HomeMy WebLinkAboutOrdinance 6983Page 1
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
Ordinance: 6983
File Number: 2026-328
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2025-69
FOR APPROXIMATELY 42.31 ACRES OF A 157.05 ACRE PARCEL LOCATED ON SOUTH DEAD
HORSE MOUNTAIN ROAD & EAST GOFF FARM ROAD IN WARD 1 FROM R-A, RESIDENTIAL
AGRICULTURAL TO UN, URBAN NEIGHBORHOOD AND NC, NEIGHBORHOOD CONSERVATION
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 R-A, Residential Agricultural to UN, Urban Neighborhood and NC, Neighborhood
Conservation.
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: $94.24
Proposed NC
Proposed R-A
Proposed CS
GOFF
F
A
R M
R
D
DE
A
D
H
OR
SE
MO
U
NT
A
I
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RD
R-A
RSF-4
RSF-2
Neighborhood Link
Unclassified
Alley
Residential Link
Planned Neighborhood Link
Planned Residential Link
Hillside-Hilltop Overlay District
Trail (Proposed)
Planning Area
Fayetteville City Limits
Close Up 9LeZ
RZN-2025-0069 S '(A'+2RS(02817A,1
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-
0 510 1,020 1,530 2,040255
Feet
Subject Property
=RQH 3URSRVHG
CS
NC
R-A
RSF-2
RSF-4
4.6
37.4
118.6
0.0
0.0
7RWDO DF1:8,400
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0.0
0.0
159.6
0.3
0.1
Proposed UN
UN
NC
R-A
RSF-2
RSF-4
EXHIBIT A
LEGAL DESCRIPTION: (R-A TO UN)
A part of the SE1/4 of the SW1/4 and a part of the SW1/4 of the SE1/4 of Section 24, T16N, R30W in
Washington County, Arkansas, and being described as follows: Commencing at the SE Corner of said
SE1/4, SW1/4, thence N02°50'44"E 731.78 feet to the POINT OF BEGINNING, thence S81°02'45"W 50.53
feet, thence S08°57'15"E 23.68 feet, thence S80°07'59"W 108.00 feet, thence N74°31'30"W 34.38 feet,
thence N59°50'02"W 97.58 feet, thence N29°20'58"W 104.06 feet, thence N15°49'34"E 138.95 feet,
thence N61°00'05"E 91.68 feet, thence N81°09'21"E 497.04 feet, thence along a non tangent curve to
the left 96.96 feet, said curve having a radius of 160.92 feet and a chord bearing and distance of
S22°23'52"E 95.50 feet, thence S39°26'41"E 186.19 feet, thence S50°31'39"W 100.87 feet, thence
S81°02'45"W 369.40 feet to the POINT OF BEGINNING: Containing 4.65 acres more or less subject to
easements and right of way of record.
LEGAL DESCRIPTION: (R-A TO NC)
A part of the SE1/4 of Section 24 and a part of the NE1/4 of Section 25 all in T16N, R30W in Washington
County, Arkansas, and being described as follows: Commencing at the SW Corner of the SW1/4, SE1/4 of
Section 24, thence N02°50'44"E 731.78 feet, thence N81°02'45"E 347.19 feet to the POINT OF
BEGINNING; thence N81°02'45"E 22.21 feet, thence N50°31'39"E 100.87 feet, thence N39°26'41"W
186.19 feet, thence along a non tangent curve to the right 96.96 feet, said curve having a radius of
160.92 feet and a chord bearing and distance of N22°23'52"W 95.50 feet, thence S81°09'21"W 120.00
feet, thence N08°57'15"W 156.08 feet, thence N81°02'45"E 120.00 feet, thence S89°00'26"E 52.69 feet,
thence N80°56'09"E 120.20 feet, thence S08°57'15"E 156.08 feet, thence S39°28'21"E 468.95 feet,
thence S18°59'17"E 146.99 feet, thence N71°00'43"E 69.91 feet, thence S88°59'17"E 219.11 feet, thence
S71°01'00"E 123.95 feet, thence S41°01'48"E 143.32 feet, thence S15°42'11"E 266.28 feet, thence
N74°17'46"E 19.53 feet, thence S15°42'17"E 81.70 feet, thence S15°19'54"E 133.25 feet, thence
S15°13'16"E 131.98 feet, thence S39°36'57"E 439.73 feet, thence S22°54'42"E 157.34 feet, thence
S02°32'46"E 213.06 feet, thence S43°43'41"W 235.14 feet, thence S28°26'43"W 62.04 feet, thence
S08°20'49"W 184.25 feet, thence S19°43'24"W 70.60 feet, thence S49°53'43"W 156.88 feet, thence
S80°04'03"W 147.49 feet, thence N73°14'18"W 258.25 feet, thence N41°49'52"W 200.37 feet, thence
N02°31'08"E 144.22 feet, thence N12°36'14"E 292.67 feet, thence N18°59'17"W 572.29 feet, thence
S72°22'35"W 226.24 feet, thence N04°36'29"W 53.37 feet, thence N72°22'35"E 212.98 feet, thence
N18°59'17"W 460.67 feet; thence N18°59'17"W 227.10 feet, thence N39°28'21"W 389.04 feet to the
POINT OF BEGINNING: Containing 37.66 acres more or less subject to easements and right of way of
record.
LEGAL DESCRIPTION: (R-A TO REMAIN)
A part of the SW1/4 and a part of the SE1/4 of Section24 and a part of the NE1/4 and a part of the SE1/4
of Section 25 all in T16N, R30W in Washington County, Arkansas, and being described as follows:
Commencing at the SE Corner of the SE1/4, SW1/4 of Section 24, thence N02°50'44"E 350.34 feet to the
POINT OF BEGINNING, thence N33°48'42"W 21.34 feet, thence N81°26'17"W 630.62 feet, thence
EXHIBIT B
N56°34'19"W 339.64 feet, thence N87°14'03"W 66.30 feet, thence N02°33'15"E 35.95 feet, thence
N42°00'27"E 354.05 feet, thence N20°47'21"E 64.36 feet, thence N56°26'58"E 236.55 feet, thence
N48°57'18"E 291.80 feet, thence N53°36'18"E 276.65 feet, thence N82°43'44"E 260.64 feet, thence
N22°12'33"E 47.50 feet, thence S31°14'11"E 72.45 feet, thence along a curve to the right 48.22 feet, said
curve having a radius of 124.00 feet and a chord bearing and distance of S20°05'43"E 47.92 feet, thence
S08°57'15"E 231.35 feet, thence S81°02'45"W 120.00 feet, thence S08°57'15"E 156.08 feet, thence
S81°09'21"W 377.04 feet, thence S61°00'05"W 91.68 feet, thence S15°49'34"W 138.95 feet, thence
S29°20'58"E 104.06 feet, thence S59°50'02"E 97.58 feet, thence S74°31'30"E 34.38 feet, thence
N80°07'59"E 108.00 feet, thence N08°57'15"W 23.68 feet, thence N81°02'45"E 397.71 feet, thence
S39°28'21"E 389.04 feet, thence S18°59'17"E 227.10 feet; thence S18°59'17"E 1,084.97 feet, thence
S12°36'14"W 292.67 feet, thence S02°31'08"W 144.22 feet, thence S41°49'52"E 200.37 feet, thence
S73°14'18"E 258.25 feet, thence N80°04'03"E 147.49 feet, thence N49°53'43"E 156.88 feet, thence
N19°43'24"E 70.60 feet, thence N08°20'49"E 184.25 feet, thence N28°26'43"E 62.04 feet, thence
N43°43'41"E 235.14 feet, thence N02°32'46"W 213.06 feet, thence N22°54'42"W 157.34 feet, thence
N39°36'57"W 439.73 feet, thence N15°13'16"W 131.98 feet, thence N15°19'54"W 133.25 feet, thence
N15°42'17"W 81.70 feet, thence S74°17'46"W 19.53 feet, thence N15°42'11"W 266.28 feet, thence
N41°01'48"W 143.32 feet, thence N71°01'00"W 123.95 feet, thence N88°59'17"W 219.11 feet, thence
S71°00'43"W 69.91 feet, thence N18°59'17"W 146.99 feet, thence N39°28'21"W 468.95 feet, thence
N08°57'15"W 156.08 feet, thence S80°56'09"W 120.10 feet, thence N08°57'15"W 240.46 feet, thence
along a curve to the left 68.45 feet, said curve having a radius of 176.00 feet and a chord bearing and
distance of N20°05'43"W 68.02 feet, thence N31°14'11"W 111.00 feet, thence N22°12'33"E 89.22 feet,
thence N75°02'54"E 48.07 feet, thence S54°37'53"E 99.63 feet, thence N81°29'37"E 48.59 feet, thence
S71°40'52"E 120.12 feet, thence S55°40'23"E 72.67 feet, thence S39°03'01"E 157.90 feet, thence
N50°27'50"E 170.70 feet, thence along a non tangent curve to the left 80.69 feet, said curve having a
radius of 2,085.88 feet and a chord bearing and distance of S40°19'34"E 80.69 feet, thence along a non
tangent curve to the left 96.76 feet, said curve having a radius of 225.85 feet and a chord bearing and
distance of S56°22'36"E 96.02 feet, thence along a non tangent curve to the left 99.53 feet, said curve
having a radius of 343.44 feet and a chord bearing and distance of S76°11'30"E 99.18 feet, thence along
a non tangent curve to the left 77.54 feet, said curve having a radius of 334.45 feet and a chord bearing
and distance of S87°42'24"E 77.37 feet, thence N89°26'35"E 193.26 feet, thence N88°06'38"E 170.89
feet, thence N89°02'14"E 160.26 feet, thence S30°02'34"E 134.84 feet, thence S04°12'11"E 205.40 feet,
thence S46°42'16"E 370.58 feet, thence S37°06'33"E 211.06 feet, thence S21°05'47"E 162.00 feet,
thence S18°50'24"E 221.95 feet, thence S26°28'59"E 509.81 feet, thence S26°23'08"E 14.89 feet, thence
S87°02'41"E 0.03 feet; thence S87°02'41"E 120.70 feet, thence S02°30'07"W 354.52 feet, thence
S41°09'04"W 443.83 feet, thence S06°46'14"E 119.60 feet, thence S34°52'13"W 95.97 feet, thence
S63°01'02"W 152.31 feet, thence S55°11'27"W 216.18 feet, thence S61°22'55"E 142.84 feet, thence
S05°41'43"E 74.86 feet, thence S73°32'00"W 182.84 feet, thence S60°03'38"W 212.32 feet, thence
S54°29'23"W 137.53 feet, thence S66°18'34"W 126.83 feet, thence S55°22'29"W 80.93 feet, thence
S84°28'15"W 226.61 feet, thence N66°35'42"W 223.01 feet, thence S36°34'23"W 103.77 feet, thence
S17°43'01"W 85.52 feet, thence S24°04'34"W 226.44 feet, thence S22°33'56"W 149.87 feet, thence
S31°27'55"W 104.87 feet, thence S29°02'26"W 153.99 feet, thence S42°14'23"W 127.07 feet, thence
EXHIBIT B
S34°13'06"W 83.05 feet, thence S63°31'07"W 81.67 feet, thence S46°50'16"W 129.75 feet, thence
S67°57'14"W 111.70 feet, thence S41°02'21"W 119.44 feet, thence S68°42'52"W 50.71 feet, thence
N78°18'33"W 64.56 feet, thence N55°41'46"W 68.35 feet, thence N16°20'29"W 74.72 feet, thence
N38°52'47"W 79.66 feet, thence N01°23'12"W 46.36 feet, thence N02°28'42"E 63.91 feet, thence
N18°19'01"E 51.64 feet, thence N22°14'54"E 35.67 feet, thence along a non tangent curve to the left
12.13 feet, said curve having a radius of 12.34 feet and a chord bearing and distance of N30°53'13"E
11.65 feet, thence N06°26'53"E 11.72 feet, thence N46°54'37"E 58.40 feet, thence along a non tangent
curve to the right 47.85 feet, said curve having a radius of 246.52 feet and a chord bearing and distance
of N70°49'20"E 47.77 feet, thence along a non tangent curve to the right 29.19 feet, said curve having a
radius of 26.36 feet and a chord bearing and distance of S77°26'51"E 27.72 feet, thence along a non
tangent curve to the left 36.29 feet, said curve having a radius of 11.51 feet and a chord bearing and
distance of N56°55'59"E 23.01 feet, thence N46°20'01"W 22.37 feet, thence N43°01'27"W 19.29 feet,
thence along a curve to the right 7.75 feet, said curve having a radius of 3.86 feet and a chord bearing
and distance of N14°29'00"E 6.51 feet, thence along a non tangent curve to the left 23.50 feet, said
curve having a radius of 10.28 feet and a chord bearing and distance of N39°00'59"E 18.71 feet, thence
N32°40'39"E 25.80 feet, thence along a non tangent curve to the left 27.56 feet, said curve having a
radius of 25.63 feet and a chord bearing and distance of N48°12'46"E 26.25 feet, thence N44°32'40"E
15.03 feet, thence N58°52'19"E 21.91 feet, thence along a non tangent curve to the right 35.72 feet, said
curve having a radius of 17.72 feet and a chord bearing and distance of S75°27'50"E 29.97 feet, thence
S17°42'44"E 22.91 feet, thence along a non tangent curve to the left 31.36 feet, said curve having a
radius of 8.45 feet and a chord bearing and distance of S74°36'00"E 16.22 feet, thence N20°28'18"W
17.41 feet, thence along a non tangent curve to the right 56.42 feet, said curve having a radius of 751.11
feet and a chord bearing and distance of N07°40'22"W 56.41 feet, thence along a non tangent curve to
the right 45.39 feet, said curve having a radius of 44.30 feet and a chord bearing and distance of
N02°29'24"E 43.43 feet, thence N36°23'21"E 34.04 feet, thence along a non tangent curve to the left
41.47 feet, said curve having a radius of 38.48 feet and a chord bearing and distance of N16°00'41"E
39.49 feet, thence N32°40'39"E 213.53 feet, thence N70°36'56"E 185.38 feet, thence N15°59'29"E
713.53 feet, thence N04°36'29"W 927.98 feet, thence N42°11'57"W 488.91 feet, thence S88°14'57"W
161.24 feet, thence N33°48'42"W 250.20 feet to the POINT OF BEGINNING: Containing 118.57 acres
more or less subject to easements and right of way of record.
