUIT CLERK AND EX-OFFICIO
RECORDER OF WASHINGTON COUNTY, AND ALSO A PART OF THE SOUTHWEST QUARTER OF THE
SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 16 NORTH, RANGE 30 WEST, WASHINGTON COUNTY,
ARKANSAS, ALL BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS, TO-WIT: COMMENCING AT THE
SOUTHEAST CORNER OF SAID FORTY ACRE TRACT AND RUNNING THENCE N87°22'26"W 264.83',
THENCE N02°29'08"E 587.81', THENCE N49°19'22"W 210.24' TO THE TRUE POINT OF BEGINNING AND
RUNNING THENCE S63°59'35"W 46.62', THENCE N86°31'05"W 150.02', THENCE N04°13'55"E 111.46',
THENCE N33°10'57"E 166.73', THENCE S48°44'45"E 210.08', THENCE S33°06'55"W 120.40' TO THE POINT
OF BEGINNING, CONTAINING 0.97 ACRES, MORE OR LESS. SUBJECT TO THAT PORTION IN SOUTH
WILLOW AVENUE MASTER STREET PLAN RIGHT-OF-WAY ON THE WEST SIDE OF HEREIN DESCRIBED
TRACT AND SUBJECT TO ALL OTHER EASEMENTS AND RIGHTS-OF-WAY OF RECORD.
REZONING AREA #2:
A PART OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 16
NORTH, RANGE 30 WEST, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS, TO-WIT: BEGINNING AT A POINT WHICH IS N87°22'26"W 264.83' AND N02°29'08"E 483.93'
FROM THE SOUTHEAST CORNER OF SAID FORTY ACRE TRACT AND RUNNING THENCE N87°41'40"W
212.47', THENCE N04°26'38"E 137.42', THENCE N03°40'41"E 74.98', THENCE N63°59'35"E 46.62',
THENCE S50°23'21"E 130.98', THENCE S47°33'39"E 79.32', THENCE S02°29'08"W 103.88' TO THE POINT
OF BEGINNING, CONTAINING 0.87 ACRES, MORE OR LESS. SUBJECT TO ALL EASEMENTS AND RIGHTS-OF-
WAY OF RECORD.
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
CITY COUNCIL MEMO
2026-198
MEETING OF MARCH 17, 2026
TO: Mayor Rawn and City Council
THROUGH: Keith Macedo, Chief of Staff
Jonathan Curth, Development Services Director
FROM: Jessica Masters, Planning Director
SUBJECT: RZN-2025-0071: Rezoning (416 S. WILLOW AVE/EBBRECHT, 524): Submitted by
WESLEY BATES for property located at 416 S. WILLOW AVE. in WARD 1. The
property is zoned NC, NEIGHBORHOOD CONSERVATION and contains
approximately 1.80 acres. The request is to rezone the property to UN, URBAN
NEIGHBORHOOD and 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 is in southeast Fayetteville at the intersection of S. Willow Avenue and E. 4th Street,
approximately 460 feet south of E. Huntsville Road. The area in question is composed of 4 parcels that
encompass approximately 1.8 acres that are zoned NC, Neighborhood Conservation and have been zoned
this way since 2008. The property is currently developed with a 1380 sq. ft. single-family home that
Washington County records indicate was built in 1965. The property is located within the Walker Park Master
Plan area.
Request: The request is to rezone the subject property from NC, Neighborhood Conservation to UN, Urban
Neighborhood. Staff and the Planning Commission recommend a modified request with RI-U, Residential
Intermediate, Urban in place of UN for a portion of the property.
Public Comment: Staff received public comment in opposition to the request ahead of the meeting, citing
concerns with a lack of consistency with the Walker Park master plan, and concerns about the amount of
density that could be included with the request. Three members of the public spoke in opposition to the request
at the January 26, 2026 Planning Commission meeting, though at least one was in favor of staff’s
recommended alternative.
Land Use Compatibility: Staff finds the request to rezone the property fully to UN would be incompatible with
surrounding land uses and the intended role of the UN district. UN is meant to serve as a transitional zone—
supporting medium-scale commercial and multi-family uses at corners or along corridors—not as a blanket
designation for a nearly 2-acre interior site. Allowing full-scale restaurants, multi-family buildings, and office
structures across the subject property risks introducing development out of scale with the neighborhood and
location, and inconsistent with the Walker Park Master Plan. A more calibrated approach would better balance
neighborhood character with community needs. Staff recommends rezoning only the portion of the site at E.
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
4th Street to UN to introduce walkable amenities while keeping intensity focused at the edge. This smaller area
could support compatible neighborhood services without overwhelming adjacent homes.
For the remainder of the property, staff supports rezoning to RI-U. RI-U would enable additional housing types
at a scale harmonious with single-family areas, helping meet rising demand near key amenities, such as
Walker Park. While NC and RI-U share some similar use allowances, RI-U’s smaller lot size requirements
make it better suited for context-sensitive infill that strengthens the neighborhood rather than disrupts it.
Land Use Plan Analysis: Staff finds the applicant’s proposed zoning inconsistent with the Future Land Use
Map’s Residential Neighborhood Area designation at the scale requested. A combination of RI-U and a limited
area of UN at the E. 4th Street frontage would better align with the site’s context. RI-U supports a broader mix
of urban housing types compatible with surrounding development, while a small UN node at the corner would
encourage compact, connected, walkable amenities without overwhelming the neighborhood. The number of
infill attributes associated with the property further supports this balanced approach.
