HomeMy WebLinkAboutOrdinance 69881 13 West Mountain Street
Fayetteville, AR 72701
(47e) 575-8323
Ordinance: 6988
File Number: 2026-732
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2026.04
FOR APPROXIMATELY O.5O ACRES LOCATED AT 957 SOUTH HILL AVENUE IN WARD I FROM
RMF-24, RESIDENTIAL MULTI-FAMILY, 24 UNITS PER ACRE TO RI-U, RESIDENTIAL
INTERMEDIATE-URBAN
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS:
Section l: That the City Council of the City of Fayetteville, Arkansas hereby changes the zone classification of the
property shown on the map (Exhibit A) and the legal description (Exhibit B) both attached to the Planning
Department's Agenda Memo from RMF-24, Residential Multi-Family, 24 Units per Acre to RI-U, Residential
Intermediate, Urban.
Section 2: That the City Council of the City of Fayetteville, Arkansas hereby amends the official zoning map of the
City of Fayetteville to reflect the zoning change provided in Section L
PASSED and APPROVED on April 7,2026
Approved Attest:
Molly Paxton, City
oloo'
This publication was paid for by the City Clerk-Treasurer of the City of Fayetteville, Arkansas.
Amount Paid: $88.16
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EXHIBIT B
CITY COUNCIL MEMO
2026-732
MEETING OF APRIL 7, 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-2026-0004: Rezoning (957 S. HILL AVE/APOGEE INVESTMENTS LLC; SUKRAN
PROPERTIES LLC, 561): Submitted by KARSTETTER JOHNSTON ENGINEERING for
property located at 957 S. HILL AVE. in WARD 1. The property is zoned RMF-24,
RESIDENTIAL MULTI-FAMILY, 24 UNITS PER ACRE and contains approximately 0.50
acres. The request is to rezone the property to RI-U, RESIDENTIAL INTERMEDIATE-
URBAN.
RECOMMENDATION:
City Planning staff and the Planning Commission recommend approval of a request to rezone the subject
property as described and shown in the attached Exhibits ‘A’ and ‘B’.
BACKGROUND:
The subject property is in south Fayetteville on S. Hill Avenue, approximately 1100 feet south of W. Martin
Luther King Jr. Blvd. A 0.50-acre parcel, the property is currently developed with a single-family home that
County records indicate was constructed in 1969. A portion of the property, totaling approximately 1,300-
square feet
Request: The request is to rezone the subject property from RMF-24, Residential Multi-Family, 24 Units per
Acre to RI-U, Residential Intermediate, Urban.
Public Comment: Staff did not receive any public comment relating to the rezoning request.
Land Use Compatibility: The subject property is within a mixed-density residential area. Immediately adjacent
to the property are single-family homes, a duplex, and, to the west, a large multi-family housing complex. RI-U
permits a mix of low-intensity residential types with density limited by a lot's size and development standards.
These housing types include single-family up to four-unit buildings, with a minimum lot width of 18 feet. Staff
finds that parking, drainage, tree preservation and other requirements will likely limit the development potential
of the parcel. A rezoning to RI-U could support a broader range of housing types in an area experiencing
increased demand for housing close to services such as Walker Park, the Razorback Greenway, transit stops,
grocery stores, and other nonresidential amenities. While RMF-24 and RI-U allow similar uses, RI-U does not
allow multifamily structures by right. Staff finds RI-U’s smaller lot size requirements could encourage
compatible infill development without disrupting the adjacent neighborhood scale.
Land Use Plan Analysis: Staff finds the proposed zoning to be consistent with the property’s Future Land Use
Map designation as Residential Neighborhood Area. The RI-U zoning district would allow a variety of land uses
Mailing address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
in an urban setting, which staff finds to be compatible with the surrounding area. The property has a relatively
high infill score of 11, indicating it is a suitable location for infill development. The property is located close to
the Razorback Greenway and Tsa-La Gi Trail, enabling residents to utilize alternative means of transportation.