EXHIBIT B
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
CITY COUNCIL MEMO
2026-328
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-2025-0069: Rezoning (S. DEAD HORSE MOUNTAIN RD & E. GOFF FARM
RD/STONEBRIDGE GOLF COURSE, 606, 607, 646 & 685): Submitted by JORGENSEN
& ASSOCIATES for property located on S. DEAD HORSE MOUNTAIN RD & E. GOFF
FARM RD. in WARD 1. The property is zoned R-A, RESIDENTIAL AGRICULTURAL
and contains approximately 157.05 acres. The request is to rezone 4.65 acres of the
property to UN, URBAN NEIGHBORHOOD, and 37.66 acres of the property to NC,
NEIGHBORHOOD CONSERVATION.
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 and is the site of the Stonebridge Meadows Golf Club.
Totaling approximately 157.05 acres, the property is currently zoned R-A Residential Agricultural. In the mid-
1990s, the property transitioned from a private farm with a horse track to the Stonebridge Meadows Golf Club.
A previous rezoning request that encompassed this property and the adjacent one for a total of 205.2 acres
was denied by City Council in July 2023.
Request: The request is to rezone 4.65 acres to UN, Urban Neighborhood, and 37.66 acres to NC,
Neighborhood Conservation. The remainder of the site, approximately 114.74 acres, is to remain R-A,
Residential Agricultural. The applicant had originally requested to rezone 4.65 acres to CS, Community
Services, but later modified prior to performing public notification.
Public Comment: Staff has received public comment in opposition of the request, citing traffic concerns, lack of
water and sewer infrastructure, and flooding issues on S. Dead Horse Mountain Road. Two members of the
public spoke at the February 9th Planning Commission meeting.
Land Use Compatibility: From a use perspective, adding additional single-family homes near single-family
homes is inherently compatible, and staff does not find any issues with a request to rezone approximately 37
acres of property from R-A to NC, even though it represents an increase in density. Given right-of-way
dedication, tree preservation, and drainage requirements associated with residential subdivision development,
it is likely that upwards of 250 single-family units could be built in that portion of the property. At this intensity,
staff does not find that existing infrastructure could support this without significant investment. Most traffic
would concentrate to the north towards Huntsville Road, and water and sewer capacity are also quite limited in
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
this area. The area to the west, though generally rural in nature, has seen recent development, and with the
inclusion of UN zoning in the northwestern portion of the site, this could help insert additional services in an
area that is currently lacking in available amenities. The UN zoning district proposal, at 4.63 acres, allows for a
modest insertion of nonresidential uses. With no stated density maximum and minimal lot width and area sizes,
the potential impact of additional residential units in that portion, whether multi-family or single-family would
likely be compatible with the surrounding neighborhoods. The emerging development pattern in the area also
suggests a continual increase in single-family home development, with this development filling a gap between
two developments southeast of the intersection of Dead Horse Mountain Road and E. Goff Farm Road. The
applicant also intends to keep the majority of site zoned as R-A, which shows an intention to incrementally
increase density, and to keep the existing golf course intact.
Land Use Plan Analysis: Staff finds that the proposal runs counter to some of the goals outlined in City Plan
2040, but in in-line with others. On one hand, the infill score for this site is low, which appears to counter the
City’s stated goal towards making infill development a priority (goal 1), and discouraging suburban sprawl (goal
2). That said, the area in question is identified as a Residential Neighborhood Area, and the applicant’s
intention to bring a mixed-use zoning district into the proposal contributes to goal 3 of making compact,
complete, and connected development the standard. Staff also finds that the smaller lot sizes can facilitate
meeting the goal of providing attainable housing (goal 6). Maintaining the existing golf course and open space
acknowledges the enduring green network (goal 5) and does not prevent the area's preservation in the long-
term.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score of 0-3 for this site. The
following elements of the matrix contribute to the score:
• Near Sewer Main (6 – 8” PVC main through the site)
• Near City Park (Combs Park)
• Near Paved Trail (St. Paul Trail)
DISCUSSION:
At the February 9, 2026 Planning Commission meeting, a vote of 8-1-0 forwarded the request to City Council
with a recommendation of approval. Commissioner Payne was opposed, though did not state a specific
reason. Those in favor found that the request was compatible with surrounding land uses and that recent and
ongoing upgrades to City infrastructure with regards to water and sewer would adequately support the
development. Two members of the public spoke in opposition to the request with concerns about the homes
becoming rental properties, the proposed lot sizes being too small, and a desire to see larger, more upscale
homes in the neighborhood. Drainage and flooding concerns were also issued by the members of the public.
BUDGET/STAFF IMPACT:
N/A
ATTACHMENTS: 3. Staff Review Form, 4. Exhibit A, 5. Exhibit B, 6. Planning Commission Staff Report
Page 1
City of Fayetteville, Arkansas
Legislation Text
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
File #: 2026-328
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION
RZN 2025-69 FOR APPROXIMATELY 42.31 ACRES OF A 157.05 ACRE PARCEL LOCATED
ON SOUTH DEAD HORSE MOUNTAIN ROAD & EAST GOFF FARM ROAD IN WARD 1
FROM R-A, RESIDENTIAL AGRICULTURAL TO UN, URBAN NEIGHBORHOOD AND NC,
NEIGHBORHOOD CONSERVATION
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 R-A, Residential Agricultural to UN, Urban
Neighborhood and NC, Neighborhood Conservation.
Section 2: That the City Council of the City of Fayetteville, Arkansas hereby amends the official zoning
map of the City of Fayetteville to reflect the zoning change provided in Section 1.
Comments:
Purchase Order Number:
Change Order Number:
Previous Ordinance or Resolution #
Approval Date:
Original Contract Number:
Project Number
Budget Impact:
FundAccount Number
Project Title
City of Fayetteville Staff Review Form
2026-328
Item ID
3/3/2026
City Council Meeting Date - Agenda Item Only
RZN-2025-0069: Rezoning (S. DEAD HORSE MOUNTAIN RD & E. GOFF FARM RD/STONEBRIDGE GOLF COURSE, 606,
607, 646 & 685): Submitted by JORGENSEN & ASSOCIATES for property located on S. DEAD HORSE MOUNTAIN RD &
E. GOFF FARM RD. in WARD 1. The property is zoned R-A, RESIDENTIAL AGRICULTURAL and contains approximately
157.05 acres. The request is to rezone 4.63 acres of the property to UN, URBAN NEIGHBORHOOD, and 37.66 acres
of the property to NC, NEIGHBORHOOD CONSERVATION.
N/A for Non-Agenda Item
Action Recommendation:
Submitted By
Jonathan Curth DEVELOPMENT REVIEW (630)
Division / Department
2/12/2026
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 -$
-$
TO: Fayetteville Planning Commission
FROM: Jessie Masters, Planning Director
MEETING DATE: February 9, 2026
SUBJECT: RZN-2025-0069: Rezoning (S. DEAD HORSE MOUNTAIN RD & E.
GOFF FARM RD/STONEBRIDGE GOLF COURSE, 606, 607, 646 & 685):
Submitted by JORGENSEN & ASSOCIATES for property located on S.
DEAD HORSE MOUNTAIN RD & E. GOFF FARM RD. The property is
zoned R-A, RESIDENTIAL AGRICULTURAL and contains approximately
157.05 acres. The request is to rezone 4.63 acres of the property to UN,
URBAN NEIGHBORHOOD, and 37.65 acres of the property to NC,
NEIGHBORHOOD CONSERVATION.
RECOMMENDATION:
Staff recommends forwarding RZN-2025-0069 to City Council with a recommendation of
approval.
RECOMMENDED MOTION:
“I move to forward RZN-2025-0069 to City Council with a recommendation of approval.”
JANUARY 12, 2026 PLANNING COMMISSION MEETING
The applicant previously requested to table themselves to the February 9 Planning Commission
meeting, to give themselves time to produce additional traffic impact analysis for the proposed
development. They have provided this documentation, and it is attached to this report for the
Commission’s consideration.
BACKGROUND:
The subject property is in south Fayetteville and is the site of the Stonebridge Meadows Golf Club.
Totaling approximately 157.05 acres, the property is currently zoned R-A, Residential Agricultural.
In the mid-1990s, the property transitioned from a private farm with a horse track on it to the
currently operating Stonebridge Meadows Golf Club. A previous rezoning request that
encompassed this property and the adjacent one for a total of 205.2 acres was denied by City
Council in July 2023. Surrounding land uses and zoning are depicted in Table 1.
Table 1:
Surrounding Land Uses and Zoning
Direction Land Use Zoning
North Golf Course R-A, Residential-Agricultural
South Undeveloped RSF-2, Residential Single-Family, 2 Units per Acre
East Single-Family Residential RSF-4, Residential Single-Family, 4 Units per Acre
West Undeveloped/Single-Family
Residential
R-A, Residential-Agricultural;
RSF-4, Residential Single-Family, 4 Units per Acre
Request: The request is to rezone 4.63 acres to UN, Urban Neighborhood, and 37.65 acres to
NC, Neighborhood Conservation. The remainder of the site, approximately 114.77 acres, is to
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 1 of 60
Updated with results
remain R-A, Residential Agricultural. The applicant had originally request to rezone 4.63 acres
to CS, Community Services, but has since changed their request.
Public Comment: Staff has received public comment in opposition of the request, citing traffic
concerns, lack of water and sewer infrastructure, and flooding issues on S. Dead Horse Mountain
Road.
INFRASTRUCTURE AND ENVIRONMENTAL REVIEW:
Streets: The subject area with the requested rezoning does not have any direct street
frontage; the overall site has street frontage along E. Goff Farm Road, and there
is a street stub-out to S. Pumpkin Ridge Drive at the south end of the overall site.
Further, an adjacent land subdivision to the east proposes to stub out to the site in
question. E. Goff Farm Road is a partially-improved street with asphalt paving and
open ditches. Any street improvements required in these areas would be
determined at the time of the development proposal. Any additional improvements
or requirements for drainage will be determined at time of development.
Water: Public water is available to the subject area. An existing 8-inch water main is
present at the end of South Pumpkin Ridge Drive.
Sewer: Sanitary sewer is available to the subject area. An existing 8-inch sewer main is
present at the end of S. Pumpkin Ridge Drive and an existing 12-inch sewer main
is present on the west side of the subject property.
Drainage: A very small portion of the southern end of the overall site is within the Hillside-
Hilltop Overlay District, though would not likely affect the specific area in question.
Engineered footing designs will be required at the time of building permit submittal,
as well as grading, erosion control and abbreviated tree preservation plans. There
are also hydric soils present on the property. Hydric soils are a known indicator of
wetlands. However, for an area to be classified as wetlands, it may also need
other characteristics such as hydrophytes (plants that grow in water), and shallow
water during parts of the year. Hydric Soils can be found across many areas of
Fayetteville, including valleys, floodplains, and open prairies. It’s important to
identify these natural resources during development, so when these soils are
identified on a property, further environmental studies will be required at the time
of development. Before permits could be issued for the property a statement/report
from an environmental professional must be provided summarizing the existence
of wetlands on the property. If this statement/report indicates that wetlands may
be present on site, a USACE Determination of Jurisdictional Wetlands will be
required at the time of development submittal.
Fire: Fire apparatus access and fire protection water supplies will be reviewed for
compliance with the Arkansas Fire Prevention Code at the time of development.
Station 3, located at 1050 S. Happy Hollow Rd., protects this site. The property is
located approximately 2 miles from the fire station with an anticipated drive time of
approximately 5 minutes using existing streets. The anticipated response time
would be approximately 7.2 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.
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 2 of 60
Police: The Police Department did not comment on this request.
Tree Preservation:
The current zoning districts of R-A, Residential-Agricultural and RSF-4, Residential
Single-Family, 4 Units per Acre require 25% minimum canopy preservation. The
proposed zoning districts of NC, Neighborhood Conservation and UN, Urban
Neighborhood, require 20% minimum canopy preservation and 15% minimum
canopy preservation, respectively.
CITY PLAN 2040 FUTURE LAND USE PLAN: The City Plan 2040 Future Land Use Plan
designates the property within the proposed rezone as Residential Neighborhood Area.