The site lies within the Walker Park Neighborhood Plan, which emphasizes the “predominately single-family
nature” of interior blocks. A full UN rezoning would introduce a scale out of step with that vision, particularly
along S. Willow Avenue, where single-family zoning predominates. A scaled-back rezoning would still increase
infill capacity and add community-serving uses, but in a way that respects neighborhood character and
reinforces the plan’s long-term goals.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a ranging score of 7-8 for this site.
The following elements of the matrix contribute to the score:
• Adequate Fire Response (Station #1, 303 W. Center Street)
• Near Sewer Main (S. Willow Avenue)
• Near Water Main (S. Willow Avenue)
• Near City Park (Walker Park)
• Near Paved Trail (S. Willow Avenue Shared Roadway)
• Near ORT Bus Stop (Martin Luther King Jr. Blvd)
• Within Master Plan Area (Walker Park Master Plan)
• Sufficient Intersection Density (Greater than 140 intersections per square mile)
DISCUSSION:
At the January 26, 2026 Planning Commission meeting, a vote of 5-0-0 forwarded a request to rezone the
property to City Council with a recommendation of approval. However, the request was modified from what the
applicant originally requested, a full-site rezoning to UN, Urban Neighborhood, to a more scaled-back
approach in line with staff’s provided exhibit to split-zone the property from UN, Urban Neighborhood to RI-U,
Residential Intermediate, Urban. Commissioners who were present at the meeting were unanimously in favor
of the split approach. While some were open to the inclusion of more property along S. Willow within UN, they
ultimately recommended in favor of rezoning the property in alignment with staff’s recommendation. The
applicant also verbally agreed to the request. Three members of the public spoke at the meeting, with
concerns about the proposal to rezone the entire site to UN, arguing that it did not align with the Walker Park
Neighborhood Plan.
BUDGET/STAFF IMPACT:
N/A
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
ATTACHMENTS: 3. Staff Review Form, 4. Exhibit A, 5. Exhibit B, 6. PC Staff Report, 7. Amended & Approved
03/17/26 - Exhibit A, 8. Amended & Approved 03/17/26 - Exhibit B
Page 1
City of Fayetteville, Arkansas
Legislation Text
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
File #: 2026-198
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION
RZN 2025-71 FOR APPROXIMATELY 1.80 ACRES LOCATED AT 416 SOUTH WILLOW
AVENUE IN WARD 1 FROM NC, NEIGHBORHOOD CONSERVATION TO UN, URBAN
NEIGHBORHOOD AND 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 NC, Neighborhood Conservation to UN,
Urban Neighborhood and 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
2026-198
Item ID
2/17/2026
City Council Meeting Date - Agenda Item Only
RZN-2025-0071: Rezoning (416 S. WILLOW AVE/EBBRECHT, 524): Submitted by WESLEY BATES for property located
at 416 S. WILLOW AVE. in WARD 1. The property is zoned NC, NEIGHBORHOOD CONSERVATION and contains
approximately 1.80 acres. The request is to rezone the property to UN, URBAN NEIGHBORHOOD and 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:
Proposed UN
Proposed RI-U
WO
O
D
A
V
E
7TH ST
SOUTH ST
WILLOW
AVE
WALKER R D
B A R T O N A V E
A
L
L
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Y
3
9
9
4TH ST
WASHINGTON
AVE
CO
M
B
S
A
V
E
H
U
N
T
S
V
I
L
L
E
R
D
MARTIN LUTHER
KING JR BLVD
RMF-24RSF-8
DG
NC
RSF-18
RI-U
UN
Neighborhood Link
Urban Center
Unclassified
Alley
Residential Link
Hillside-Hilltop Overlay District
Design Overlay District
Planning Area
Fayetteville City Limits
Close Up View
RZN-2025-0071 416 S. WILLOW AVE
N
0 150 300 450 60075
Feet
Subject Property
Zone Proposed
NC
RI-U
UN
0.0
1.6
0.2
Total 1.8 ac1:2,400
Current
1.8
0.0
0.0
EXHIBIT A
Rezoning to UN, Urban Neighborhood
A part of the SW1/4 of the SW1/4 of Section 15 in Township 16, North Range 30 West,
described as follows: Beginning at the point which is 473.5 feet West and 738.8 North of the
South-east corner of said forty acre tract, and running thence West 150 feet; thence North 72
feet; thence North 39 degrees East 43 feet; thence South 52 degrees East and 11 minutes East
157 feet; thence South 13 feet to the point of beginning.
Rezoning to RI-U, Residential Intermediate, Urban
Lot No. Seven (7) and Lot No. Eight (8) in the
J.O. Mayes Addition to the City of Fayetteville,
Arkansas, as the same is designated upon the plat of said addition now on file in the
office of the Clerk of the Circuit Court and Ex-Officio for Washington County,
Arkansas.
A part of the Southwest quarter of the Southwest quarter of Section 15 in Township 16 North of
Range 30 West, described as beginning at a point which is 473.5 feet West and 484.8 feet
North of the South East corner of said forty acre tract, and running, thence North 268 feet,
thence South 52 degrees and 11 inches East 264 feet, thence South 105 feet to a point due
East of the beginning point; and thence West 209 feet to the point of beginning. Also a strip of
39 feet to be used for roadway purposes running from Willow Avenue to a tract of land above
described, and being more particularly described as beginning at a point which is 473.5 feet
West and 699.8 feet North of the South East corner of said forty acre tract, and running, thence
West 150 feet to the East line of Willow Avenue; thence North along the East line of the said
Street 39 feet, thence East 150 feet; thence South 39 feet to the place of beginning, the lands
above described being in the City of Fayetteville, Arkansas.