Infill in this area can help support Goals 1 and 3 of City Plan 2040, Fayetteville's comprehensive land use plan,
by promoting moderate infill in an area that is highly walkable and near transit routes.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score of 10-11 for this site. The
following elements of the matrix contribute to the score:
• Adequate Fire Response (Station 1, 303 W. Center)
• Near Sewer Main (6”, S. Hill Avenue)
• Near Water Main (6”, S. Hill Avenue)
• Near Grocery Store (Walmart Neighborhood Market)
• Near Public School (Fayetteville High School)
• Near U of A Campus
• Near City Park (World Peace Wetland Prairie)
• Near Paved Trail (Tsa-La-Gi Trail)
• Near ORT Bus Stop (MLK Blvd at Walmart Market)
• Near Razorback Bus Stop (Hill and MLK Blvd)
• Appropriate Future Land Use (City Neighborhood)
DISCUSSION:
At the March 9, 2026 Planning Commission meeting, a vote of 9-0-0 forwarded the request to City Council with
a recommendation of approval. Commissioners offered little comment, and no members of the public spoke at
the meeting.
BUDGET/STAFF IMPACT:
N/A
ATTACHMENTS: 3. Staff Review Form, 4. Exhibit A, 5. Exhibit B, 6. Planning Commission Staff Report
Mailing address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
City of Fayetteville, Arkansas 113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323 Legislation Text
File #: 2026-732
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION
RZN 2026-04 FOR APPROXIMATELY 0.50 ACRES LOCATED AT 957 SOUTH HILL
AVENUE IN WARD 1 FROM RMF-24, RESIDENTIAL MULTI-FAMILY, 24 UNITS PER
ACRE TO RI-U, RESIDENTIAL INTERMEDIATE-URBAN
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,
ARKANSAS:
Section 1: That the City Council of the City of Fayetteville, Arkansas hereby changes the zone
classification of the property shown on the map (Exhibit A) and the legal description (Exhibit B) both
attached to the Planning Department’s Agenda Memo from RMF-24, Residential Multi-Family, 24 Units
per Acre to RI-U, Residential Intermediate, Urban.
Section 2: That the City Council of the City of Fayetteville, Arkansas hereby amends the official zoning
map of the City of Fayetteville to reflect the zoning change provided in Section 1.
Page 1
City of Fayetteville Staff Review Form
2026-732
Item ID
4/7/2026
City Council Meeting Date - Agenda Item Only
N/A for Non-Agenda Item
Jonathan Curth 3/17/2026 DEVELOPMENT REVIEW (630)
Submitted By Submitted Date
Action Recommendation:
Division / Department
RZN-2026-0004: Rezoning (957 S. HILL AVE/APOGEE INVESTMENTS LLC; SUKRAN PROPERTIES LLC, 561): Submitted
by KARSTETTER JOHNSTON ENGINEERING for property located at 957 S. HILL AVE. in WARD 1. The property is zoned
RMF-24, RESIDENTIAL MULTI-FAMILY, 24 UNITS PER ACRE and contains approximately 0.50 acres. The request is to
rezone the property to RI-U, RESIDENTIAL INTERMEDIATE-URBAN.
Budget Impact:
Account Number Fund
Project Number
Budgeted Item? No
Does item have a direct cost? No
Is a Budget Adjustment attached? No
Project Title
Total Amended Budget $ -
Expenses (Actual+Encum) $ -
Available Budget $ -
Item Cost $ -
Budget Adjustment $ -
Remaining Budget $ -
Purchase Order Number: Previous Ordinance or Resolution #
V20221130
Change Order Number: Approval Date:
Original Contract Number:
Comments:
TO: Fayetteville Planning Commission
FROM: Jessie Masters, Planning Director
MEETING DATE: March 9, 2026 Updated with results
SUBJECT: RZN-2026-0004: Rezoning (957 S. HILL AVE/APOGEE INVESTMENTS
LLC; SUKRAN PROPERTIES LLC, 561): Submitted by KARSTETTER
JOHNSTON ENGINEERING for property located at 957 S. HILL AVE. The
property is zoned RMF-24, RESIDENTIAL MULTI-FAMILY, 24 UNITS PER
ACRE and contains approximately 0.50 acres. The request is to rezone the
property to RI-U, RESIDENTIAL INTERMEDIATE-URBAN.
RECOMMENDATION:
Staff recommends forwarding RZN-2026-0004 to City Council with a recommendation of
approval.
RECOMMENDED MOTION:
“I move to forward RZN-2026-0004 to City Council with a recommendation of approval.”