Residential Neighborhood Areas are primarily residential in nature and support a wide variety
of housing types of appropriate scale and context: single-family, duplexes, rowhouses, multifamily
and accessory dwelling units. 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, such as retail and offices, on corners and along connecting
corridors. This designation recognizes existing conventional subdivision developments which may
have large blocks with conventional setbacks and development patterns that respond to features
of the natural environment. Building setbacks may vary depending on the context of the existing
neighborhood.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score of 0-3 for this
site with a weighted score of 3. The following elements of the matrix contribute to the score:
• Near Sewer Main (6 – 8” PVC main through the site)
• Near City Park (Combs Park)
• Near Paved Trail (St. Paul Trail)
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: From a use perspective, adding additional single-
family homes near single-family homes is inherently compatible, and staff
does not find any issues with a request to rezone approximately 37 acres of
property from R-A to NC, even though it represents an increase in density.
Given necessary right-of-way dedication, tree preservation, and drainage
requirements, it is likely that upwards of 250 single-family units could be
built in that portion of the property. At this intensity, staff does not find that
existing infrastructure could support this without significant investment.
Most traffic would concentrate to the north towards Huntsville Road, and
water and sewer capacity are also quite limited in this area. The area to the
west, though generally rural in nature, has seen recent development, and
with the inclusion of UN zoning in the northwestern portion of the site, this
could help insert additional services in an area that is currently lacking in
available amenities. The UN zoning district proposal, at 4.63 acres, allows for
a modest insertion of uses. With no stated density maximum and minimal lot
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 3 of 60
width and area sizes, the potential impact of additional residential units in
that portion, whether multi-family or single-family would likely be compatible
with the surrounding neighborhoods. The emerging development pattern in
the area also suggests a continual increase in single-family home
development, with this development filling a gap between two developments
southeast of the intersection of Dead Horse Mountain Road and E. Goff Farm
Road. The applicant also intends to keep the majority of site down-zoned to
R-A, which shows an intention to incrementally increase density, and to keep
the existing golf course intact.
Land Use Plan Analysis: Staff finds that the proposal runs counter to some
of the goals outlined in City Plan 2040, but in in line with others. One one
hand, the infill score for this site is low, which appears to counter the City’s
stated goal towards making infill development a priority (goal 1), and
discouraging suburban sprawl (goal 2). That said, the area in question is
identified as a Residential Neighborhood Area, and the applicant’s intention
to bring a mixed-use zoning district into the conversation in this area
contributes to goal 3 of making compact, complete, and connected
development the standard. Staff also finds that the smaller lot sizes lean this
neighborhood towards meeting the goal of providing attainable housing
(goal 6). Maintaining the existing golf course and open space also
contributes to the goal of maintaining an enduring green network (goal 5).
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
Finding: Staff finds that the proposed rezoning to NC, Neighborhood Conservation
and UN, Urban Neighborhood, is justifiable based on future land use goals
of creating a residential neighborhood in this area.
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: The proposed rezoning will increase traffic, and possibly to a significant
degree. With the addition of potentially hundreds of housing units, staff finds
this may negatively contribute to traffic counts on Dead Horse Mountain
Road, with residents having no viable alternative transportation option. That
said, the applicant provided a traffic study with this request that indicated
that the level of service at the intersection of Dead Horse Mountain Road and
E. Goff Farm Road was maintained with the applicant’s proposed
development. Staff also finds that there is a possible connection to an
existing bike trail, which does work in the development’s favor towards the
future reduction of traffic counts, but this does little to provide connectivity
to the development in the short term.
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 its current zoning designation will significantly
alter the potential population density in the area. Initial Engineering Division
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 4 of 60
review indicates that utility extensions or upgrades are likely required,
especially with regards to current water service to the site, which may not
currently have the capacity to serve a development of this size. No
comments were received from the Fayetteville Public School district.
5. If there are reasons why the proposed zoning should not be approved in view of
considerations under b (1) through (4) above, a determination as to whether the proposed
zoning is justified and/or necessitated by peculiar circumstances such as:
a. It would be impractical to use the land for any of the uses permitted under
its existing zoning classifications;
b. There are extenuating circumstances which justify the rezoning even
though there are reasons under b (1) through (4) above why the proposed
zoning is not desirable.
Finding: N/A
RECOMMENDATION: Planning staff recommends forwarding RZN-2025-0069 to City
Council with a recommendation of approval.
________________________________________________________________________
PLANNING COMMISSION ACTION: Required YES
Date: February 9, 2026 ❒ Tabled ❒ Forwarded ❒ Denied
Motion:
Second:
Vote:
BUDGET/STAFF IMPACT:
None
ATTACHMENTS:
• Unified Development Code
o §161.03 District R-A, Residential-Agricultural
o §161.29 Neighborhood Conservation
o §161.37 Urban Neighborhood
• One Mile Map
• Close-Up Map
• Current Land Use Map
• Future Land Use Map
• Request Letter
• Traffic Study
• Long-Range Planning Memo
• Public Comment
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 5 of 60
X
Cabe
McGetrick
8-1-0 (Payne opposed)
with a
recommendation
of approval.
161.03 District R-A, Residential-Agricultural
(A) Purposes. The regulations of the agricultural district are designed to protect agricultural land until an orderly
transition to urban development has been accomplished; prevent wasteful scattering of development in rural
areas; obtain economy of public funds in the providing of public improvements and services of orderly growth;
conserve the tax base; provide opportunity for affordable housing, increase scenic attractiveness; and conserve
open space.
(B) Uses.
(1) Permitted Uses.
Unit 1 City-wide uses by right
Unit 3 Public protection and utility facilities
Unit 6 Agriculture
Unit 7 Animal husbandry
Unit 8 Single-family dwellings
Unit 9 Two-family dwellings
Unit 37 Manufactured homes
Unit 41 Accessory dwellings
Unit 43 Animal boarding and training
Unit 46 Short-term rentals
(2) Conditional Uses.
Unit 2 City-wide uses by conditional use permit
Unit 4 Cultural and recreational facilities
Unit 5 Government facilities
Unit 20 Commercial recreation, large sites
Unit 24 Home occupations
Unit 35 Outdoor Music Establishments
Unit 36 Wireless communications facilities
Unit 42 Clean technologies
(C) Density.
Units per acre One-half (½)
(D) Bulk and Area Regulations.
Lot width minimum 200 feet
Lot Area Minimum:
Residential: 2 acres
Nonresidential: 2 acres
Lot area per dwelling unit 2 acres
(E) Setback Requirements.
Front Side Rear
35 feet 20 feet 35 feet
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 6 of 60
(F) Height Requirements. There shall be no maximum height limits in the R-A District, provided, however, if a
building exceeds the height of one (1) story, the portion of the building over one (1) story shall have an
additional setback from any boundary line of an adjacent reside ntial district. The amount of additional setback
for the portion of the building over one (1) story shall be equal to the difference between the total height of that
portion of the building and one (1) story.
(G) Building area. None.
(Code 1965, App. A., Art. 5(1); Ord. No. 1747, 6-29-70; Code 1991, §160.030; Ord. No. 4100, §2 (Ex. A), 6-16-98;
Ord. No. 4178, 8-31-99; Ord. No. 5028, 6-19-07; Ord. No. 5128, 4-15-08; Ord. No. 5195, 11-6-08; Ord. No. 5238, 5-5-
09; Ord. No. 5479, 2-7-12; Ord. No. 5945 , §3, 1-17-17; Ord. No. 6015 , §1(Exh. A), 11-21-17; Ord. No. 6427 ,
§§1(Exh. C), 2, 4-20-21)
Editor's note(s)—Ord. No. 6625 , §1 adopted December 6, 2022, "determines that Section 2 of Ordinance 6427
(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 December 31, 2023,
unless prior to that date the City Council amends this ordinance to repeal or further amend this sunset, repeal
and termination section."
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.
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 7 of 60
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)
Ord. No. 6427 , § 2, adopted April 20, 2021, "determines that this ordinance and all amendments to Code sections
ordained or enacted by this ordinance shall automatically sunset, be repealed, terminated, and become void twenty
(20) months after the passage and approval of this ordinance, unless prior to that date, the City Council amends this
ordinance to repeal this sunset, repeal and termination section."
161.37 Urban Neighborhood
(A) Purpose. The Urban Neighborhood District is designed to serve as a mixed use area of medium intensity and
provide a transition into residential neighborhoods from more intense, mixed-use districts. Urban Neighborhood
promotes a walkable, pedestrian-oriented neighborhood development form with a variety of housing options
and complementary neighborhood businesses that are compatible in scale and use with surrounding land uses.
For the purpose of Chapter 96: Noise Control the Urban Neighborhood district is a residential zone.
(B) Uses.
(1) Permitted Uses.
Unit 1 City-wide uses by right
Unit 4 Cultural and recreational facilities
Unit 8 Single-family dwellings
Unit 9 Two-family dwellings
Unit 10 Three (3) and four (4) family dwellings
Unit 12b General business
Unit 13 Eating places
Unit 24 Home occupations
Unit 25 Offices, studios, and related services
Unit 26 Multi-family dwellings
Unit 40 Sidewalk cafes
Unit 41 Accessory dwelling units
Unit 44 Cluster housing development
Unit 46 Short-term rentals
Note: Any combination of above uses is permitted upon any lot within this zone. Conditional uses shall need approval
when combined with pre-approved uses.
(2) Conditional Uses.
Unit 2 City-wide uses by conditional use permit
Unit 3 Public protection and utility facilities
Unit 5 Government facilities
Unit 14 Hotel, motel and amusement services
Unit 15 Neighborhood shopping goods
Unit 36 Wireless communication facilities
Unit 45 Small scale production
Unit 48 Private dormitories
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 8 of 60
(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)
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 9 of 60
DEAD
HORSE
MOUNTAIN
RD
R-A
RSF-4
RSF-2
Neighborhood Link
Unclassified
Alley
Residential Link
Planned Neighborhood Link
Planned Residential Link
Shared-Use Paved Trail
Trail (Proposed)
Fayetteville City Limits
Planning Area
One Mile View
RZN-2025-0069 S. DEAD HORSE MOUNTAIN
RD & E. GOFF FARM RD N
0 0.25 0.50.13 Miles
Planning Area
Fayetteville City Limits
Subject Property
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 10 of 60
Proposed NC
Proposed R-A
Proposed CS
GOFF
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Neighborhood Link
Unclassified
Alley
Residential Link
Planned Neighborhood Link
Planned Residential Link
Hillside-Hilltop Overlay District
Trail (Proposed)
Planning Area
Fayetteville City Limits
Close Up 9LeZ
RZN-2025-0069 S '(A'+2RS(02817A,1
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-
0 510 1,020 1,530 2,040255
Feet
Subject Property
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Proposed UN
UN
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Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 11 of 60
DEAD HORSEMOUNTAINRD
2025 Imagery | EagleView Technologies | Surdex Corporation
Neighborhood Link
Unclassified
Alley
Residential Link
Planned Neighborhood Link
Planned Residential Link
Trail (Proposed)
Planning Area
Fayetteville City Limits
Current Land Use
RZN-2025-0069 S. DEAD HORSE MOUNTAIN RD
& E. GOFF FARM RD N
0 525 1,050 1,575 2,100262.5
Feet
Subject Property
Washington
County
Undeveloped
Single-Family Residential
Single-Family Residential
1:8,600
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 12 of 60
Natural
Residential
Neighborhood
Rural
Residential
DEAD HORS
E
MOUNTAIN RD
Neighborhood Link
Unclassified
Alley
Residential Link
Planned Neighborhood Link
Planned Residential Link
Planning Area
Fayetteville City Limits
Trail (Proposed)
City Neighborhood
Civic Institutional
Civic and Private Open Space
Industrial
Natural
Non-Municipal Government
Residential Neighborhood
Rural Residential
Urban Center
Future Land Use
RZN-2025-0069 S. DEAD HORSE MOUNTAIN
RD & E. GOFF FARM RD N
0 610 1,220 1,830 2,440305
Feet
Subject Property
1:10,000
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 13 of 60
JORGENSEN 124 W Sunbridge Drive, Suite 3
Fayetteville, AR 72703
Office: 479.442.9127
www.jorgensenassoc.com
Established 1985
+ASSOCIATES Civil Engineering · Surveying
December 23, 2025
City of Fayetteville
113 W. Mountain
Fayetteville, AR 72701
Attn: Development Services
Re: Stonebridge Golf Course Rezoning
Please accept this request to rezone parcels 765-15268-452, 765-15269-151, & 765-15269-150 . This
tract of land is currently zoned R-A and does have an active and one of the only Public Golf Courses in Northwest
Arkansas. The desire is to rezone a portion of this land to NC and a smaller portion to UN (For townhome
development). This requested zoning is appropriate and compatible with the surrounding properties and uses as
the newly developed “The Preserve @ Stonebridge” immediately to the west and the adjacent established
neighborhoods invite this vacant portion of land to be developed in a similar fashion.
Riverwood Homes (a long-standing developer with their headquarters located in Fayetteville) in
conjunction with the ownership of the Stonebridge Golf Course will collaborate to bring a mix of affordable
homes ranging in size from 1,350 SF to 3,000 SF, as well as a pocket of Townhomes. This new development is
located ~ 3 miles from Downtown Fayetteville and the University of Arkansas.