EXHIBIT B
TO: Fayetteville Planning Commission
FROM: Jessie Masters, Planning Director
MEETING DATE: January 26, 2026
SUBJECT: RZN-2025-0071: Rezoning (416 S. WILLOW AVE/EBBRECHT, 524):
Submitted by WESLEY BATES for property located at 416 S. WILLOW
AVE. The property is zoned NC, NEIGHBORHOOD CONSERVATION and
contains approximately 1.80 acres. The request is to rezone the property
to UN, URBAN NEIGHBORHOOD.
RECOMMENDATION:
Staff recommends denial of RZN-2025-0071.
RECOMMENDED MOTION:
“I move to forward RZN-2025-0071 to City Council with a recommendation of approval.”
BACKGROUND:
The subject property is in southeast Fayetteville at the intersection of S. Willow Avenue and E. 4th
Street, approximately 460 feet south of E. Huntsville Road. The area in question is composed of
4 parcels that encompass approximately 1.8 acres that are zoned NC, Neighborhood
Conservation and have been zoned this way since 2008. The property is currently developed with
a 1380 sq. ft. single-family home that Washington County records indicate was built in 1965. The
property is located within the Walker Park Master Plan area. Surrounding land uses and zoning
are depicted in Table 1.
Table 1:
Surrounding Land Uses and Zoning
Direction Land Use Zoning
North Single-Family Residential NC, Neighborhood Conservation
South Single-Family Residential NC, Neighborhood Conservation
East Single-Family Residential NC, Neighborhood Conservation
West Combs Street Church of Christ NC, Neighborhood Conservation
Request: The request is to rezone the subject property from NC, Neighborhood Conservation to
UN, Urban Neighborhood.
Public Comment: Staff has received one public comment in opposition to the request, citing
concerns with a lack of consistency with the Walker Park master plan, and concerns about the
amount of density that could be included with the request.
INFRASTRUCTURE AND ENVIRONMENTAL REVIEW:
Streets: The subject area has street frontage along S. Willow Avenue. South Willow
Avenue is a partially improved Residential Link Street with asphalt paving and curb
Planning Commission
January 26, 2026
RZN-2025-0071 (EBBRECHT)
Page 1 of 21
Updated with results
and 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. An existing 2-inch water main is
present along S. Willow Avenue.
Sewer: Sanitary sewer is available to the subject area. An existing 6-inch sewer main is
present along S. Willow Avenue. There are known wet weather sewer capacity
issues identified in the City’s 2025 Sewer Master Plan that appear in the system
580 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 are present in the subject area. No Hydric
soils are present on the property. Any additional improvements or requirements for
drainage will be determined at time of development.
Fire: Fire apparatus access and fire protection water supplies will be reviewed for
compliance with the Arkansas Fire Prevention Code at the time of development.
Station 1, located at 303 W. Center St., protects this site. The property is located
approximately 0.8 miles from the fire station with an anticipated drive time of
approximately 3 minutes using existing streets. The anticipated response time
would be approximately 5.2 minutes. Fire Department response time is calculated
based on the drive time plus 1 minute for dispatch and 1.2 minutes for turn-out
time. Within the City Limits, the Fayetteville Fire Department has a response time
goal of 6 minutes for an engine and 8 minutes for a ladder truck.
Police: The Police Department did not comment on this request.
Tree Preservation:
The proposed zoning district, UN, Urban Neighborhood requires 15% minimum
canopy preservation. The current zoning district, NC, Neighborhood
Conservation requires 20% minimum canopy preservation.
CITY PLAN 2040 FUTURE LAND USE PLAN: The City Plan 2040 Future Land Use Plan
designates the property within the proposed rezone as Residential Neighborhood.
Residential Neighborhood areas are primarily residential in nature and support a wide variety
of housing types of appropriate scale and context. Residential Neighborhood encourages highly
connected, compact blocks with gridded street patterns and reduced building setbacks. It also
encourages traditional neighborhood development that incorporates low-intensity non-residential
uses intended to serve the surrounding neighborhoods. This designation recognizes the existing
conventional subdivision developments that may have large blocks with conventional setbacks
and development patterns that respond to features of the natural environment.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a ranging score of 7-8
for this site with a weighted score of 10.5. The following elements of the matrix contribute to the
score:
• Adequate Fire Response (Station #1, 303 W. Center Street)
• Near Sewer Main (S. Willow Avenue)
• Near Water Main (S. Willow Avenue)
Planning Commission
January 26, 2026
RZN-2025-0071 (EBBRECHT)
Page 2 of 21
• Near City Park (Walker Park)
• Near Paved Trail (S. Willow Avenue Shared Roadway)
• Near ORT Bus Stop (Martin Luther King Jr. Blvd)
• Within Master Plan Area (Walker Park Master Plan)
• Sufficient Intersection Density (Greater than 140 intersections per square mile)
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 incompatible with
surrounding land uses and the intended role of the UN district. UN is meant
to serve as a transitional zone—supporting medium‑scale commercial and
multi‑family uses at corners or along minor corridors—not as a blanket
designation for a nearly 2‑acre interior site. Allowing full‑scale restaurants,
multi‑family buildings, and office structures across the entire property risks
introducing development out of scale with the neighborhood and
inconsistent with the Walker Park Master Plan.
A more calibrated approach would better balance neighborhood character
with community needs. Staff recommends rezoning only the portion of the
site at E. 4th Street to UN to introduce walkable amenities while keeping
intensity focused at the edge. This smaller area could support compatible
neighborhood‑serving uses without overwhelming adjacent homes.