BACKGROUND:
The subject property is in south Fayetteville on S. Hill Avenue, approximately 1100 feet south of
W. Martin Luther King Jr. Blvd. A 0.50-acre parcel, the property is currently developed with a
single-family home that County records indicate was constructed in 1969. Surrounding land uses
and zoning are depicted in Table 1.
Table 1:
Surrounding Land Uses and Zoning
Direction Land Use Zoning
North Undeveloped/Mixed-Density
Residential RI-U, Residential Intermediate, Urban
South Two-Family Residential RMF-24, Residential Multi-Family, 24 Units per Acre
East Fayetteville National Cemetery RMF-24, Residential Multi-Family, 24 Units per Acre
West Multi-Family Residential RPZD, Residential Planned Zoning District
Request: The request is to rezone the subject property from RMF-24, Residential Multi-Family,
24 Units per Acre to RI-U, Residential Intermediate, Urban.
Public Comment: To date, staff has received no public comment regarding this request.
INFRASTRUCTURE AND ENVIRONMENTAL REVIEW:
Streets: The subject area has street frontage along South Hill Avenue, which is a fully
improved Residential Link Street with asphalt paving, sidewalk, curb and gutter.
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.
Planning Commission
March 9, 2026
RZN-2026-0004 (SUKRAN PROPERTIES)
Page 1 of 16
Water: Public water is available to the subject area. An existing 6-inch water main is
present along the center of South Hill Avenue.
Sewer: Sanitary sewer is available to the subject area. An existing 6-inch sewer main is
present along the center of South Hill Avenue. There are known wet weather sewer
capacity issues identified in the City’s 2025 Sewer Master Plan that appear directly
in front of the property in the system.
Drainage: No portion of the property has a protected stream, or lies within the Hillside-Hilltop
overlay district. A portion of the site lies within a FEMA Floodplain.
A floodplain development review will be required at the time of permit or plan
submittal. This will restrict the type of development and impact in flood zones; and
may require additional documentation such as flood studies or elevation
certificates depending on the type of development. If a development impacts a
floodplain, those impacts may require review and approval from FEMA. 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 will be issued for the property a statement/report
from an environmental professional must be provided summarizing the existence
of wetlands on the property. If this statement/report indicates that wetlands may
be present on site, a USACE Determination of Jurisdictional Wetlands will be
required at the time of development submittal.
Fire: Fire apparatus access and fire protection water supplies will be reviewed for
compliance with the Arkansas Fire Prevention Code at the time of development.
Station 1, located at 303 W. Center St., protects this site. The property is located
approximately 0.8 miles from the fire station with an anticipated drive time of
approximately 3 minutes using existing streets. The anticipated response time
would be approximately 5.2 minutes. Fire Department response time is calculated
based on the drive time plus 1 minute for dispatch and 1.2 minutes for turn-out
time. Within the City Limits, the Fayetteville Fire Department has a response time
goal of 6 minutes for an engine and 8 minutes for a ladder truck.
Police: The Police Department did not comment on this request.
Tree Preservation:
The proposed zoning district, RI-U, Residential Intermediate-Urban requires 15%
minimum canopy preservation. The current zoning district, RMF-24, Residential
Multifamily, 24 Units per Acre requires 20% minimum canopy preservation.
CITY PLAN 2040 FUTURE LAND USE PLAN: The City Plan 2040 Future Land Use Plan
designates the property within the proposed rezone as City Neighborhood Area.
City Neighborhood Areas are more densely developed than residential neighborhood areas and
provide a mix of non-residential and residential uses. This designation supports the widest
Planning Commission
March 9, 2026
RZN-2026-0004 (SUKRAN PROPERTIES)
Page 2 of 16
spectrum of uses and encourages density in all housing types, from single-family to multi-family.