Please review this application and let us know if there are any questions that we may be able to answer.
Thanks.
________________
Blake Jorgensen, PE
Jorgensen + Associates
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 14 of 60
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124 W Sunbridge Drive, Suite 5
Fayetteville, AR 72703
Office: 479.442.9127
www.jorgensenassoc.com
Established 1985
LE
G
E
N
D
Civil Engineering + Surveying
+ASSOCIATES
JORGENSEN
DRAWN BY PMM
SHEET SCALE: 1" = 300'
DATE:11.20.2025
PROJECT FILE: Z:\Subdivisions\2021018 - Stonebridge Cottages\dwg\SB COTTAGES-HUB.dwg
SHEET TITLE: REZONING EXHIBIT
LOCATION: FAYETTEVILLE, AR
PROJECT TITLE: STONEBRIDGE COTTAGES REZONING
SH
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T
#
1
W
S
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N
R-A TO NC
R-A TO CS
R-A TO REMAIN
This has been
modified to UN
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 15 of 60
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124 W Sunbridge Drive, Suite 5
Fayetteville, AR 72703
Office: 479.442.9127
www.jorgensenassoc.com
Established 1985
LE
G
E
N
D
Civil Engineering + Surveying
+ASSOCIATES
JORGENSEN
DRAWN BY PMM
SHEET SCALE: 1" = 300'
DATE:11.20.2025
PROJECT FILE: Z:\Subdivisions\2021018 - Stonebridge Cottages\dwg\SB COTTAGES-HUB.dwg
SHEET TITLE: REZONING EXHIBIT
LOCATION: FAYETTEVILLE, AR
PROJECT TITLE: STONEBRIDGE COTTAGES REZONING
SH
E
E
T
#
1
W
S
E
N
R-A TO NC
R-A TO CS
R-A TO REMAIN
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 16 of 60
TRAFFIC IMPACT ANALYSIS
Stonebridge Interior
Dead Horse Mountain Rd & Goff Farm Rd
Faye!eville, Arkansas
Prepared for:
Riverwood Homes, LLC
January 2026
Prepared by:
Traffic Engineering Consultants, Inc.
1 / 30 / 2026
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 17 of 60
Traffic Impact Analysis
F-282 1 January 30, 2026
1.0 INTRODUCTION
Traffic Engineering Consultants, Inc. (TEC) was retained to conduct a traffic impact analysis (TIA) for a
proposed residential development to be located in Fayetteville, Arkansas. The study was requested to
determine the effects the proposed development would have on the adjacent street system, to review
the available access to the development and to provide recommendations for improvements that may be
necessary to accommodate the traffic expected to be generated by the development.
2.0 BACKGROUND
2.1 PROPOSED DEVELOPMENT
The site of the proposed development is located southeast of Goff Farm Road and Dead Horse Mountain
Road as shown in Figure 1. The proposed development consists of a maximum of 184 Single Family Homes
and 42 Townhomes.
Access to the new development, as shown in Figure 2, is proposed via both Goff Farm Road and a new
residential street, which would connect the neighborhood to the intersection of Goff Farm Road and Dead
Horse Mountain Road. Additionally the proposed neighborhood would connect to Dead Horse Mountain
Road through a new connection that is currently being constructed to the west of the development.
Access is proposed to the City of Fayetteville trail network via Goff Farm Road and Dead Horse Mountain
Road on future on-street bicycle facilities.
2.2 EXISTING ROADWAY NETWORK
Dead Horse Mountain road is a two-lane north/south neighborhood link as defined by the City of
Fayetteville Master Street Plan. The roadway has a posted speed limit of 45 mph and has an approximate
average daily traffic (ADT) of 4,400 vehicles per day (vpd).
The t-intersection of Goff Farm Road and Dead Horse Mountain Road is unsignalized with stop control on
the westbound approach. All approaches include a single lane.
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 18 of 60
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Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 19 of 60
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Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 20 of 60
Traffic Impact Analysis
F-282 2 January 30, 2026
3.0 TRAFFIC DATA
3.1 EXISTING TRAFFIC
Existing traffic volume data was collected at the study intersection in January 2026 during mild weather
and while area schools were in session. Twenty-four hour turning movement volumes were collected at
the intersection Goff Farm Road and Dead Horse Mountain Road which were utilized to determine the
peak hour turning movement volumes as well as daily bi-directional traffic volumes on each approach.
Peak-hour turning movement volumes were collected at the intersections of existing drives opposite the
proposed site drives on Leverett Avenue.
Given the traffic characteristics in the area and the anticipated trip generation for the proposed site, the
weekday peak periods would represent a “worst-case scenario” with regards to traffic impact on the
surrounding roadway network. If traffic operations are acceptable during these weekday peak hours, it
can be reasoned that conditions would be acceptable throughout the remainder of the day and week. The
2025 traffic data is summarized in Figure 3 and detailed printouts of all the traffic count data are included
in the appendix.
3.2 FUTURE BACKGROUND TRAFFIC
The 2026 existing traffic volumes were utilized to determine the background traffic for 2027. The 2027
year was selected as one year after the future buildout year of the development. Considering the previous
ARDOT AADT traffic count volumes along roadways in the study area from 2015 to 2024, the combined
AADT values grew at a 7.7% rate. Historical AADT data is summarized in the appendix.
The background traffic was determined for the 2027 future design year by applying an average annual
growth rate of 7.7% to the 2026 traffic data. The 2027 future background traffic is summarized in Figure 3.
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 21 of 60
20
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Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 22 of 60
Traffic Impact Analysis
F-282 3 January 30, 2026
4.0 PROJECTED TRAFFIC
4.1 PROPOSED DEVELOPMENT TRAFFIC
To determine the effects a new development will have on an existing street system, the new or additional
traffic must be projected. The latest edition of the Trip Generation Manual, published by the Institute of
Transportation Engineers, was used to determine the amount of traffic the development is expected to
generate. The report is a nationally accepted reference which provides trip rates for determining the
traffic expected to be generated by different land use types.
Available information was utilized regarding the anticipated land use to determine the site generated
traffic. The 210 Single Family Detached and 215 Single Family Attached categories were selected to
determine the trip generation for the proposed site. The resulting traffic volumes projected to be
generated by the proposed site once fully constructed and occupied are indicated in Table 1.
Average Weekday Vehicle Trips
One Hour One Hour
Between Between
7am & 9am 4pm & 6pm
(vpd) (vph) (vph) IN OUT IN OUT IN OUT IN OUT
Trip Rate*(Dwelling Units)9.09 0.70 0.93
Single-Family 210 27% 73% 35 94 62% 38% 105 64
Detached Housing 184 1750 129 169
Trip Rate*(Dwelling Units)6.61 0.47 0.51
Single-Family 215 25% 75% 2 7 57% 43% 9 7
Attached Housing 42 278 10 16
Total 2,028 138 185 37 101 114 71
Average
PM Peak Hour
Directional Trips
(vph)
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Per Peak Hour of
Adjacent Street Traffic
Building Type
(Land Use)
ITE
Land
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Directional
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Average
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Average
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Directional
Distribution
TABLE 1
Projected Site Generated Trips
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 23 of 60
Traffic Impact Analysis
F-282 4 January 30, 2026
4.2 DISTRIBUTION OF SITE GENERATED TRAFFIC
The traffic expected to be generated by the proposed development was then distributed among the points
of access and surrounding study intersections for the a.m. and p.m. peak hours. The distribution of the
site generated traffic was based on available access, anticipated usage of the site, and traffic patterns in
the area which were obtained from the traffic data collected for this study. The directional distribution of
the site generated traffic entering/exiting the proposed site is expected to be:
• 90% to/from Goff Farm Road
o 80% to/from Dead Horse Mountain Road north of site
o 10% to/from Goff Farm Road east of the site
• 10% to/from residential connection west of site
o 10% to/from Dead Horse Mountain Road north of site
The ingress and egress traffic expected to be generated from the proposed site is summarized in Figure 3.
4.3 TOTAL TRAFFIC
The proposed development traffic was then added to the combined background traffic. The future total
traffic (background traffic + proposed site traffic) is summarized in Figure 3.
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 24 of 60
Traffic Impact Analysis
F-282 5 January 30, 2026
5.0 CAPACITY ANALYSIS
5.1 METHODOLOGY
The capacity analyses were conducted using Synchro 12, which is a software package for modeling and
optimizing traffic signal timings at signalized intersections and analyzing unsignalized intersections in
accordance with the methodology of the latest edition of the Highway Capacity Manual.
The capacity analysis provides a measure of the amount of traffic that a given facility can accommodate.
Traffic facilities generally operate poorly at or near capacity. The analysis is intended to estimate the
maximum amount of traffic that can be accommodated by a facility while maintaining prescribed
operational qualities. The definition of operational criteria is accomplished using levels-of-service. The
concept of levels-of-service is defined as a qualitative measure and describes operational conditions in
terms of such factors as speed and travel time, freedom to maneuver, traffic interruptions, comfort and
convenience, and safety. Six levels-of-service are defined for each type of facility for which analysis
procedures are available. They are given letter designations, from “A” to “F”, with level-of-service “A”
representing the best operating conditions and level-of-service “F” the worst.
The average control delay for signalized intersections is estimated for each lane group and aggregated for
each approach and for the intersection as a whole. The level-of-service for this type of traffic control is
directly related to the control delay value. The criteria for stop controlled or unsignalized intersections
and roundabouts have different threshold values than do those for signalized intersections. The level-of-
service criteria are summarized in Table 2. The Highway Capacity Manual considers an overall intersection
level-of-service “D” or better and a critical approach (approach with the lowest level-of-service) level-of-
service “E” or better to be acceptable level-of-service.
TABLE 2
LEVEL OF SERVICE CRITERIA
Unsignalized Signalized
A ≤10 ≤10 Free Flow
B > 10 - 15 > 10 - 20 Stable Flow (slight delays)
C > 15 - 25 > 20 - 35 Stable Flow (acceptable delays)
Approaching Unstable Flow (tolerable delay, occasionally
wait through more than one signal cycle before proceeding)
E > 35 - 50 > 55 - 80 Unstable Flow (intolerable delay)
F > 50 > 80 Forced Flow (congested and queues fail to clear)
Level of Service Average Delay (seconds/vehicle)Traffic Condition
D > 25 - 35 > 35 - 55
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 25 of 60
Traffic Impact Analysis
F-282 6 January 30, 2026
5.2 SCENARIOS
Capacity analyses were conducted for the a.m. and p.m. peak hours at the study intersection. The
intersection was analyzed and reviewed under the 2026 existing traffic, 2027 future background traffic,
and 2027 total traffic. The results of the capacity analyses conducted are summarized in Table 3 and the
raw data sheets have been included in the appendix.
5.2.1 2026 EXISTING TRAFFIC
The analyses conducted under the 2026 existing traffic indicate that the critical approach at the study
intersection currently operates at acceptable levels-of-service “B” or better during the a.m. and p.m. peak
hours. The study intersection operates at acceptable overall level-of-service “A” during the a.m. and p.m.
peak hours.
5.2.2 2027 FUTURE BACKGROUND TRAFFIC
Under the 2027 future background traffic, the critical approach at the study intersection would be
expected to continue operating at acceptable levels-of-service “B” or better during the a.m. and p.m. peak
hours. The study intersection would be expected to continue operating at acceptable overall levels-of-
service “A” during the a.m. and p.m. peak hours.
5.2.3 2027 TOTAL TRAFFIC
Once the proposed site traffic was added to the 2027 future background traffic, the critical approach at
the study intersection would be expected to continue operating at acceptable levels-of-service “B” or
better during the a.m. and p.m. peak hours. The study intersection is expected to operate at overall
acceptable levels-of-service “A” during the peak hours.
AM Peak Hour PM Peak Hour
Critical Approach Intersection Critical Approach Intersection
Delay Delay Delay Delay
(sec/veh) (sec/veh) (sec/veh) (sec/veh)
2026 Existing Traffic
Dead Horse Mountain Rd & Goff Farm Rd TWSC WB 10.7 B 5.4 A WB 9.4 A 4.1 A
2027 Background Traffic
Dead Horse Mountain Rd & Goff Farm Rd TWSC WB 11.1 B 5.6 A WB 9.6 A 4.2 A
2027 Total Traffic
Dead Horse Mountain Rd & Goff Farm Rd TWSC WB 12.3 B 6.8 A WB 10.1 B 5.2 A
TABLE 3
Intersection Capacity Analysis Results
Intersection
LOS LOS
Type of Traffic Control
Approach LOS ApproachLOS
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 26 of 60
Traffic Impact Analysis
F-282 7 January 30, 2026
6.0 MULTI-MODAL
The pedestrian and bicycle facilities for the site were reviewed. Access is proposed to the City of
Fayetteville trail network via Goff Farm Road and Dead Horse Mountain Road on future on-street bicycle
facilities. The site improvements will add a sidewalk along the west side of Leverett Avenue. Transit is not
currently available near the site.
7.0 CONCLUSIONS
7.1 SUMMARY
TEC was requested to conduct a traffic impact analysis on a proposed residential development in
Fayetteville, Arkansas. Existing traffic volume data was collected adjacent to the proposed development.
