HomeMy WebLinkAboutOrdinance 69921 13 West Mountain Street
Fayetteville, AR 72701
(47e) 575-8323
Ordinance: 6992
File Number: 2026-1074
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONTNG PETITION RZN 2O2GO6
FOR APPROXIMATELY 2.46 ACRES LOCATED AT 620 SOUTH CROSSOVER ROAD IN WARD I FROM
RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE TO UT, URBAN THOROUGHFARE
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 RSF-4, Residential Single-Family, Four Units per Acre to UT, Urban Thoroughfare.
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 2l ,2026
Approved:
Molly Rawn,
This publication was paid for by the City Clerk-Treasurer of the City of Fayetteville, Arkansas
Amount Paid: $ 86.64
Attest:
Kara Paxton, City Cl6rk Treasurer =-
Page 1
A
Proposed UT
NEELY P L
SHERLOCKA V E
TRAVIS ST
PIERREMONT
DR
HOLMES DR
T U R T L E CREEK DR
H U N T S V I L L E R D
CR
O
S
S
O
V
E
R
R
D
C-2
RSF-4
R-A
RPZD
NS-G
Regional Link - High Activity
Residential Link
Trail (Proposed)
Planning Area
Fayetteville City Limits
Close Up View
RZN-2026-0006 620 S. CROSSOVER RD
N
0 150 300 450 60075
Feet
Subject Property
Zone Proposed
RPZD
RSF-4
UT
0.0
0.0
2.5
Total 2.5 ac1:2,400
Current
0.0
2.5
0.0
LEGAL DESCRIPTION
620 S. Crossover Rd Fayetteville AR 72703
N 1/2 LOT 39 2.433 AC FURTHER DESCRIED FROM 2017-7594 AS: The North half of Tract Numbered Thirty-nine
(39) in the Plat and Subdivision of W.E. Anderson Farm, as shown by the plat thereof recorded at Page 131 of
the Plat Book in the office of the Circuit Clerk and Ex-Officio Recorder of Washington County, Arkansas. LESS
AND EXCEPT: Part of Lot 39 or W.E. Anderson Farm Subdivision to the City of Fayetteville also being part of the
SE/4 of the SE/4 of Section 14, Township 16 North, Range 30 West, Washington County, Arkansas, more
particularly described as follows: Starting at the Northeast Corner of Lot 40 of W.E. Anderson Farm Subdivision;
thence South 85°20'21" West along the North line thereof a distance of 665.84 feet to a point on the West line
of W.E. Anderson Farm Subdivision also being the West line of the SE/4 of the SE/4 of Section 14; thence South
04°19'02" East along said West line a distance of 328.69 feet to the Northwest Corner of Lot 39 of W.E.
Anderson Farm Subdivision for the point of beginning; thence North 85°21'17" East a distance of 10.27 feet to a
point on the Easterly proposed right of way line of Arkansas State Highway 265; thence South 09°28'33" East
along said proposed right of way line a distance of 166.13 feet to a point; thence Sout h 85°05'31" West a
distance of 25.21 feet to a point on the West line of Lot 39 of W .E. Anderson Farm Subdivision also being the
West line of the SE/4 of the SE/4 of Section 14; thence North 04°19'02" West along said West line a distance of
165.66 feet to the point of beginning and containing 2,939 square feet more or less.
P.O. Box 4794 Fayetteville, AR 72702
479.871.4835
GIS Approved
02/17/2026
Page 1
City of Fayetteville, Arkansas
Legislation Text
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
File #: 2026-1074
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION
RZN 2026-06 FOR APPROXIMATELY 2.46 ACRES LOCATED AT 620 SOUTH CROSSOVER
ROAD IN WARD 1 FROM RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER
ACRE TO UT, URBAN THOROUGHFARE
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 RSF-4, Residential Single-Family, Four
Units per Acre to UT, Urban Thoroughfare.
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.
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
CITY COUNCIL MEMO
2026-1074
MEETING OF APRIL 21, 2026
TO: Mayor Rawn and City Council
THROUGH: Keith Macedo, Chief of Staff
Jonathan Curth, Development Services Director
Jessica Masters, Planning Director
FROM: Citlali Samano, Planner
SUBJECT: RZN-2026-0006: Rezoning (620 S. CROSSOVER RD/SMALL FISH INVESTMENTS,
527) Submitted by SWOPE CONSULTING for property located at 620 S. CROSSOVER
RD. in WARD 1. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR
UNITS PER ACRE and contains approximately 2.46 acres. The request is to rezone
the property to UT, URBAN THOROUGHFARE.
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, just north of the intersection of E. Hunstville Rd. and S.
Crossover Rd., and is approximately ¼ mile southeast of the Happy Hollow Elementary School. The property
contains one parcel totaling 2.46 acres which is currently zoned RSF-4, Residential Single-Family, Four Units
per Acre. The property contains a single-family dwelling constructed in 1933 and is of a historic age that is
potentially eligible for the National Register of Historic Places as a part of a historic district but is not
individually eligible. The property to the south was rezoned to UT, Urban Thoroughfare in February of 2027.
Request: The request is to rezone the subject property from RSF-4, Residential Single-Family, Four Units per
Acre to UT, Urban Thoroughfare.
Public Comment: Staff has not received any public comment at this time.