Non-residential and commercial uses are primarily located at street intersections and along major
corridors. Ideally, commercial uses would have a residential component and vary in size, variety
and intensity. The street network should have a high number of intersections creating a system
of small blocks with a high level of connectivity between neighborhoods. Building setbacks and
landscaping are urban in form with street trees typically being located within the sidewalk zone.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score of 10-11 for this
site with a weighted score of 13. The following elements of the matrix contribute to the score:
• Adequate Fire Response (Station 1, 303 W. Center)
• Near Sewer Main (6”, S. Hill Avenue)
• Near Water Main (6”, S. Hill Avenue)
• Near Grocery Store (Walmart Neighborhood Market)
• Near Public School (Fayetteville High School)
• Near U of A Campus
• Near City Park (World Peace Wetland Prairie)
• Near Paved Trail (Tsa-La-Gi Trail)
• Near ORT Bus Stop (MLK Blvd at Walmart Market)
• Near Razorback Bus Stop (Hill and MLK Blvd)
• Appropriate Future Land Use (City Neighborhood)
FINDINGS OF THE STAFF
1. A determination of the degree to which the proposed zoning is consistent with land use
planning objectives, principles, and policies and with land use and zoning plans.
Finding: Land Use Compatibility: The subject property is within a mixed-density
residential area. While there are single-family homes adjacent to the
structure, there are also two-family structures and a large apartment
complex approximately 300 feet to the north. RI-U permits a mix of low-
intensity residential types with no maximum density, including up to four-
unit buildings, but maintains a minimum lot width of 18 feet. That said, staff
finds that parking, drainage, tree preservation and other requirements will
likely limit the development potential of the parcel.
A rezoning to RI-U could support a broader range of housing types in an area
experiencing increased demand for housing close to services such as
Walker Park, the Fayetteville National Cemetery, Razorback Greenway,
transit stops, grocery stores and other nonresidential amenities. While RMF-
24 and RI-U allow similar uses, RI-U permits does not allow multifamily
structures by right. Staff finds RI-U’s smaller lot size requirements could
encourage compatible infill development without disrupting neighborhood
scale.
Land Use Plan Analysis: Staff finds the proposed zoning to be consistent
with the property’s Future Land Use Map designation as Residential
Neighborhood Area. The RI-U zoning district would allow a variety of land
uses in an urban setting, which staff finds to be compatible with the
surrounding area. The property has a relatively high infill score of 11 with a
weighted score of 13, indicating it is a suitable location for infill
Planning Commission
March 9, 2026
RZN-2026-0004 (SUKRAN PROPERTIES)
Page 3 of 16
development. The property is located close to the Razorback Greenway and
Trsa-La Gi Trail, enabling residents to utilize alternative means of
transportation. Infill in this area could help support Goals 1 and 3 by
promoting moderate infill in an area that is highly walkable and near transit
routes.
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
Finding: Staff finds there is justification to rezone the property from RMF-24 to RI-U.
A rezoning to RI-U would permit the development of more units which could
be subdivided onto individual lots, potentially enabling homeownership of
smaller, more attainable dwelling units in an area of town with a relatively
high concentration of services, amenities, and employment opportunities.
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: Staff finds that rezoning the property to RI-U is not likely to create or
appreciably increase traffic danger and congestion since the subject
property is relatively small. Any street improvements required in this area
would be determined at the time of development proposal.
4. A determination as to whether the proposed zoning would alter the population density and
thereby undesirably increase the load on public services including schools, water, and
sewer facilities.
Finding: Rezoning the property from RMF-24 to RI-U has the potential to alter the
population density when considering that RI-U has no set density limitation.
However, given the presence of existing public infrastructure, nearby trails
and other bike infrastructure, and the proximity to nonresidential services
such as grocery stores, staff finds that the proposed rezoning is not likely to
increase the load on public services to an undesirable degree. Further, RI-U
limits the scale and size of buildings, so the difference in population density
is likely to be limited between the two zoning districts. While there are known
wet weather sewer capacity issues identified in the City’s 2021 Sewer Master
Plan that appear in the system approximately 678 linear feet downstream of
this property, the small size of the property is also likely to naturally limit the
development capacity of the parcel. Fayetteville Public Schools did not
comment on this request.
5. If there are reasons why the proposed zoning should not be approved in view of
considerations under b (1) through (4) above, a determination as to whether the proposed
zoning is justified and/or necessitated by peculiar circumstances such as:
a. It would be impractical to use the land for any of the uses permitted under
its existing zoning classifications;
b. There are extenuating circumstances which justify the rezoning even
though there are reasons under b (1) through (4) above why the proposed
zoning is not desirable.
Planning Commission
March 9, 2026
RZN-2026-0004 (SUKRAN PROPERTIES)
Page 4 of 16
________________________________________________________________________
X
Madden
Werner
9-0-0
with a
recommendation
of approval.