The historical growth rates were evaluated and show an annual growth rate of 7.7%, this was applied to
predict future background traffic for 2027. The proposed development traffic was then determined and
added to the 2027 future background traffic for conducting the reviews and analyses.
The analyses conducted under the 2026 existing, 2027 future background, and 2027 total traffic indicates
that the study intersection currently operates and is expected to continue operating at overall acceptable
levels-of-service during the a.m. and p.m. peak hours. The critical approach currently operates and is also
expected to continue operating at acceptable levels-of-service during both peak hours.
7.2 RECOMMENDATIONS
Based on the results of the analyses conducted, no traffic control or geometric roadway improvements
are necessary as a result of the proposed site for traffic to continue operating at acceptable levels-of-
service both now and in the future.
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 27 of 60
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Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 28 of 60
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Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 29 of 60
Goff Farm rd. & Mountain rd. - TMCGoff Farm rd. & Mountain rd. - TMC
Wed Jan 14, 2026
Full Length (10:15 AM-10:15 AM (+1))
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
All Movements
ID: 1371546, Location: 36.045107, -94.117717
Provided by: Traffic Engineering Consultants, Inc.
217 E. Dickson St., Ste. 106, Fayetteville, AR, 72701, US
Leg East South North
Direction Westbound Northbound Southbound
Time L R U AppApp T R U AppApp L T U AppApp IntInt
2026-01-14 10:15AM 1 9 0 1010 13 0 0 1313 6 8 0 1414 3737
10:30AM 1 12 0 1313 17 1 0 1818 5 15 0 2020 5151
10:45AM 0 15 0 1515 18 0 0 1818 9 9 0 1818 5151
Hourly Total 2 36 0 3838 48 1 0 4949 20 32 0 5252 139139
11:00AM 1 21 0 2222 15 1 0 1616 13 11 0 2424 6262
11:15AM 0 13 0 1313 14 2 0 1616 11 18 0 2929 5858
11:30AM 0 9 0 99 16 1 0 1717 19 17 0 3636 6262
11:45AM 1 22 0 2323 11 0 0 1111 13 12 0 2525 5959
Hourly Total 2 65 0 6767 56 4 0 6060 56 58 0 114114 241241
12:00PM 0 11 0 1111 15 1 0 1616 17 16 0 3333 6060
12:15PM 0 10 0 1010 14 0 0 1414 9 13 0 2222 4646
12:30PM 1 14 0 1515 12 1 0 1313 12 19 0 3131 5959
12:45PM 1 14 0 1515 14 0 1 1515 11 11 0 2222 5252
Hourly Total 2 49 0 5151 55 2 1 5858 49 59 0 108108 217217
1:00PM 1 15 0 1616 12 0 0 1212 15 15 0 3030 5858
1:15PM 1 11 0 1212 22 1 0 2323 12 21 0 3333 6868
1:30PM 1 18 0 1919 18 0 0 1818 24 7 0 3131 6868
1:45PM 0 10 0 1010 12 0 0 1212 13 13 0 2626 4848
Hourly Total 3 54 0 5757 64 1 0 6565 64 56 0 120120 242242
2:00PM 0 20 0 2020 13 0 0 1313 9 15 0 2424 5757
2:15PM 0 12 0 1212 14 1 0 1515 16 15 0 3131 5858
2:30PM 0 12 0 1212 12 0 0 1212 17 15 0 3232 5656
2:45PM 1 16 0 1717 13 0 0 1313 17 12 0 2929 5959
Hourly Total 1 60 0 6161 52 1 0 5353 59 57 0 116116 230230
3:00PM 1 11 0 1212 13 0 0 1313 21 27 0 4848 7373
3:15PM 0 14 0 1414 11 2 0 1313 28 30 0 5858 8585
3:30PM 2 11 0 1313 16 1 0 1717 29 26 0 5555 8585
3:45PM 1 14 0 1515 19 0 0 1919 25 19 0 4444 7878
Hourly Total 4 50 0 5454 59 3 0 6262 103 102 0 205205 321321
4:00PM 0 14 0 1414 13 0 0 1313 11 30 0 4141 6868
4:15PM 1 14 0 1515 11 0 0 1111 38 24 0 6262 8888
4:30PM 1 16 0 1717 14 1 0 1515 42 35 0 7777 109109
4:45PM 1 12 0 1313 17 0 0 1717 40 40 0 8080 110110
Hourly Total 3 56 0 5959 55 1 0 5656 131 129 0 260260 375375
5:00PM 1 29 0 3030 16 4 0 2020 52 35 0 8787 137137
5:15PM 1 16 0 1717 24 2 0 2626 35 38 0 7373 116116
5:30PM 1 21 0 2222 24 1 0 2525 38 48 0 8686 133133
5:45PM 0 13 0 1313 15 1 0 1616 35 29 0 6464 9393
Hourly Total 3 79 0 8282 79 8 0 8787 160 150 0 310310 479479
6:00PM 0 18 0 1818 17 1 0 1818 22 27 0 4949 8585
6:15PM 2 13 0 1515 10 0 0 1010 20 22 0 4242 6767
6:30PM 1 10 0 1111 12 0 0 1212 23 22 0 4545 6868
6:45PM 4 7 0 1111 13 1 0 1414 14 24 0 3838 6363
Hourly Total 7 48 0 5555 52 2 0 5454 79 95 0 174174 283283
7:00PM 1 7 0 88 10 0 0 1010 9 17 0 2626 4444
7:15PM 0 6 0 66 9 0 0 99 13 12 0 2525 4040
7:30PM 0 5 0 55 12 0 0 1212 12 18 0 3030 4747
7:45PM 2 1 0 33 6 1 0 77 9 20 0 2929 3939
Hourly Total 3 19 0 2222 37 1 0 3838 43 67 0 110110 170170
8:00PM 0 3 0 33 3 1 0 44 12 14 0 2626 3333
8:15PM 0 4 0 44 2 1 0 33 16 20 0 3636 4343
8:30PM 0 4 0 44 7 0 0 77 11 9 0 2020 3131
8:45PM 1 3 0 44 1 0 0 11 7 10 0 1717 2222
Hourly Total 1 14 0 1515 13 2 0 1515 46 53 0 9999 129129
1 of 10Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 30 of 60
9:00PM 0 1 0 11 0 0 0 00 4 5 0 99 1010
9:15PM 0 2 0 22 3 0 0 33 8 6 1 1515 2020
9:30PM 0 2 0 22 1 0 0 11 3 5 0 88 1111
9:45PM 1 0 0 11 4 1 0 55 5 4 0 99 1515
Hourly Total 1 5 0 66 8 1 0 99 20 20 1 4141 5656
10:00PM 0 0 0 00 1 0 0 11 13 11 0 2424 2525
10:15PM 0 1 0 11 4 0 0 44 7 5 0 1212 1717
10:30PM 0 0 0 00 0 0 0 00 2 2 0 44 44
10:45PM 0 3 0 33 1 0 0 11 8 3 0 1111 1515
Hourly Total 0 4 0 44 6 0 0 66 30 21 0 5151 6161
11:00PM 1 1 0 22 1 0 0 11 6 3 0 99 1212
11:15PM 0 0 0 00 0 0 0 00 0 2 0 22 22
11:30PM 0 1 0 11 0 1 0 11 1 2 0 33 55
11:45PM 0 0 0 00 1 0 0 11 0 3 0 33 44
Hourly Total 1 2 0 33 2 1 0 33 7 10 0 1717 2323
2026-01-15 12:00AM 0 0 0 00 0 0 0 00 0 1 0 11 11
12:15AM 0 0 0 00 1 0 0 11 0 0 0 00 11
12:30AM 0 0 0 00 0 0 0 00 0 0 0 00 00
12:45AM 0 0 0 00 0 0 0 00 0 1 0 11 11
Hourly Total 0 0 0 00 1 0 0 11 0 2 0 22 33
1:00AM 0 1 0 11 0 0 0 00 0 0 0 00 11
1:15AM 0 0 0 00 1 0 0 11 0 0 0 00 11
1:30AM 0 0 0 00 1 0 0 11 0 0 0 00 11
1:45AM 0 0 0 00 0 0 0 00 0 0 0 00 00
Hourly Total 0 1 0 11 2 0 0 22 0 0 0 00 33
2:00AM 0 0 0 00 0 0 0 00 0 0 0 00 00
2:15AM 1 0 0 11 0 0 0 00 0 0 0 00 11
2:30AM 0 1 0 11 0 0 0 00 0 0 0 00 11
2:45AM 0 0 0 00 1 0 0 11 0 0 0 00 11
Hourly Total 1 1 0 22 1 0 0 11 0 0 0 00 33
3:00AM 0 0 0 00 0 0 0 00 0 0 0 00 00
3:15AM 0 0 0 00 0 0 0 00 0 0 0 00 00
3:30AM 0 2 0 22 1 0 0 11 0 0 0 00 33
3:45AM 0 1 0 11 0 0 0 00 0 0 0 00 11
Hourly Total 0 3 0 33 1 0 0 11 0 0 0 00 44
4:00AM 0 0 0 00 1 0 0 11 0 0 0 00 11
4:15AM 1 0 0 11 4 0 0 44 1 1 0 22 77
4:30AM 0 2 0 22 5 0 0 55 0 0 0 00 77
4:45AM 0 3 0 33 5 0 0 55 0 0 0 00 88
Hourly Total 1 5 0 66 15 0 0 1515 1 1 0 22 2323
5:00AM 0 6 0 66 2 0 0 22 0 0 0 00 88
5:15AM 0 5 0 55 2 0 0 22 0 0 0 00 77
5:30AM 0 3 0 33 8 0 0 88 1 0 0 11 1212
5:45AM 0 3 0 33 7 1 0 88 2 2 0 44 1515
Hourly Total 0 17 0 1717 19 1 0 2020 3 2 0 55 4242
6:00AM 0 5 0 55 10 0 0 1010 0 1 0 11 1616
6:15AM 1 4 0 55 8 1 0 99 3 2 0 55 1919
6:30AM 1 29 0 3030 14 1 0 1515 4 6 0 1010 5555
6:45AM 1 23 0 2424 28 0 0 2828 4 16 0 2020 7272
Hourly Total 3 61 0 6464 60 2 0 6262 11 25 0 3636 162162
7:00AM 1 45 0 4646 48 0 0 4848 2 11 0 1313 107107
7:15AM 1 57 0 5858 38 1 0 3939 4 7 0 1111 108108
7:30AM 0 57 0 5757 54 0 0 5454 6 9 0 1515 126126
7:45AM 2 49 0 5151 44 1 0 4545 12 12 0 2424 120120
Hourly Total 4 208 0 212212 184 2 0 186186 24 39 0 6363 461461
8:00AM 0 40 0 4040 34 1 0 3535 18 19 0 3737 112112
8:15AM 1 30 0 3131 26 1 0 2727 12 10 0 2222 8080
8:30AM 2 35 0 3737 20 0 0 2020 8 15 0 2323 8080
8:45AM 0 16 0 1616 11 0 0 1111 8 5 0 1313 4040
Hourly Total 3 121 0 124124 91 2 0 9393 46 49 0 9595 312312
Leg East South North
Direction Westbound Northbound Southbound
Time L R U AppApp T R U AppApp L T U AppApp IntInt
2 of 10Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 31 of 60
9:00AM 0 10 0 1010 13 0 0 1313 14 14 0 2828 5151
9:15AM 0 13 0 1313 16 1 0 1717 3 9 0 1212 4242
9:30AM 0 15 0 1515 24 1 0 2525 5 11 0 1616 5656
9:45AM 0 11 0 1111 18 0 0 1818 3 12 0 1515 4444
Hourly Total 0 49 0 4949 71 2 0 7373 25 46 0 7171 193193
10:00AM 1 17 0 1818 20 1 0 2121 4 13 0 1717 5656
10:15AM 0 4 0 44 4 0 0 44 1 1 0 22 1010
Hourly Total 1 21 0 2222 24 1 0 2525 5 14 0 1919 6666
TotalTotal 46 1028 0 10741074 1055 38 1 10941094 982 1087 1 20702070 42384238
% Approach% Approach 4.3%95.7%0%--96.4%3.5%0.1%--47.4%52.5%0%---
% Total% Total 1.1%24.3%0%25.3%25.3%24.9%0.9%0%25.8%25.8%23.2%25.6%0%48.8%48.8%-
LightsLights 38 1024 0 10621062 1032 35 1 10681068 979 1064 1 20442044 4174
% Lights% Lights 82.6%99.6%0%98.9%98.9%97.8%92.1%100%97.6%97.6%99.7%97.9%100%98.7%98.7%98.5%
Articulated TrucksArticulated Trucks 1 1 0 22 2 0 0 22 0 2 0 22 6
% Articulated Trucks% Articulated Trucks 2.2%0.1%0%0.2%0.2%0.2%0%0%0.2%0.2%0%0.2%0%0.1%0.1%0.1%
Buses and Single-Unit TrucksBuses and Single-Unit Trucks 7 3 0 1010 21 3 0 2424 3 21 0 2424 58
% Buses and Single-Unit Trucks% Buses and Single-Unit Trucks 15.2%0.3%0%0.9%0.9%2.0%7.9%0%2.2%2.2%0.3%1.9%0%1.2%1.2%1.4%
Leg East South North
Direction Westbound Northbound Southbound
Time L R U AppApp T R U AppApp L T U AppApp IntInt
*L: Left, R: Right, T: Thru, U: U-Turn
3 of 10Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 32 of 60
Goff Farm rd. & Mountain rd. - TMCGoff Farm rd. & Mountain rd. - TMC
Wed Jan 14, 2026
Full Length (10:15 AM-10:15 AM (+1))
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
All Movements
ID: 1371546, Location: 36.045107, -94.117717
Provided by: Traffic Engineering Consultants, Inc.