For the remainder of the property, staff supports rezoning to RI‑U. RI‑U would
enable additional housing types at a scale harmonious with single‑family
areas, helping meet rising demand near key amenities, such as Walker Park.
While NC and RI‑U share similar use allowances, RI‑U’s smaller lot size
requirements make it better suited for context‑sensitive infill that
strengthens the neighborhood rather than disrupts it.
Land Use Plan Analysis: Staff finds the applicant’s proposed zoning
inconsistent with the Future Land Use Map’s Residential Neighborhood Area
designation at the scale requested. A combination of RI‑U and a limited area
of UN at the E. 4th Street frontage would better align with the site’s context.
RI‑U supports a broader mix of urban housing types compatible with
surrounding development, while a small UN node at the corner would
encourage compact, connected, walkable amenities without overwhelming
the neighborhood. The property’s infill score (8; weighted 10.5) further
supports this more balanced approach.
The site lies within the Walker Park Neighborhood Plan, which emphasizes
the “predominately single‑family nature” of interior blocks. A full UN
rezoning would introduce a scale out of step with that vision, particularly
along S. Willow Avenue, where single‑family zoning predominates. A
scaled‑back rezoning would still increase infill capacity and add
community‑serving uses, but in a way that respects neighborhood character
and reinforces the plan’s long‑term goals.
Planning Commission
January 26, 2026
RZN-2025-0071 (EBBRECHT)
Page 3 of 21
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 a portion of the property to UN, but
does not find a rezoning for the whole site to be justified. Rezoning the entire
2-acre property to UN could have negative consequences for scale and
compatibility for the surrounding community.
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: Staff finds that rezoning the property to UN, or RI-U is not likely to
appreciably increase traffic danger or congesting, given the other limiting
factors to development on this property, including drainage criteria, tree
preservation, and parking. That said, any street improvements required in
this area would be determined at the time of development proposal.
4. A determination as to whether the proposed zoning would alter the population density and
thereby undesirably increase the load on public services including schools, water, and
sewer facilities.
Finding: Rezoning the property from NC to UN (or RI-U) has the potential to alter the
population density when considering that neither district has a set density
limitation. However, given the presence of existing public infrastructure, the
presence of nearby trails and other bike infrastructure, and proximity to
nonresidential services such as churches, transit stops, and parks, staff
finds that the proposed rezoning is not likely to increase the load on public
services to an undesirable degree. 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 denial of RZN-2025-0071 as the
applicant has requested. Should the item be forwarded, staff would recommend in favor of
a more nuanced approach as shown in the attached exhibit.
________________________________________________________________________
Planning Commission
January 26, 2026
RZN-2025-0071 (EBBRECHT)
Page 4 of 21
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 §161.37 Urban Neighborhood
o §161.12 District RI-U, Residential Intermediate – Urban
o §161.29 District NC, Neighborhood Conservation
• Staff Exhibit
• Long-Range Planning Memo
• Request Letter
• Public Comment
161.37 Urban Neighborhood
(A) Purpose. The Urban Neighborhood District is designed to serve as a mixed use area of medium intensity and
provide a transition into residential neighborhoods from more intense, mixed-use districts. Urban Neighborhood
promotes a walkable, pedestrian-oriented neighborhood development form with a variety of housing options
and complementary neighborhood businesses that are compatible in scale and use with surrounding land uses.
For the purpose of Chapter 96: Noise Control the Urban Neighborhood district is a residential zone.
(B) Uses.
(1) Permitted Uses.
Unit 1 City-wide uses by right
Unit 4 Cultural and recreational facilities
Unit 8 Single-family dwellings
Unit 9 Two-family dwellings
Unit 10 Three (3) and four (4) family dwellings
Unit 12b General business
Unit 13 Eating places
Unit 24 Home occupations
Unit 25 Offices, studios, and related services
Unit 26 Multi-family dwellings
Unit 40 Sidewalk cafes
Planning Commission
January 26, 2026
RZN-2025-0071 (EBBRECHT)
Page 5 of 21
X
Brink
McGetrick
5-0-0
with a
recommendation of
approval, in line with
staff's exhibit.
Updated Jan. 26, 2026
Unit 41 Accessory dwelling units
Unit 44 Cluster housing development
Unit 46 Short-term rentals
Note: Any combination of above uses is permitted upon any lot within this zone. Conditional uses shall need approval
when combined with pre-approved uses.
(2) Conditional Uses.
Unit 2 City-wide uses by conditional use permit
Unit 3 Public protection and utility facilities
Unit 5 Government facilities
Unit 14 Hotel, motel and amusement services
Unit 15 Neighborhood shopping goods
Unit 36 Wireless communication facilities
Unit 45 Small scale production
Unit 48 Private dormitories
(C) Density. None.
(D) Bulk and Area Regulations.
(1) Lot Width Minimum.
All dwellings 12 feet
All other uses None
(2) Lot Area Minimum. None.
(E) Setback Regulations.
Front A build-to zone that is located between the front
property line and a line 25 feet from the front
property line.
Side None
Rear 5 feet
Rear, from center line of an alley 12 feet
(F) Building Height Regulations.
Building Height Maximum 3 stories
(G) Minimum Buildable Street Frontage. 50% of the lot width.
(Ord. No. 6830, §1(Exh. A), 1-7-25; Ord. No. 6879, §2, 5-20-25)
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
Planning Commission
January 26, 2026
RZN-2025-0071 (EBBRECHT)
Page 6 of 21
(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
(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-2025-0071 (EBBRECHT)
Page 7 of 21
161.29 Neighborhood Conservation
(A) Purpose. The Neighborhood Conservation zone has the least activity and a lower density than the other zones.