Finding: N/A
RECOMMENDATION: Planning staff recommends forwarding RZN-2026-0004 to City
Council with a recommendation of approval.
PLANNING COMMISSION ACTION: Required YES
Date: March 9, 2026 ❒ Tabled
Motion:
Second:
Vote:
❒ Forwarded ❒ Denied
BUDGET/STAFF IMPACT:
None
ATTACHMENTS:
• One Mile Map
• Close-Up Map
• Current Land Use Map
• Future Land Use Map
• Long-Range Planning Memo
• Unified Development Code
o §161.12 District RI-U, Residential Intermediate -Urban
o §161.16 District RMF-24, Residential Multi-Family -Twenty-Four (24) Units Per
Acre
• Request Letter
161.12 District RI-U, Residential Intermediate -Urban
(A) Purpose. The RI-U Residential District is designed to permit and encourage the development of detached and
attached dwellings in suitable environments, to provide a range of housing types compatible in scale with
single-family homes and to encourage a diversity of housing types to meet demand for walkable urban living.
(B) Uses.
(1) Permitted Uses.
Unit 1 City-wide uses by right
Unit 8 Single-family dwellings
Unit 9 Two (2) family dwellings
Unit 10 Three (3) and four (4) family dwellings
Unit 41 Accessory dwellings
Unit 44 Cluster housing development
Unit 46 Short-term rentals
(2) Conditional Uses.
Planning Commission
March 9, 2026
RZN-2026-0004 (SUKRAN PROPERTIES)
Page 5 of 16
Unit 2 City-wide uses by conditional use permit
Unit 3 Public protection and utility facilities
Unit 4 Cultural and recreational facilities
Unit 5 Government facilities
Unit 12a Limited business
Unit 24 Home occupations
Unit 26 Multi-family dwellings
Unit 36 Wireless communications facilities
Unit 48 Private dormitories
(C) Density. None.
(D) Bulk and Area Regulations.
Dwelling
(all types)
Lot width minimum 18 feet
Lot area minimum None
(E) Setback Requirements.
Front Side Other
Uses
Side Single
& Two (2)
Family
Rear Other
Uses
Rear, from
centerline of
an alley
A build-to zone that is
located between the front
property, line and a line 25
feet from the front property
line.
None 5 feet 5 feet 12 feet
(F) Building Height Regulations.
Building height maximum 2 stories/3 stories*
* A building or a portion of a building that is located between 0 and 10 feet from the front property line or any
master street plan right-of-way line shall have a maximum height of two (2) stories. Buildings or portions of the
building set back greater than 10 feet from the master street plan right-of-way shall have a maximum height of
three (3) stories.
(G) Building Area. The area occupied by all buildings shall not exceed 60% of the total lot area. Accessory ground
mounted solar energy systems shall not be considered buildings.
(H) Minimum Buildable Street Frontage. 50% of the lot width.
(Ord. No. 5945, §5(Exh. A), 1-17-17; Ord. No. 6015, §1(Exh. A), 11-21-17; Ord. No. 6245, §2, 10-15-19; Ord. No.
6427, §§1(Exh. C), 2, 4-20-21; Ord. No. 6879, §2, 5-20-25)
Editor's note(s)—Ord. No. 6888, §1, adopted June 17, 2025 determines that Ordinance 6427 (Sunset Clause),
Ordinance 6625 (extending Sunset Clause), Ordinance 6710 (extending the Sunset Clause), and Ordinance
6820 (extending the Sunset Clause) be amended so that Ordinance 6427 and all amendments to Code
Sections ordained or enacted by Ordinance 6427 shall automatically sunset, be repealed and become void on
November 30, 2025 unless prior to that time and date the City Council amends this ordinance to repeal or
further amend this sunset, repeal and termination section.
161.16 District RMF-24, Residential Multi-Family -Twenty-Four (24) Units Per Acre
(A) Purpose. The RMF-24 Multi-family Residential District is designed to permit and encourage the developing of a
variety of dwelling types in suitable environments in a variety of densities.
Planning Commission
March 9, 2026
RZN-2026-0004 (SUKRAN PROPERTIES)
Page 6 of 16
(B) Uses.
(1) Permitted Uses.