217 E. Dickson St., Ste. 106, Fayetteville, AR, 72701, US
[N] North
[E] East
[S] South
Total: 4154
Total: 2228
Total: 2094
Out: 2084
Out: 1134
Out: 1020
In: 2070
In: 1094
In: 1074
1087
1055
1
982
1028
46
38
1
4 of 10Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 33 of 60
Goff Farm rd. & Mountain rd. - TMCGoff Farm rd. & Mountain rd. - TMC
Wed Jan 14, 2026
Midday Peak (Jan 14 2026 12:45PM - 1:45 PM)
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
All Movements
ID: 1371546, Location: 36.045107, -94.117717
Provided by: Traffic Engineering Consultants, Inc.
217 E. Dickson St., Ste. 106, Fayetteville, AR, 72701, US
Leg East South North
Direction Westbound Northbound Southbound
Time L R U AppApp T R U AppApp L T U AppApp IntInt
2026-01-14 12:45PM 1 14 0 1515 14 0 1 1515 11 11 0 2222 5252
1:00PM 1 15 0 1616 12 0 0 1212 15 15 0 3030 5858
1:15PM 1 11 0 1212 22 1 0 2323 12 21 0 3333 6868
1:30PM 1 18 0 1919 18 0 0 1818 24 7 0 3131 6868
TotalTotal 4 58 0 6262 66 1 1 6868 62 54 0 116116 246246
% Approach% Approach 6.5%93.5%0%--97.1%1.5%1.5%--53.4%46.6%0%---
% Total% Total 1.6%23.6%0%25.2%25.2%26.8%0.4%0.4%27.6%27.6%25.2%22.0%0%47.2%47.2%-
PHFPHF 1.000 0.806 -0.8160.816 0.750 0.250 0.250 0.7390.739 0.646 0.643 -0.8790.879 0.904
LightsLights 3 58 0 6161 61 1 1 6363 62 50 0 112112 236
% Lights% Lights 75.0%100%0%98.4%98.4%92.4%100%100%92.6%92.6%100%92.6%0%96.6%96.6%95.9%
Articulated TrucksArticulated Trucks 0 0 0 00 0 0 0 00 0 1 0 11 1
% Articulated Trucks% Articulated Trucks 0%0%0%0%0%0%0%0%0%0%0%1.9%0%0.9%0.9%0.4%
Buses and Single-Unit TrucksBuses and Single-Unit Trucks 1 0 0 11 5 0 0 55 0 3 0 33 9
% Buses and Single-Unit Trucks% Buses and Single-Unit Trucks 25.0%0%0%1.6%1.6%7.6%0%0%7.4%7.4%0%5.6%0%2.6%2.6%3.7%
*L: Left, R: Right, T: Thru, U: U-Turn
5 of 10Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 34 of 60
Goff Farm rd. & Mountain rd. - TMCGoff Farm rd. & Mountain rd. - TMC
Wed Jan 14, 2026
Midday Peak (Jan 14 2026 12:45PM - 1:45 PM)
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
All Movements
ID: 1371546, Location: 36.045107, -94.117717
Provided by: Traffic Engineering Consultants, Inc.
217 E. Dickson St., Ste. 106, Fayetteville, AR, 72701, US
[N] North
[E] East
[S] South
Total: 240
Total: 127
Total: 125
Out: 124
Out: 59
Out: 63
In: 116
In: 68
In: 62
54
66
62
58
4
1
1
6 of 10Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 35 of 60
Goff Farm rd. & Mountain rd. - TMCGoff Farm rd. & Mountain rd. - TMC
Wed Jan 14, 2026
PM Peak (Jan 14 2026 4:45PM - 5:45 PM) - Overall Peak Hour
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
All Movements
ID: 1371546, Location: 36.045107, -94.117717
Provided by: Traffic Engineering Consultants, Inc.
217 E. Dickson St., Ste. 106, Fayetteville, AR, 72701, US
Leg East South North
Direction Westbound Northbound Southbound
Time L R U AppApp T R U AppApp L T U AppApp IntInt
2026-01-14 4:45PM 1 12 0 1313 17 0 0 1717 40 40 0 8080 110110
5:00PM 1 29 0 3030 16 4 0 2020 52 35 0 8787 137137
5:15PM 1 16 0 1717 24 2 0 2626 35 38 0 7373 116116
5:30PM 1 21 0 2222 24 1 0 2525 38 48 0 8686 133133
TotalTotal 4 78 0 8282 81 7 0 8888 165 161 0 326326 496496
% Approach% Approach 4.9%95.1%0%--92.0%8.0%0%--50.6%49.4%0%---
% Total% Total 0.8%15.7%0%16.5%16.5%16.3%1.4%0%17.7%17.7%33.3%32.5%0%65.7%65.7%-
PHFPHF 1.000 0.672 -0.6830.683 0.844 0.438 -0.8460.846 0.793 0.839 -0.9370.937 0.905
LightsLights 3 78 0 8181 81 7 0 8888 164 161 0 325325 494
% Lights% Lights 75.0%100%0%98.8%98.8%100%100%0%100%100%99.4%100%0%99.7%99.7%99.6%
Articulated TrucksArticulated Trucks 0 0 0 00 0 0 0 00 0 0 0 00 0
% Articulated Trucks% Articulated Trucks 0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%
Buses and Single-Unit TrucksBuses and Single-Unit Trucks 1 0 0 11 0 0 0 00 1 0 0 11 2
% Buses and Single-Unit Trucks% Buses and Single-Unit Trucks 25.0%0%0%1.2%1.2%0%0%0%0%0%0.6%0%0%0.3%0.3%0.4%
*L: Left, R: Right, T: Thru, U: U-Turn
7 of 10Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 36 of 60
Goff Farm rd. & Mountain rd. - TMCGoff Farm rd. & Mountain rd. - TMC
Wed Jan 14, 2026
PM Peak (Jan 14 2026 4:45PM - 5:45 PM) - Overall Peak Hour
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
All Movements
ID: 1371546, Location: 36.045107, -94.117717
Provided by: Traffic Engineering Consultants, Inc.
217 E. Dickson St., Ste. 106, Fayetteville, AR, 72701, US
[N] North
[E] East
[S] South
Total: 485
Total: 253
Total: 254
Out: 159
Out: 165
Out: 172
In: 326
In: 88
In: 82
161
81
165
78
4
7
8 of 10Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 37 of 60
Goff Farm rd. & Mountain rd. - TMCGoff Farm rd. & Mountain rd. - TMC
Thu Jan 15, 2026
AM Peak (Jan 15 2026 7:15AM - 8:15 AM)
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
All Movements
ID: 1371546, Location: 36.045107, -94.117717
Provided by: Traffic Engineering Consultants, Inc.
217 E. Dickson St., Ste. 106, Fayetteville, AR, 72701, US
Leg East South North
Direction Westbound Northbound Southbound
Time L R U AppApp T R U AppApp L T U AppApp IntInt
2026-01-15 7:15AM 1 57 0 5858 38 1 0 3939 4 7 0 1111 108108
7:30AM 0 57 0 5757 54 0 0 5454 6 9 0 1515 126126
7:45AM 2 49 0 5151 44 1 0 4545 12 12 0 2424 120120
8:00AM 0 40 0 4040 34 1 0 3535 18 19 0 3737 112112
TotalTotal 3 203 0 206206 170 3 0 173173 40 47 0 8787 466466
% Approach% Approach 1.5%98.5%0%--98.3%1.7%0%--46.0%54.0%0%---
% Total% Total 0.6%43.6%0%44.2%44.2%36.5%0.6%0%37.1%37.1%8.6%10.1%0%18.7%18.7%-
PHFPHF 0.375 0.890 -0.8880.888 0.787 0.750 -0.8010.801 0.556 0.618 -0.5880.588 0.925
LightsLights 2 203 0 205205 170 3 0 173173 38 47 0 8585 463
% Lights% Lights 66.7%100%0%99.5%99.5%100%100%0%100%100%95.0%100%0%97.7%97.7%99.4%
Articulated TrucksArticulated Trucks 0 0 0 00 0 0 0 00 0 0 0 00 0
% Articulated Trucks% Articulated Trucks 0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%
Buses and Single-Unit TrucksBuses and Single-Unit Trucks 1 0 0 11 0 0 0 00 2 0 0 22 3
% Buses and Single-Unit Trucks% Buses and Single-Unit Trucks 33.3%0%0%0.5%0.5%0%0%0%0%0%5.0%0%0%2.3%2.3%0.6%
*L: Left, R: Right, T: Thru, U: U-Turn
9 of 10Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 38 of 60
Goff Farm rd. & Mountain rd. - TMCGoff Farm rd. & Mountain rd. - TMC
Thu Jan 15, 2026
AM Peak (Jan 15 2026 7:15AM - 8:15 AM)
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
All Movements
ID: 1371546, Location: 36.045107, -94.117717
Provided by: Traffic Engineering Consultants, Inc.