Although Neighborhood Conservation is the most purely residential zone, it can have some mix of uses, such
as civic buildings. Neighborhood Conservation serves to promote and protect neighborhood character. For the
purposes of Chapter 96: Noise Control, the Neighborhood Conservation district is a residential zone.
(B) Uses.
(1) Permitted Uses.
Unit 1 City-wide uses by right
Unit 8 Single-family dwellings
Unit 41 Accessory dwellings
Unit 46 Short-term rentals
(2) Conditional Uses.
Unit 2 City-wide uses by conditional use permit
Unit 3 Public protection and utility facilities
Unit 4 Cultural and recreational facilities
Unit 9 Two (2) family dwellings
Unit 10 Three (3) and four (4) family dwellings
Unit 12a Limited business*
Unit 24 Home occupations
Unit 25 Offices, studios, and related services
Unit 28 Center for collecting recyclable materials
Unit 36 Wireless communication facilities
Unit 44 Cluster Housing Development
(C) Density. Ten (10) Units Per Acre.
(D) Bulk and Area Regulations.
(1) Lot Width Minimum.
All dwelling types 40 feet
(2) Lot Area Minimum. 4,000 square feet
(E) Setback Regulations.
Front A build-to zone that is located
between the front property line
and a line 25 feet from the front
property line.
Side 5 feet
Rear 5 feet
Rear, from center line of an alley 12 feet
(F) Building Height Regulations.
Building Height Maximum 3 stories
(Ord. No. 5128, 4-15-08; Ord. No. 5312, 4-20-10; Ord. No. 5462, 12-6-11; Ord. No. 5592, 6-18-13; Ord. No. 5664, 2-
18-14; Ord. No. 5800, §1(Exh. A), 10-6-15>; Ord. No. 5921, §1, 11-1-16; Ord. No. 5945, §§5, 7—9, 1-17-17; Ord. No.
6015, §1(Exh. A), 11-21-17; Ord. No. 6211, §1, 8-6-19; Ord. No. 6427, §§1(Exh. C), 2, 4-20-21)
Planning Commission
January 26, 2026
RZN-2025-0071 (EBBRECHT)
Page 8 of 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-2025-0071 (EBBRECHT)
Page 9 of 21
HUNTSVILLE RD
H
U
N
T
S
VIL
L
E
R
D
COLLEGE
AVE
MORNINGSIDE
DR
SCH
O
O
L
A
V
E
MARTIN LUTHER
KING JR BLVD
R
O
C
K
ST
NELS O N
H A C K ETT B L V D
MI
L
L
AV
E
R-A
RMF-24
R-O
RSF-8
DC
RPZD
MSC
DG
CS
NC
RSF-4
P-1
Neighborhood Link
Regional Link - High Activity
Urban Center
Unclassified
Alley
Residential Link
Shared-Use Paved Trail
Trail (Proposed)
Design Overlay District
Fayetteville City Limits
Planning Area
One Mile View
RZN-2025-0071 416 S. WILLOW AVE N
0 0.25 0.50.13 Miles
Planning Area
Fayetteville City Limits
Subject Property
Planning Commission
January 26, 2026
RZN-2025-0071 (EBBRECHT)
Page 10 of 21
Proposed UN
WO
O
D
A
V
E
7TH ST
SOUTH ST
WILLOW
AVE
WALKER R D
B A R T O N A V E
A
L
L
E
Y
3
9
9
4TH ST
WASHINGTON
AVE
CO
M
B
S
A
V
E
H
U
N
T
S
V
I
L
L
E
R
D
MARTIN LUTHER
KING JR BLVD
DG
RMF-24RSF-8
RSF-18
RI-U
NC
UN
Neighborhood Link
Urban Center
Unclassified
Alley
Residential Link
Hillside-Hilltop Overlay District
Design Overlay District
Planning Area
Fayetteville City Limits
Close Up View
RZN-2025-0071 416 S. WILLOW AVE
N
0 150 300 450 60075
Feet
Subject Property
Zone Proposed
NC
UN
0.0
1.8
Total 1.8 ac1:2,400
Current
1.8
0.0
Planning Commission
January 26, 2026
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Page 11 of 21
CO
L
L
E
G
E
A
V
E
7TH ST
WA
S
H
I
N
G
T
O
N
AV
E
WOOD AVE
H
U
N
T
S
V
I
L
L
E
R
D
MA
S
H
B
U
R
N
AV
E
MARTIN LUTHER
KING JR BLVD
MI
L
L
A
V
E
2025 Imagery | EagleView Technologies | Surdex Corporation
Neighborhood Link
Urban Center
Unclassified
Alley
Residential Link
Planning Area
Fayetteville City Limits
Design Overlay District
Current Land Use
RZN-2025-0071 416 S. WILLOW AVE N
0 225 450 675 900112.5
Feet
Subject Property
Multi Residential
Multi Residential
Institutional
Single-Family Residential
1:3,600
Planning Commission
January 26, 2026
RZN-2025-0071 (EBBRECHT)
Page 12 of 21
City
Neighborhood
Civic and
Private
Open Space
Residential
Neighborhood
HUNTSVILLE RD
H
U
N
T
S
VIL
L
E
R
D
COLLEGE
AVE
MO
R
N
I
N
G
S
I
D
E
D
R
SCH
O
O
L
A
V
E
MARTIN LUTHER
KING JR BLVD
R
O
C
K
ST
N E L S O N
H ACK E T T B L V D MI
L
L
AV
E
Neighborhood Link
Regional Link - High Activity
Urban Center
Unclassified
Alley
Residential Link
Planning Area
Fayetteville City Limits
Trail (Proposed)
Design Overlay District
City Neighborhood
Civic Institutional
Civic and Private Open Space
Industrial
Natural
Non-Municipal Government
Residential Neighborhood
Rural Residential
Urban Center
Future Land Use
RZN-2025-0071 416 S. WILLOW AVE N
0 610 1,220 1,830 2,440305
Feet
Subject Property
1:10,000
Planning Commission
January 26, 2026
RZN-2025-0071 (EBBRECHT)
Page 13 of 21
STAFF'S RECOMMENDATION
UN
RI-U
Planning Commission
January 26, 2026
RZN-2025-0071 (EBBRECHT)
Page 14 of 21
TO: Jessica Masters, Planning Director
FROM: Kylee Cole, Long Range & Preservation Planner
MEETING DATE: January 26, 2026
SUBJECT: Long Range Planning Comments Regarding RZN-2025-0071
BACKGROUND:
The applicant requests to rezone approximately 1.10 acres from NC, Neighborhood
Conservation to UN, Urban Neighborhood. Five long range planning documents are relevant
when evaluating this request: City Plan 2040, Walker Park Neighborhood Plan, the Heritage &
Historic Preservation Plan, the Historic Black Community of Southeast Fayetteville Historic
Context Statement, and the draft of Phase 1 Fayetteville Citywide Historic Resources Survey.1
City Plan 2040 (2020):
City Plan 2040 includes several relevant plan goals and objectives:
• Goal 1 – We will make appropriate infill and revitalization our highest priority.