Unit 1 City-wide uses by right
Unit 8 Single-family dwellings
Unit 9 Two (2) family dwellings
Unit 10 Three (3) and four (4) family dwellings
Unit 26 Multi-family dwellings
Unit 41 Accessory dwellings
Unit 44 Cluster Housing Development
Unit 46 Short-term rentals
(2) Conditional Uses.
Unit 2 City-wide uses by conditional use permit
Unit 3 Public protection and utility facilities
Unit 4 Cultural and recreational facilities
Unit 5 Government facilities
Unit 11 Manufactured home park
Unit 12a Limited business
Unit 24 Home occupations
Unit 25 Professional offices
Unit 36 Wireless communications facilities
Unit 48 Private dormitories
(C) Density.
Units per acre 24 or less
(D) Bulk and Area Regulations.
(1) Lot Width Minimum.
Manufactured home park 100 feet
Lot within a Manufactured home
park
50 feet
Single-family 35 feet
Two (2) family 35 feet
Three (3) family or more 70 feet
Professional offices 100 feet
(2) Lot Area Minimum.
Manufactured home park 3 acres
Lot within a mobile home park 4,200 square feet
Townhouses: Individual lot 2,000 square feet
Single-family 3,000 square feet
Two (2) family 4,000 square feet
Three (3) family or more 7,000 square feet
Fraternity or Sorority 2 acres
Professional offices 1 acres
(3) Land Area Per Dwelling Unit.
Planning Commission
March 9, 2026
RZN-2026-0004 (SUKRAN PROPERTIES)
Page 7 of 16
Manufactured Home 3,000 square feet
(E) Setback Requirements.
Front Side Other
Uses
Side Single
& Two (2)
Family
Rear Other
Uses
Rear Single
Family
A build-to zone that is
located between the front
property line and a line 25
feet from the front property
line.
8 feet 5 feet 20 feet 5 feet
(F) Building Height Regulations.
Building Height Maximum 2 stories/3 stories/5 stories*
* A building or a portion of a building that is located between 0 and 10 feet from the front property line or any
master street plan right-of-way line shall have a maximum height of two (2) stories, between 10—20 feet from
the master street plan right-of-way a maximum height of three (3) stories and buildings or portions of the
building set back greater than 20 feet from the master street plan right -of-way shall have a maximum height of 5
stories.
If a building exceeds the height of two (2) stories, the portion of the building that exceeds two (2) stories shall
have an additional setback from any side boundary line of an adjacent single family district. The amount of
additional setback for the portion of the building over two (2) stories shall be equal to the difference between
the total height of that portion of the building, and two (2) stories.
(G) Building Area. The area occupied by all buildings shall not exceed 50% of the total lot area. Accessory ground
mounted solar energy systems shall not be considered buildings.
(H) Minimum Buildable Street Frontage. 50% of the lot width.
(Code 1965, App. A., Art. 5(III); Ord. No. 2320, 4-6-77; Ord. No. 2700, 2-2-81; Code 1991, §160.033; Ord. No. 4100,
§2 (Ex. A), 6-16-98; Ord. No. 4178, 8-31-99; Ord. No. 5028, 6-19-07; Ord. No. 5079, 11-20-07; Ord. No. 5224, 3-3-
09; Ord. No. 5262, 8-4-09; Ord. No. 5312, 4-20-10; Ord. No. 5462, 12-6-11; Ord. No. 5495, 4-17-12; Ord. No. 5592,
6-18-13; Ord. No. 5664, 2-18-14; Ord. No. 5800, §1(Exh. A), 10-6-15; Ord. No. 5921, §1, 11-1-16; Ord. No. 5945,
§§5, 8, 9, 1-17-17; Ord. No. 6015, §1(Exh. A), 11-21-17; Ord. No. 6245, §2, 10-15-19; Ord. No. 6427, §§1(Exh. C), 2,
4-20-21; Ord. No. 6658, §6(Exh. E), 5-2-23; Ord. No. 6879, §2, 5-20-25)
Editor's note(s)—Ord. No. 6888, §1, adopted June 17, 2025 determines that Ordinance 6427 (Sunset Clause),
Ordinance 6625 (extending Sunset Clause), Ordinance 6710 (extending the Sunset Clause), and Ordinance
6820 (extending the Sunset Clause) be amended so that Ordinance 6427 and all amendments to Code
Sections ordained or enacted by Ordinance 6427 shall automatically sunset, be repealed and become void on
November 30, 2025 unless prior to that time and date the City Council amends this ordinance to repeal or
further amend this sunset, repeal and termination section.