217 E. Dickson St., Ste. 106, Fayetteville, AR, 72701, US
[N] North
[E] East
[S] South
Total: 460
Total: 223
Total: 249
Out: 373
Out: 50
Out: 43
In: 87
In: 173
In: 206
47
170
40
203
3
3
10 of 10Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 39 of 60
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Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 40 of 60
Dead Horse Mountain Road
year AADT
Growth %
to 2024
Growth %
to next
year
1988 1030 9.09%-33.98%
1989 680 15.63%-51.47%
1990 330 36.27%0.00%
1991 330 37.37%13.64%
1992 375 33.54%0.00%
1993 375 34.62%12.00%
1994 420 31.59%11.90%
1995 470 28.83%-10.64%
1996 420 33.84%19.05%
1997 500 28.89%16.00%
1998 580 25.33%27.59%
1999 740 19.78%8.11%
2000 800 18.75%-7.50%
2001 740 21.50%8.11%
2002 800 20.45%-15.00%
2003 680 26.05%17.65%
2004 800 22.50%50.00%
2005 1200 14.04%50.00%
2006 1800 8.02%-16.67%
2007 1500 11.37%6.67%
2008 1600 10.94%-3.13%
2009 1550 12.26%-3.23%
2010 1500 13.81%-13.33%
2011 1300 18.34%15.38%
2012 1500 16.11%0.00%
2013 1500 17.58%20.00%
2014 1800 14.44%44.44%
2015 2600 7.69%3.85%
2016 2700 7.87%11.11%
2017 3000 6.67%3.33%
2018 3100 6.99%9.68%
2019 3400 5.88%5.88%
2020 3600 5.56%16.67%
2021 4200 1.59%2.38%
2022 4300 1.16%2.33%
2023 4400 0.00%0.00%
2024 4400
AADT TABLE
HISTORICAL TRAFFIC GROWTH RATES
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 41 of 60
Faye eville, Arkansas
Historical ADT— Dead Horse Mountain Rd
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 42 of 60
SY
N
C
H
R
O
A
N
A
L
Y
S
I
S
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 43 of 60
HCM 7th TWSC 2026 Existing AM
1: Dead Horse Moutain Rd & Goff Farm Rd 01/30/2026
F-282 Stonebriege Interior TIA Synchro 12 Report
Traffic Engineering Consultants, Inc. Page 1
Intersection
Int Delay, s/veh 5.4
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 3 203 170 3 40 47
Future Vol, veh/h 3 203 170 3 40 47
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 - - - - -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 3 221 185 3 43 51
Major/Minor Minor1 Major1 Major2
Conflicting Flow All 324 186 0 0 188 0
Stage 1 186 - - - - -
Stage 2 138 - - - - -
Critical Hdwy 6.42 6.22 - - 4.12 -
Critical Hdwy Stg 1 5.42 - - - - -
Critical Hdwy Stg 2 5.42 - - - - -
Follow-up Hdwy 3.518 3.318 - - 2.218 -
Pot Cap-1 Maneuver 669 856 - - 1386 -
Stage 1 845 - - - - -
Stage 2 889 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 648 856 - - 1386 -
Mov Cap-2 Maneuver 648 - - - - -
Stage 1 845 - - - - -
Stage 2 860 - - - - -
Approach WB NB SB
HCM Ctrl Dly, s/v 10.73 0 3.53
HCM LOS B
Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 852 828 -
HCM Lane V/C Ratio - - 0.263 0.031 -
HCM Ctrl Dly (s/v) - - 10.7 7.7 0
HCM Lane LOS - - B A A
HCM 95th %tile Q(veh) - - 1.1 0.1 -
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 44 of 60
HCM 7th TWSC 2026 Existing PM
1: Dead Horse Moutain Rd & Goff Farm Rd 01/30/2026
F-282 Stonebriege Interior TIA Synchro 12 Report
Traffic Engineering Consultants, Inc. Page 1
Intersection
Int Delay, s/veh 4.1
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 4 78 81 7 165 161
Future Vol, veh/h 4 78 81 7 165 161
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 - - - - -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 4 85 88 8 179 175
Major/Minor Minor1 Major1 Major2
Conflicting Flow All 626 92 0 0 96 0
Stage 1 92 - - - - -
Stage 2 534 - - - - -
Critical Hdwy 6.42 6.22 - - 4.12 -
Critical Hdwy Stg 1 5.42 - - - - -
Critical Hdwy Stg 2 5.42 - - - - -
Follow-up Hdwy 3.518 3.318 - - 2.218 -
Pot Cap-1 Maneuver 448 966 - - 1498 -
Stage 1 932 - - - - -
Stage 2 588 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 389 966 - - 1498 -
Mov Cap-2 Maneuver 389 - - - - -
Stage 1 932 - - - - -
Stage 2 510 - - - - -
Approach WB NB SB
HCM Ctrl Dly, s/v 9.44 0 3.91
HCM LOS A
Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 900 911 -
HCM Lane V/C Ratio - - 0.099 0.12 -
HCM Ctrl Dly (s/v) - - 9.4 7.7 0
HCM Lane LOS - - A A A
HCM 95th %tile Q(veh) - - 0.3 0.4 -
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 45 of 60
HCM 7th TWSC 2027 Future Background AM
1: Dead Horse Moutain Rd & Goff Farm Rd 01/30/2026
F-282 Stonebriege Interior TIA Synchro 12 Report
Traffic Engineering Consultants, Inc. Page 1
Intersection
Int Delay, s/veh 5.6
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 4 219 184 4 44 51
Future Vol, veh/h 4 219 184 4 44 51
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 - - - - -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 4 238 200 4 48 55
Major/Minor Minor1 Major1 Major2
Conflicting Flow All 353 202 0 0 204 0
Stage 1 202 - - - - -
Stage 2 151 - - - - -
Critical Hdwy 6.42 6.22 - - 4.12 -
Critical Hdwy Stg 1 5.42 - - - - -
Critical Hdwy Stg 2 5.42 - - - - -
Follow-up Hdwy 3.518 3.318 - - 2.218 -
Pot Cap-1 Maneuver 644 839 - - 1367 -
Stage 1 832 - - - - -
Stage 2 877 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 621 839 - - 1367 -
Mov Cap-2 Maneuver 621 - - - - -
Stage 1 832 - - - - -
Stage 2 845 - - - - -
Approach WB NB SB
HCM Ctrl Dly, s/v 11.08 0 3.58
HCM LOS B
Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 833 834 -
HCM Lane V/C Ratio - - 0.291 0.035 -
HCM Ctrl Dly (s/v) - - 11.1 7.7 0
HCM Lane LOS - - B A A
HCM 95th %tile Q(veh) - - 1.2 0.1 -
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 46 of 60
HCM 7th TWSC 2027 Future Background PM
1: Dead Horse Moutain Rd & Goff Farm Rd 01/30/2026
F-282 Stonebriege Interior TIA Synchro 12 Report
Traffic Engineering Consultants, Inc. Page 1
Intersection
Int Delay, s/veh 4.2
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 5 85 88 8 178 174
Future Vol, veh/h 5 85 88 8 178 174
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 - - - - -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 5 92 96 9 193 189
Major/Minor Minor1 Major1 Major2
Conflicting Flow All 676 100 0 0 104 0
Stage 1 100 - - - - -
Stage 2 576 - - - - -
Critical Hdwy 6.42 6.22 - - 4.12 -
Critical Hdwy Stg 1 5.42 - - - - -
Critical Hdwy Stg 2 5.42 - - - - -
Follow-up Hdwy 3.518 3.318 - - 2.218 -
Pot Cap-1 Maneuver 419 956 - - 1487 -
Stage 1 924 - - - - -
Stage 2 562 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 358 956 - - 1487 -
Mov Cap-2 Maneuver 358 - - - - -
Stage 1 924 - - - - -
Stage 2 480 - - - - -
Approach WB NB SB
HCM Ctrl Dly, s/v 9.63 0 3.94
HCM LOS A
Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 874 910 -
HCM Lane V/C Ratio - - 0.112 0.13 -
HCM Ctrl Dly (s/v) - - 9.6 7.8 0
HCM Lane LOS - - A A A
HCM 95th %tile Q(veh) - - 0.4 0.4 -
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 47 of 60
HCM 7th TWSC 2027 Total Background AM
1: Dead Horse Moutain Rd & Goff Farm Rd 01/30/2026
F-282 Stonebriege Interior TIA Synchro 12 Report
Traffic Engineering Consultants, Inc. Page 1
Intersection
Int Delay, s/veh 6.8
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 4 300 194 4 73 55
Future Vol, veh/h 4 300 194 4 73 55
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 - - - - -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 4 326 211 4 79 60
Major/Minor Minor1 Major1 Major2
Conflicting Flow All 432 213 0 0 215 0
Stage 1 213 - - - - -
Stage 2 218 - - - - -
Critical Hdwy 6.42 6.22 - - 4.12 -
Critical Hdwy Stg 1 5.42 - - - - -
Critical Hdwy Stg 2 5.42 - - - - -
Follow-up Hdwy 3.518 3.318 - - 2.218 -
Pot Cap-1 Maneuver 581 827 - - 1355 -
Stage 1 822 - - - - -
Stage 2 818 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 546 827 - - 1355 -
Mov Cap-2 Maneuver 546 - - - - -
Stage 1 822 - - - - -
Stage 2 768 - - - - -
Approach WB NB SB
HCM Ctrl Dly, s/v 12.3 0 4.46
HCM LOS B
Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 821 1027 -
HCM Lane V/C Ratio - - 0.402 0.059 -
HCM Ctrl Dly (s/v) - - 12.3 7.8 0
HCM Lane LOS - - B A A
HCM 95th %tile Q(veh) - - 2 0.2 -
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 48 of 60
HCM 7th TWSC 2027 Total Background PM
1: Dead Horse Moutain Rd & Goff Farm Rd 01/30/2026
F-282 Stonebriege Interior TIA Synchro 12 Report
Traffic Engineering Consultants, Inc. Page 1
Intersection
Int Delay, s/veh 5.2
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 5 142 95 8 270 185
Future Vol, veh/h 5 142 95 8 270 185
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 - - - - -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 5 154 103 9 293 201
Major/Minor Minor1 Major1 Major2
Conflicting Flow All 896 108 0 0 112 0
Stage 1 108 - - - - -
Stage 2 788 - - - - -
Critical Hdwy 6.42 6.22 - - 4.12 -
Critical Hdwy Stg 1 5.42 - - - - -
Critical Hdwy Stg 2 5.42 - - - - -
Follow-up Hdwy 3.518 3.318 - - 2.218 -
Pot Cap-1 Maneuver 311 946 - - 1478 -
Stage 1 917 - - - - -
Stage 2 448 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 241 946 - - 1478 -
Mov Cap-2 Maneuver 241 - - - - -
Stage 1 917 - - - - -
Stage 2 348 - - - - -
Approach WB NB SB
HCM Ctrl Dly, s/v 10.13 0 4.77
HCM LOS B
Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 861 1068 -
HCM Lane V/C Ratio - - 0.186 0.199 -
HCM Ctrl Dly (s/v) - - 10.1 8 0
HCM Lane LOS - - B A A
HCM 95th %tile Q(veh) - - 0.7 0.7 -
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 49 of 60
TO: Jessie Masters, Planning Director
FROM: Justin Bland, City Engineer
DATE: February 5, 2026
SUBJECT: Planning Commission Engineering Comments for
RZN-2025-0069
City engineering staff has reviewed the traffic impact analysis for this rezoning and is generally
supportive of the request. Despite a couple of typos that reference Leverett Street, the report is
sound and consistent with the city’s engineering standards. The site is somewhat unique due to its
relatively rural location with a limited number of street connections. In addition, the traffic volumes
along Dead Horse Mountain Rd. are low. Projecting future traffic totals along this roadway is very
complicated because it will be highly dependent upon development. However, the analysis does
show that, with the projected background traffic and the new site traffic added, the intersection of
Dead Horse Mountain Rd. and Goff Farm Rd. will operate at a Level of Service of “A”. This is above
the city’s minimum requirement of a “D”. In addition, there is an eastern ro ute that residents can
take to Huntsville Rd. as well. Based on this, engineering staff is supportive of the request.
Engineering staff does note that this area does lack overall connectivity due to the West Fork of the
White River. As future development occurs, there will likely be a point where this lack of
connectivity is problematic with so much reliance on Dead Horse Mo untain Rd. However, staff
does not think that this development crosses that line.
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 50 of 60
TO: Jessica Masters, Planning Director
FROM: Kylee Cole, Long Range & Preservation Planner
MEETING DATE: January 12, 2026
SUBJECT: Long Range Planning Comments Regarding RZN-2025-0069
BACKGROUND:
The applicant requests to rezone approximately 42.28 acres from R-A to CS, Community
Services and NC, Neighborhood Conservation. The applicant indicates the intent is to develop
the site with single-family housing with townhomes on the CS portion of the site. One long range
planning document is relevant when evaluating this request: City Plan 2040.
City Plan 2040 (2020):
City Plan 2040 includes several relevant plan goals and objectives:
• Goal 1 – We will make appropriate infill and revitalization our highest priority.
• Goal 2 – We will discourage suburban sprawl.
• Goal 3 – We will make compact, complete, and connected development the standard.
• Goal 6 – We will create opportunities for attainable housing.
On its adoption in early 2020, City Plan 2040 carried forward goals from prior comprehensive
plans and organized them into six primary goals. The goals were meant to focus the City’s
efforts on appropriate infill that furthers a variety of transportation options, supports the creation
of attainable housing, and limits the amount of land consumed by development on the City’s
periphery, often termed “suburban sprawl”.
DISCUSSION:
City Plan 2040 and Future Land Use Plan:
This area is designated as a Residential Neighborhood area, which are “primarily residential in
nature and support a wide variety of housing types of appropriate scale and context.” 1 The request
aligns with this designation by increasing the variety of housing types permitted from single-family
on large lots to include smaller lots and opportunities for attached housing types in the CS portion.
The CS district would also allow the incorporation of some non-residential uses, which could serve
the surrounding neighborhood and visitors to the golf course creating a more complete
neighborhood in southeast Fayetteville. The Master Street Plan outlines a planned street
extending Goff Farm Road to the west, which would increase the viability of that intersection for
nearby commercial uses. The proposal aligns with Goals 1, 2, 3, and 6 of City Plan 2040 by
creating additional flexibility for diverse housing choices in an area that is already supported by
infrastructure.
Property History:
This area was annexed into the city in 1997 (Ord. No. 4019) and zoned R-A, a designation the
Stonebridge Golf Course has maintained since that time.
1 City Plan 2040, 128.
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 51 of 60
RZN-2025-0069
Public Comment
From: John Sajdak <john@whisker-tales.com>
Sent: Thursday, January 8, 2026 3:48 PM
To: Masters, Jessica <jmasters@fayetteville-ar.gov>
Subject: Opposition to Stonebridge / Goff Farm Rezoning Proposal
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 Director Masters,
My name is John Sajdak, and I am a homeowner in the Stonebridge neighborhood. I live at 1652 S.
Monarch Avenue, directly adjacent to the area proposed for rezoning. I am writing to express my
opposition to the current rezoning and townhouse/“cheap housing” proposal affecting the
Stonebridge Meadows / Goff Farm Road / Dead Horse Mountain corridor.
This is not the flrst time this land has been targeted for up -zoning and redevelopment. As the city’s
own records and reporting have shown, multiple versions of this project have been denied or
abandoned over the last decade. That includes the expiration of the Villas at Stonebridge PZD, the
reinstatement of lower-intensity zoning with a Bill of Assurance capping density, the failed
preliminary plat for Meadows at Stonebridge, and the 2023 denial of the large Riverwood rezoning
request after staff recommended denial. The underlying concerns from each of those cases still
apply today.
My opposition is based on several substantive issues:
1. Confiict with City Plan 2040 and sprawl concerns
This proposal pushes dense development to the far edge of Fayetteville, requiring new
infrastructure, new roads, and more vehicular traffic. It is the exact opposite of the City Plan 2040
strategy, which puts priority on inflll, walkability, and responsible use of taxpayer investments.
2. Insufficient infrastructure capacity
Goff Farm Road and Dead Horse Mountain Road were not designed for the volume that this project
would generate. Drainage and runoff are longtime concerns in the area. Any major upgrades to
handle new density would likely fall on the city’s budget, not just the developer’s.
3. Loss of critical open space and recreation
The land in question includes the Stonebridge Meadows Golf Club, which—whether or not one
personally uses it—functions as a major green space, stormwater buffer, and habitat corridor. Once
it is covered in streets and rooftops, it is permanently gone.
4. Undermining zoning commitments and neighborhood trust
Residents in Stonebridge and the surrounding neighborhoods purchased homes based on the
existing low-density zoning and the Bill of Assurance limiting development intensity. Repeated
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 52 of 60
RZN-2025-0069
Public Comment
attempts to rezone the same land every few years forces residents to continually defend decisions
the city has already made and erodes confldence in our long-range planning process.
5. Limited beneflt to actual housing affordability
While Fayetteville does need more housing options, proposals like this tend to produce products in
the $250,000–$500,000+ range—housing types that do not meaningfully address affordability for
working families. There are far more cost-effective and location-appropriate ways to add housing
supply through missing-middle inflll closer to schools, services, and transit.