• Goal 2 – We will discourage suburban sprawl.
• Goal 3 – We will make compact, complete, and connected development the standard.
• Goal 6 – We will create opportunities for attainable housing.
o 3.6.1 - Increase housing choices by encouraging a mixture of housing types and sizes
dispersed throughout the city and in proximity to transit and active transportation
networks. (p.45)
On its adoption in early 2020, City Plan 2040 carried forward goals from prior comprehensive
plans and organized them into six primary goals. The goals were meant to focus the City’s
efforts on appropriate infill that furthers a variety of transportation options, supports the creation
of attainable housing, and limits the amount of land consumed by development on the City’s
periphery, often termed “suburban sprawl”.
Walker Park Neighborhood Plan (2008):
Adopted in February 2008, the Walker Park Neighborhood Plan outlined four guiding principles,
of which one is relevant to this request:
1. Balance of Uses and Housing
Heritage & Historic Preservation Plan (2023):
The City’s Heritage & Historic Preservation Plan was initiated by City Plan 2040.
Heritage and Historic Preservation Master Plan Relevant Goals and Action Items
1.9 Plan Review Include historic preservation staff in review of proposed major projects and
zoning changes to determine impacts to historic resources.
1.10 Demolition
Ordinance
Pass an ordinance to allow for the review of proposed demolitions for resources
forty-five years or older. Staff to evaluate each property for significance. Work
with property owner to discourage demolition. Reviews should be taken up by
HDC as needed.
1 Forthcoming in Spring 2026.
Planning Commission
January 26, 2026
RZN-2025-0071 (EBBRECHT)
Page 15 of 21
4.9 Community
Engagement:
Transparency
Publish information about historic preservation reviews and demolitions of
historic properties to increase transparency.
Historic Black Community of Southeast Fayetteville Historic Context Statement (2025):
The subject property is within an area settled by Black families in the mid-20th century. The
presence of Spout Spring Branch, or “the Branch,” made the area prone to flooding, and the
steep terrain made building difficult. Since the lots weren’t ideal for building, they were more
affordable to Black families who were largely limited to low wage employment in Fayetteville.
The terrain also impacted where and how residents constructed their homes, and the relatively
flat Willow Avenue became the community’s main street. Many homes were constructed close
to the street with sloping back yards, and maps showed that land was divided into “irregularly
shaped lots of varying sizes” (p. 28). The community was inherently mixed use, as residences,
churches, schools, and small businesses dotted the landscape. Three properties were listed in
The Green Book, one of which is still standing.2
During the 20th century, some Black families lived among white neighbors on or below East
Huntsville Road, in an area referred to as “the Valley” (where the subject property is located).
This area was less populated in the early 20th century, with homes clustered along E. Huntsville
Road, Combs Avenue, and S. Willow Avenue. By the mid- to- late 20th century, the Valley would
be more extensively developed by Black families as some relocated to be closer to the
Jefferson School (S. College and MLK).
Phase 1 Fayetteville Citywide Historic Resources Survey (forthcoming Spring 2026):
The subject property was included in the phase 1 windshield survey of historic resources, which
identified a cluster of potentially significant resources historically known as “South Fayetteville.”
This neighborhood consists of modest residential properties constructed and occupied by
middle- and working-class residents. This area has experienced significant new development
involving the demolition of historic-age resources and the construction of new buildings that are
incompatible with the scale and character of the neighborhood.3
The subject property contains a single-family Ranch-style dwelling constructed ca. 1965,
according to Washington County Tax Assessor records. The property is potentially eligible for
the National Register of Historic Places as part of a historic district but is not individually eligible.
It is also contributing to a potential Local Historic District, which is currently under review by
2 The Green Book was a guidebook for African American travelers in the US. It was founded by Victor Hugo Green, an African
American postal worker from New York City, and was published annually from 1936 to 1966.