Planning Commission
March 9, 2026
RZN-2026-0004 (SUKRAN PROPERTIES)
Page 8 of 16
TO: Jessica Masters, Planning Director
FROM: Kylee Cole, Long Range & Preservation Planner
MEETING DATE: March 9, 2026
SUBJECT: Long Range Planning Comments Regarding RZN-2026-0004
BACKGROUND:
The applicant requests to rezone approximately 0.5 acres from RMF-24, Residential Multifamily,
24 Units Per Acre to RI-U, Residential Intermediate -Urban. One long range planning document
is relevant when evaluating this request: City Plan 2040.
City Plan 2040 (2020):
City Plan 2040 includes several relevant plan goals and objectives:
• Goal 1 – We will make appropriate infill and revitalization our highest priority.
• Goal 2 – We will discourage suburban sprawl.
• Goal 3 – We will make compact, complete, and connected development the standard.
• Goal 6 – We will create opportunities for attainable housing.
o 3.6.1 -Increase housing choices by encouraging a mixture of housing types and
sizes dispersed throughout the city and in proximity to transit and active
transportation networks. (p.45)
On its adoption in early 2020, City Plan 2040 carried forward goals from prior comprehensive
plans and organized them into six primary goals. The goals were meant to focus the City’s
efforts on appropriate infill that furthers a variety of transportation options, supports the creation
of attainable housing, and limits the amount of land consumed by development on the City’s
periphery, often termed “suburban sprawl”.
DISCUSSION:
City Plan 2040 and Future Land Use Plan:
This area is designated as a City Neighborhood area, which are expected to be more densely
developed than Residential Neighborhood areas and provide a mix of non-residential and
residential uses.1 Prioritizing creating complete, compact and connected neighborhoods in areas
where infrastructure already exists provides better outcomes for residents, minimizes public
investment in infrastructure costs, and supports Goals 1, 2, 3, and 6 of City Plan 2040. However,
previous public comment and a lack of adopted area plans challenge what may be an otherwise
straightforward request.
Lack of Adopted Plans
Some areas of Fayetteville that experience development pressures have undergone localized
planning efforts, such as the Walker Park and Parksdale/Center neighborhoods. In contrast to
these, the subject neighborhood has not been included in any adopted neighborhood or area
1 City Plan 2040, 130.
Planning Commission
March 9, 2026
RZN-2026-0004 (SUKRAN PROPERTIES)
Page 9 of 16
plans that would be able to provide goals and specific policy guidance tailored to effectively
address future development. As such, the vision of residents is limited to public comment on
rezoning or redevelopment plans. A previous request for UN, Urban Neighborhood was
withdrawn by the applicant to find an alternative district that would be more appropriate
considering the lack of adopted plans and previous neighborhood comment.
The current request is appropriate as it avoids inserting commercial uses into the middle of a
residential block and still provides for creative lot configuration using the 18-foot minimum width
and tandem lot provisions outlined in the UDC. This would advance housing priorities and avoid
locating commercial uses in an incompatible area.
Property History:
The subject properties contains a single-family dwelling constructed ca. 1969, according to
Washington County Tax Assessor records. The property does not appear to be eligible for the
state or National Register of Historic Places and is not within a local historic district.
Planning Commission
March 9, 2026
RZN-2026-0004 (SUKRAN PROPERTIES)
Page 10 of 16
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Planning Commission
March 9, 2026
RZN-2026-0004 (SUKRAN PROPERTIES)
Page 11 of 16
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Planning Commission
March 9, 2026
RZN-2026-0004 (SUKRAN PROPERTIES)
Page 12 of 16
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RZN-2026-0004 957 S. HILL AVE -
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Planning Commission
March 9, 2026
RZN-2026-0004 (SUKRAN PROPERTIES)
Page 13 of 16
City
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Planning Commission
March 9, 2026
RZN-2026-0004 (SUKRAN PROPERTIES)
Page 14 of 16
Planning Commission
March 9, 2026
RZN-2026-0004 (SUKRAN PROPERTIES)
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Planning Commission
March 9, 2026
RZN-2026-0004 (SUKRAN PROPERTIES)
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