For these reasons, I respectfully request that Planning staff recommend denial of the current
rezoning request, and that both the Planning Commission and City Council uphold the existing
zoning and Bill of Assurance for this property.
Please include this email in the public record for the upcoming hearing. I would also appreciate
updates on any revisions, neighborhood meetings, or future submissions involving this property.
Thank you for your time and for your service to the city.
Sincerely,
"Different dreams. Same sky." - Goodnight Lucia/Goodnight Frankie
John Sajdak
Children’s Book Author | Whisker Tales Publishing
www.whisker-tales.com
Follow us on Facebook
@whiskertalesbook
From: Melissa Bissonnette <melissa.l.karel@gmail.com>
Sent: Thursday, January 8, 2026 4:21 PM
To: Masters, Jessica <jmasters@fayetteville-ar.gov>
Subject: Public hearing rezoning on Goff Rd
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.
Jessy Masters,
I am not sure if this will help or not, but my name is Melissa Bissonnette and I live in the Hamptons
close to stonebridge. I have seen the signs and read about the rezone of this area for some
townhomes. i saw in the letter it says we are for this, but let me be very clear NOT ONE person I
have talked to is for these townhomes. we take pride in our neborhood and try to keep it clean and
increase our property values. to me and many people we see these homes making our
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 53 of 60
RZN-2025-0069
Public Comment
beautiful area well not so beautiful and honestly I am nervous this will hurt my home value. we are
already too populated and the roads can't handle what traffic is now, throwing up some townhomes
in a tight spot adding as many as they can flt for more proflt will make matters worse. what we need
to focus on is the roads and water mains that can support the load it has today! this is not the right
move for this area!!
thank you
Melissa Bissonnette
From: Stan Prachniak <prachniak.stan@yahoo.com>
Sent: Monday, January 12, 2026 4:41 PM
To: Masters, Jessica <jmasters@fayetteville-ar.gov>
Subject: RZN-2025-0069 S. Dead Horse Mountain Rd. & E. Goff Farm Rd./Stonebridge Meadows
Golf Course, 606, 607, 646, & 685
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.
To the City of Fayetteville Planning Commission,
I am submitting this written comment in opposition to the proposed rezoning (RZN-2025-0069) of
the property at S. Dead Horse Mountain Rd. & E. Goff Farm Rd./Stonebridge Meadows Golf
Course, 606, 607, 646, & 685 from CS (Community Services) to UN (Urban
Neighborhood) and NC (Neighborhood Conservation), as proposed/tabled by Ms. Jessica
Masters.
While I appreciate the analysis and efforts of the staff, I believe this rezoning request is inconsistent
with the intent and guiding principles of City Plan 2040, particularly those related to neighborhood
compatibility, appropriate land-use transitions, and conservation of established residential areas.
City Plan 2040 emphasizes that new development should be compatible with surrounding
neighborhoods and scaled appropriately to its context. The plan’s goals related
to Neighborhoods and Housing and Inflll Development call for residential growth that respects
existing development patterns and avoids abrupt increases in density or intensity. Based on
the Infill Assessment Maps in the City Plan 2040 (Figure 2.12) this area’s inflll suitability is very low
on the scale, and flgure 3.5 shows this area as part of the Enduring Green Network. I do not believe
that this proposed development aligns with the idea of “encouraging appropriate inflll,” as
described in the City Plan 2040.
The UN – Urban Neighborhood designation will allow for a development intensity that exceeds
what is currently present or planned for this area, and does not represent a gradual or compatible
transition from surrounding single-family residential uses. This area of the city is regularly placed on
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 54 of 60
RZN-2025-0069
Public Comment
water restrictions, which is an indication that the proper infrastructure to support additional
development, especially multi-unit or townhouses, is not in place.
City Plan 2040 also stresses the importance of land-use transitions, noting that higher-intensity
residential zoning should be carefully buffered and stepped down when adjacent to lower-density
neighborhoods. Rezoning this property directly to UN, even when paired with NC, creates a sharp
increase in allowable density rather than an intentional transition envisioned by the plan.
My understanding is that the Neighborhood Conservation (NC) designation is intended to
preserve and reinforce the existing character of established neighborhoods. However, applying NC
in combination with UN zoning does not achieve that objective when the underlying zoning allows
townhouse or multi-unit development that differs significantly in scale, massing, traffic
generation, and intensity from nearby homes. City Plan 2040 identifles neighborhood
conservation as a tool for protection—not as a mechanism to justify incompatible inflll.
Additionally, City Plan 2040 states that rezoning requests should be based on changed conditions,
planning errors, or clear public beneflt, not solely to accommodate a speciflc development
proposal. Have conditions in this area changed to such an extent th at a rezoning of this magnitude
is warranted? The existing zoning framework already refiects the city’s adopted long -range vision for
this area.
There are also practical concerns that arise from the rezoning proposal that do not align with City
Plan 2040’s Transportation and Infrastructure goals. Increased residential density will place
additional strain on local streets designed for low-density traffic. Increased impervious surface
area also raises stormwater and drainage concerns, which City Plan 2040 speciflcally identifles
as critical issues in established neighborhoods. On many occasions Dead Horse Mountain Rd. has
been impassible due to fiooding during and after strong storms, and I can only imagine that new
development will only exacerbate this issue.
Finally, approving this rezoning would establish a precedent that could encourage similar requests
on nearby parcels, leading to incremental changes that erode neighborhood protections, affect
the Enduring Green Network, displace wildlife, and undermine the integrity of the City Plan 2040
Growth Concept Map.
For these reasons, I respectfully request that the Planning Commission deny the proposed
rezoning and honor the ideology of City Plan 2040 by maintaining compatible land uses and
appropriate transitions within established neighborhoods.
Thank you for your consideration, and for your service to the City of Fayetteville.
Respectfully submitted,
Stanley Prachniak
3946 E Spyglass Hill Dr.
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 55 of 60
RZN-2025-0069
Public Comment
From: M'laine <mlaine.tyree@gmail.com>
Sent: Monday, January 12, 2026 11:23 AM
To: Masters, Jessica <jmasters@fayetteville-ar.gov>
Subject: Stonebridge addition
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.
As a resident of the Stonebridge neighborhood I am horrifled to think the city would consider a large
development in this area. I am a long time resident of northwest Arkansas. I moved to Fayetteville
two years ago after spending considerable time looking at neighborhoods. I picked Stonebridge for
the golf course green space and consistent single family homes. These are some of the potential
problems with adding more housing to this neighborhood.
1. Townhouses/ row homes/ apartments are not consistent with the houses already built in the
neighborhood.
2. For several years the city has asked the residence of our neighborhood not to water yards
because of a lack of water, this problem is totally being ignored.
3. There will be a potential run off and possibly fiooding that may be caused by all the building.
4, Dead Horse Mountain road can not handle the traffic that has already been caused by the
additions that have been built.
Please don't allow our neighborhood to be ruined.
--
M'laine
479-263-0189
From: pmmcavanaugh <pmmcavanaugh@cox.net>
Sent: Sunday, January 11, 2026 9:01 PM
To: Masters, Jessica <jmasters@fayetteville-ar.gov>
Subject: FW: RZN-2025-0069 (S. DEAD HORSE MOUNTAIN RD & E. GOFF FARM RD)
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.
Sent from my Verizon, Samsung Galaxy smartphone
-------- Original message --------
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 56 of 60
RZN-2025-0069
Public Comment
From: Patricia Cavanaugh <pmmcavanaugh@cox.net>
Date: 1/11/26 7:06 PM (GMT-06:00)
To: jmasters@fayetteville.ar.gov
Cc: bob.stafford@fayetteville-ar.gov, dandre.jones@fayetteville-ar.gov
Subject: RZN-2025-0069 (S. DEAD HORSE MOUNTAIN RD & E. GOFF FARM RD)
I’m unable to attend the public hearing on Monday but wanted to express my concerns with the
proposed rezoning at Dead Horse Mountain Rd & Goff Farm Rd.
If I’m not mistaken, this is the same or very similar to the request that was considered a few years
ago. At that time, it was not approved and should still not be approved without addressing the
issues and concerns raised previously.
Insufficient infrastructure is my main concern.
1. The water and sewer capacity is already not sufficient to serve the existing low-density homes
in the area. There continues to be additional development putting too much strain on this
inadequate infrastructure.
2. Goff Farm Road is basically an unimproved one lane road from Dead Horse Mountain Rd to the
one lane bridge just past the Stonebridge Meadows Golf Clubhouse. The traffic on this road is
already beyond what it can handle and it is in need of signiflcant improvements without any
additional development. Dead Horse Mountain Rd is also inadequate for the traffic it already
handles and has severe drainage issue that causes it to be unusable during heavy rains.
3. Drainage and runoff issues are longtime concerns in the area. Any new development,
especially high-density development, creates even more concern. My home is along the pond at
Crescent Lake so I am very concerned how additional runoff would impact the storm water levels
on my property.
Unless all these concerns can be addressed prior to any additional develop, I would request that
the city deny this request and focus on improvements needed for existing citizens.
Thank you,
Patty Cavanaugh
1468 S Coopers Cv
Fayetteville, AR
From: Sarah Jewell <sarahcjewell@gmail.com>
Sent: Friday, January 9, 2026 9:46 AM
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 57 of 60
RZN-2025-0069
Public Comment
To: Masters, Jessica <jmasters@fayetteville-ar.gov>
Subject: Rezoning efforts near Stonebridge Golf Course
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.
Jessy--
I am a homeowner and nearly 10-year resident of Crescent Lake, the small neighborhood directly
across from the Stonebridge Golf Course clubhouse. I am also a local attorney in private practice,
as is my husband.
I am strongly opposed to the rezoning efforts on/near the golf course. The primary issue is that Dead
Horse Mountain Road and Goff Farm Road simply cannot handle the increased traffic of having
hundreds of new residents. Dead Horse Mountain Road fioods every time it rains for more than 1-2
days, completely covering the road, which necessitates local resident traffic to go out a small
entrance out the back of the Stonebridge out to Huntsville Road. Dead Horse Mountain Road also
has no shoulders and is already hazardous to bikers and walkers. It's incredibly frustrating the city
continues, every few years, to reconsider rezoning efforts but the city fails to address the issue with
the roads that are overburdened already with other new builds in this area constantly underway.
A secondary issue is the type of housing planned for the golf course. While I understand that
Fayetteville is in need of more affordable housing, putting townhouses and affordable housing on a
nice public golf course is not the solution and is certain to d evalue properties among other issues.
Feel free to contact me with questions. My cell # is (903) 767-1079.
Thank you,
Sarah
--
Sarah C. Jewell, M.A., J.D.
From: Shayla Swanson <dr.shayla.swanson@gmail.com>
Sent: Thursday, January 8, 2026 7:54 PM
To: Masters, Jessica <jmasters@fayetteville-ar.gov>
Subject: Concerns About Proposed Rezoning Near Stonebridge Meadows Golf Course
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 58 of 60
RZN-2025-0069
Public Comment
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.
Hello,
I’m writing on behalf of neighbors in the area surrounding Stonebridge Meadows Golf Club to
express our strong opposition to any rezoning proposals that would increase density for new
housing, townhomes, or similar development in our community.
Our neighborhood already faces signiflcant infrastructure limitations. The current water system and
service capacity are strained, as even Fayetteville Utilities has previously requested residents
reduce water usage due to high demand. We are concerned that adding additional housing units
will exacerbate these existing challenges and put undue pressure on a system that struggles to
support the population already living here.
Furthermore, previous city planning discussions in this region have acknowledged that existing
infrastructure cannot support substantial increased density without signiflcant investment and
upgrades.
We respectfully ask that rezoning not be approved until such time as these issues – particularly
water supply, sewer capacity, storm drainage, and road infrastructure – are fully studied and
improved to ensure our area’s sustainability.
Thank you for your time and consideration. We hope Fayetteville will prioritize infrastructure
readiness before permitting additional high-density development.
Sincerely,
Shayla Oldham
Hamptons I resident
From: chelsea <cjstanton6@gmail.com>
Sent: Thursday, January 8, 2026 4:29 PM
To: Masters, Jessica <jmasters@fayetteville-ar.gov>
Subject: Housing around Stonebridge Golf Course
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.
Hello Jessy,
I am a resident of the Stonebridge neighborhood. I have been made aware that you are considering
a new housing development here. I am very close with my neighbors and we ask you to NOT
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
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RZN-2025-0069
Public Comment
approve this development. This area has a severe lack of water every summer. There are multiple
burst pipes that are constantly gushing into the road. The roads themselves are beat up and won't
hold up under more traffic. The water is a huge concern, especially since the golf course uses so
much water to keep their grass green. Even when the rest of us are told to conserve water, they
spray thousands of gallons of water every day. A lot of it goes in the road and/or is evaporated.
If you do go forward with building more homes, you MUST solve the infrastructure and lack of water
problems before anything is built. Otherwise, you're dooming our community in the coming years.
PLEASE take this into consideration.
Thank you,
CJ Stanton
Planning Commission
February 9, 2026
RZN-2025-0069 (STONEBRIDGE GOLF COURSE)
Page 60 of 60