3 Post Oak Preservation Solutions, Phase 1 Fayetteville Citywide Historic Resources Survey, 20.
Planning Commission
January 26, 2026
RZN-2025-0071 (EBBRECHT)
Page 16 of 21
staff. It has been assigned a moderate preservation priority. The survey recommends the
evaluation of a local historic district to slow the rapid loss of historic buildings and protect the
historic character of South Fayetteville. 4
Since rezoning requests often precede redevelopment plans, the property owner and/or
applicant should consult with Long Range & Preservation Planner prior to demolition or
alteration of historic-age structures to capture photo documentation. Documentation of historic
resources is an effective way to mitigate against the loss of historic structures when regulatory
tools are not available.
DISCUSSION:
Zoning History:
The zoning history of the neighborhood merits consideration
with this request. The 1945 “A Master City Plan and Public
Works Program for Fayetteville, Arkansas”, sponsored jointly
by the Fayetteville Chamber of Commerce and Fayetteville
City Council, called for the construction of U.S. Highway 71
through the neighborhood, following Willow Ave. and Spring
Branch to the intersection of Maple and Mission. Part of the
justification for the route was that “It would afford an
opportunity to build roadside parks and parking area in what
is now sub-standard housing districts.”, and that “The
highway would not pass by important public buildings such
as schools, hospitals, etc.” The historic St. James Methodist
and Missionary Baptist churches as well as the Lincoln
School, the segregated elementary school, were all on the
proposed highway route.
While many of the projects proposed in the 1945 plan did not
come to fruition, the neighborhood was subjected to many of
the proposals of the 1968 “Program for Community Renewal”
written by consulting planner James Vizzier. Like many
urban renewal plans of the mid-20th century, the plan was
paid for in part by a grant from the federal Urban Renewal
Administration under the Housing Act of 1954. The plan
noted that Fayetteville’s “general plan should be updated
Map showing proposed route of Hwy.
71. 1945 Master City Plan, pg. 41.
and expanded to include plans for community renewal.”, and further explained that, “…about
65% of the housing supply (in the city) might be susceptible to blight…Most of these
improvements are in older neighborhoods where the units that must be cleared are deficient or
dilapidated rather than sound.” Vizzier counted 1,327 families to be displaced by public
improvements for University expansion, street construction, hospitals or schools and
playgrounds, while at the same time noting an imbalance between the cost of housing and
family income. He laid out an ambitious and costly ($47,615,400 in 1968 dollars) plan for urban
renewal in Fayetteville, most of which was never accomplished. One of the significant outcomes
of Vizzier’s recommendations, however, was Fayetteville’s zoning ordinance in 1970. Vizzier
had criticized the city’s zoning as being based “primarily on existing land use instead of the
future land use plan. And second, it does not recognize the need for raising the standards for
land use in older areas. Upgrading and renewal of older areas are not provided for in the
document (referring to the city’s comprehensive plan). The rules do not provide for large scale
developments such as renewal projects.”
4 Post Oak Preservation Solutions, Phase 1 Fayetteville Citywide Historic Resources Survey, Draft Survey Log & 21.
Planning Commission
January 26, 2026
RZN-2025-0071 (EBBRECHT)
Page 17 of 21
On October 18, 1968 the City Council passed Resolution No. 33-68 approving the undertaking
of an Urban Renewal Plan, which included the subject property and surrounding neighborhood.
Ultimately some houses were repaired, but others were razed with the occupants moved into
the new Willow Heights apartments which were constructed atop the former site of the Lincoln
School. Ordinance 1747 approved on June 29, 1970 enacted a new zoning map and set of
districts and zoning requirements for the city. This map shows the subject property and
surrounding neighborhood as being zoned into the medium-density “R-2” zoning district, which
was subsequently translated to “RMF-24” with the adoption of the city’s Unified Development
Code.
The subject property was again rezoned, this time to the current zoning designation of NC,
Neighborhood Conservation, in 2008 following the Walker Park Neighborhood Plan.
City Plan 2040 and Future Land Use Plan:
This area is designated as a Residential Neighborhood area, which are “primarily residential in
nature and support a wide variety of housing types of appropriate scale and context.” This land
use designation also encourages the incorporation of low-intensity non-residential uses intended
to serve the surrounding neighborhood, such as retail or offices. 5 The request aligns with this
designation by increasing the variety of housing types permitted from just single-family to include
two-, three-, four-, and multifamily housing. The UN district would also incorporate non-residential
uses, however the intensity of some may extend beyond what was envisioned for this area.
Specifically, UN permits General Business (Use Unit 12b) and Eating Places (Use Unit 13), which
may increase traffic or noise. However, uses like a small office may not result in a significant
impact to the neighborhood. Given this concern, a zoning district like NS-L may be more
appropriate, however it does not come with as flexible lot width minimums that may spark
redevelopment into fee-simple lots for denser housing. In reviewing the applicant’s request letter
and desire to retain the existing house but allow low-intensity commercial uses, rezoning to NS-
L could be an appropriate compromise.
Walker Park Neighborhood Plan:
The subject property is included in the Walker Park Neighborhood Plan, which outlines goals
and a vision for the area. Including a balance of commercial uses and diverse housing types.
While on its face, the request for UN may appear appropriate given the Neighborhood Plan’s
vision for balancing commercial uses and housing variety, the plan does acknowledge the value
of retaining single-family housing and other housing patterns where appropriate. The Walker
Park Neighborhood Plan acknowledges the “predominately single-family nature of the interior of
the neighborhood.”6 A large swathe of primarily single-family zoned property is located roughly
between E. 7th St. to E. 15th St. While mixed-use zoning districts may be appropriate along
major streets like E. 7th, E. 15th, and even S. College Ave. it is not clear that this portion of the
neighborhood was envisioned for commercial uses. RI-U offers increased housing flexibility,
which aligns with both the goals of the Walker Park Plan and City Plan 2040, without inserting
commercial uses into an established residential neighborhood like would be permitted under
UN. This alternative would advance housing priorities and avoid locating commercial uses in an
incompatible area.
It is also worth noting that the intent of the Urban Neighborhood district is to “serve as a mixed
use are of medium intensity and provide a transition into residential neighborhoods from more
5 City Plan 2040, 128.
6 Walker Park Neighborhood Plan, 18.
Planning Commission
January 26, 2026
RZN-2025-0071 (EBBRECHT)
Page 18 of 21
intense, mixed-use districts.” The subject property is in the midst of solely residential properties
(with the exception of the Combs Street Church), and not on the periphery where it could serve
as a transitional space. As such, this request may not align with the intent of the Urban
Neighborhood district. Alternative options that do not include commercial uses, like RI-U may be
more appropriate.
Planning Commission
January 26, 2026
RZN-2025-0071 (EBBRECHT)
Page 19 of 21
To: Fayetteville Planning Commission
From: Wes Bates
Re: Rezoning Request – 416 S Willow Ave (NC → UN)
Date: 12/9/25
Dear Commissioners,
I am requesting a rezoning for the property located at 416 S Willow Ave from Neighborhood
Conservation (NC) to Urban Neighborhood (UN). While the NC district restricts development to
lower-intensity residential uses, UN zoning better reflects both the historical pattern of this
neighborhood and the city’s goals for compact, walkable infill development.
This area has long included a mix of residential and small-scale commercial uses, and today the
neighborhood continues to include DG (Downtown General) and UN zoning in close proximity.
The current NC boundary along this block is inconsistent with the existing land-use pattern and
does not accurately reflect how the neighborhood has developed over time.
The UN district is an appropriate and compatible fit for 416 S Willow because it allows for a
modest increase in residential flexibility while preserving neighborhood character. A key benefit
of UN zoning is the ability to build townhouses narrower than 18 feet, which aligns with the
traditional townhouse proportions found in historic Fayetteville neighborhoods. These narrower
homes promote affordability, walkability, and architectural forms that fit seamlessly into older
street grids.
This rezoning will allow the property to support traditional, human-scaled housing types that
meet the City Plan’s goals for attainable housing, gentle density, and sustainable growth. The
site’s proximity to existing mixed-use and higher-intensity zoning makes it a logical location to
continue the neighborhood’s historic pattern of compact urban development.
Thank you for your consideration,
Wes Bates
Planning Commission
January 26, 2026
RZN-2025-0071 (EBBRECHT)
Page 20 of 21
Public Comment
RZN-2025-0071
From: esyule gamache <esyule@yahoo.com>
Sent: Tuesday, January 13, 2026 2:17 PM
To: Planning Shared <planning@fayetteville-ar.gov>
Subject: Wesley Bates proposal of rezoning from NC to UN at 416 S Willow
CAUTION: This email originated from outside of the City of Fayetteville. Do not click links or
open attachments unless you recognize the sender and know the content is safe.
Dear Sirs: I both received a notification form and saw on my walk posted the property at
416 S. Willow. I am against rezoning this property.
Once there was a Walker Park neighborhood plan, which offered a future proposed map.
This rezoned parts of this area from 15th Street to Huntsville Rd. This area plan showed
development but with tasteful single family homes. I agreed with this plan. I am not for
giving builders unlimited density cap on property.
Honestly, the existed zoning seems to be allowing eight homes or even duplexes on this
land which would be a full area as it is yet it would be in harmony with this residential block
of land whose parameters are Wood to MLK to Willow to Huntsville Rd., which is where I
reside. I see development is inevitable but let's make it wise and in accord with what was
proposed by the Walker Park Neighborhood plan.
Thank you.
Louise A Gamache
311 E. Huntsville Rd.
From: John Squires <jsquires4@gmail.com>
Sent: Monday, January 26, 2026 4:25 PM
To: Planning Shared <planning@fayetteville-ar.gov>
Subject: RE : Proposed rezoning of property at 416 S Willow
CAUTION: This email originated from outside of the City of Fayetteville. Do not click links or
open attachments unless you recognize the sender and know the content is safe.
UPDATED JANUARY 26, 2026
Public Comment
RZN-2025-0071
To Fayetteville Planning commission.
RE: OPPOSITION to Wesley Bates proposed zoning change from NC to UN for property at
416 S. WIllow, Fayetteville, AR.
Commissioners:
My name is John Squires. I own property at 407 E. Huntsville Rd. This property backs up to
the the side of the property at 416 South Willow.
This residential neighborhood is one of the oldest in Fayetteville and his long been one of
the most affordable neighborhoods in Fayetteville. The proposed rezoning would allow for a
high density apartment complex in the middle of this neighborhood. The neighborhood is
already undergoing gentrification. But it is still a neighborhood of single-family homes and
narrow streets. Illumination of the density cap does not make a positive contribution to the
neighborhood.
If the same zoning change proposal were situated in the middle of a upper income
neighborhood I doubt it would be even under serious consideration. Affordable
neighborhoods deserve the same protection as the rest of the neighborhoods in
Fayetteville. Developer interest should not outweigh those of the neighborhood.
Already the neighborhood is seeing an increase in traffic since Huntsville Road was
improved to provide a shortcut to the downtown area off of Martin Luther King Blvd.
Changing the density from 10 units per acre to unlimited will only increase the traffic in this
narrow street-ed neighborhood.
I understand that Fayetteville needs more affordable housing. But providing for unlimited
density on a 1.8 acre parcel in the middle of this neighborhood is not the way to do it.