Land Use Compatibility: Staff finds the request to be compatible with the surrounding context. The adjacent
properties are generally characterized by a mix of commercial uses along Huntsville and undeveloped or
residential land along Crossover. The uses in this area have existed in a similar form since approximately the
1990s with minimal redevelopment, with the notable exception of the construction of Happy Hollow Elementary
School in 2011. However, recent rezonings in the area are shifting towards mixed-use and form-based
standards. RSF-4 is a residential only district that permits traditional setbacks but no form-based standards
while UT is an urban form zoning district which permits a mix of residential and commercial uses. Specifically,
UT requires a minimum of 50% of a building to be located within a 10-25 foot build-to-zone, though existing
nonconforming structures may be expanded in size by up to 49% before triggering compliance with this
standard. Staff finds the request to rezone the property to UT, Urban Thoroughfare is in line with this shift to
more form-based districts and is unlikely to negatively affect surrounding properties given the property’s
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
frontage along Crossover Road, a state highway and locallly-classified High Activity Regional Link street.
Additionally, the properties to the north of the subject property are primarily residential, while the property
directly to the south is low-intensity commercial, with more intensive commercial development located farther
south. Establishing a buffer between the potentially intensive uses permitted within the C-2 district along S.
Crossover Road and E. Huntsville Road and the less intensive residential areas to the north along S.
Crossover Road would be appropriate.
Land Use Plan Analysis Staff finds that the request is consistent with adopted land use policies, the Future
Land Use Map designation, and goals of City Plan 2040. The area is designated as a City Neighborhood Area,
which recommends that commercial uses would have a residential component and vary in size, variety and
intensity. Rezoning to UT would maintain the property’s existing ability to develop with both residential and
commercial uses while providing greater variety in uses and more flexibility in design for a long, narrow site.
Further, while the property is not part of any specific master plan or overlay district, it is 400 feet north of a Tier
2 Center at the intersection of S. Crossover and E. Huntsville, which the City Plan 2040 describes as “smaller
scale urban hubs.” City Plan 2040 also calls for commercial uses to be “mixed-use and office buildings.” The
infill score for this parcel is relatively high, indicating the property could likely support a wide range of uses and
additional density. In recent years, City Council has taken steps to reduce the extent of residential- or
commercial-only districts along major corridors, including the recent rezoning of 586 acres along the 71B
corridor to a new mixed-use Urban Corridor district. Accordingly, staff finds that rezoning the property to UT
would permit the property to be developed in a mixed-use style and further the stated goals of the city’s
adopted plans and policies.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score of 5-7 for this site. The
following elements of the matrix contribute to the score:
• Adequate Fire Response (Station 3, 1050 S. Happy Hollow Rd.)
• Near Sewer Main (6” and 8” within the property)
• Near Water Main (8”, S. Crossover Rd.)
• Near Public School (Happy Hollow Elementary)
• Near Paved Trail (E. Huntsville Rd. Bike Lane)
• Near ORT Bus Stop (Crossover and Turtle Creek)
• Appropriate Future Land Use
DISCUSSION:
At the March 23, 2026, Planning Commission meeting, a vote of 8-0-0 forwarded the request to City Council
with a recommendation of approval. Motion was made by Commissioner Castin and a second by
Commissioner Gulley. A comment from the public was made regarding the intent of the property as there is a
gas station and a dog cafe nearby, and how this property fits in between. Commissioner Brink clarified that a
rezone simply allows for by-right and conditional uses, but no development items are reviewed.
BUDGET/STAFF IMPACT:
N/A
ATTACHMENTS: 3. Staff Review Form, 4. Exhibit A, 5. Exhibit B, 6. Planning Commission Staff Report
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
2026-1074
Item ID
4/21/2026
City Council Meeting Date - Agenda Item Only
RZN-2026-0006: Rezoning (620 S. CROSSOVER RD/SMALL FISH INVESTMENTS, 527) Submitted by SWOPE
CONSULTING for property located at 620 S. CROSSOVER RD. in WARD 1. The property is zoned RSF-4, RESIDENTIAL
SINGLE-FAMILY, FOUR UNITS PER ACRE and contains approximately 2.46 acres. The request is to rezone the
property to UT, URBAN THOROUGHFARE.
N/A for Non-Agenda Item
Action Recommendation:
Submitted By
Jonathan Curth DEVELOPMENT SERVICES (620)
Division / Department
3/24/2026
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
THRU: Jessie Masters, Planning Director
FROM: Citlali Samano, Planner
MEETING DATE: March 23, 2026
SUBJECT: RZN-2026-0006: Rezoning (620 S. CROSSOVER RD/SMALL FISH
INVESTMENTS, 527) Submitted by SWOPE CONSULTING for property
located at 620 S. CROSSOVER RD. The property is zoned RSF-4,
RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE and contains
approximately 2.46 acres. The request is to rezone the property to UT,
URBAN THOROUGHFARE.
RECOMMENDATION:
Staff recommends forwarding RZN-2026-0006 to City Council with a recommendation of
approval.
RECOMMENDED MOTION:
“I move to forward RZN-2026-0006 to City Council with a recommendation of approval.”
BACKGROUND:
The subject property is in east Fayetteville and is approximately ¼ miles southeast of the Happy
Hollow Elementary School. The property contains one parcel totaling 2.46 acres which is currently
zoned RSF-4, Residential Single-Family, Four Units per Acre. The property contains a single-
family dwelling constructed in 1933 and is of historic age and is potentially eligible for the National
Register of Historic Places as a part of a historic district but is not individually eligible. Surrounding
land uses and zoning are depicted in Table 1.
Table 1:
Surrounding Land Uses and Zoning
Direction Land Use Zoning
North Residential and Cemetery RSF-4 Residential, Single-Family, Four Units per Acre (Buckner
Cemetery); RPZD, Residential Planned Zoning District
South Commercial UT, Urban Thoroughfare
East Undeveloped RSF-4 Residential, Single-Family, Four Units per Acre
West Undeveloped RSF-4 Residential, Single-Family, Four Units per Acre
Request: The request is to rezone the subject property from RSF-4, Residential Single-Family,
Four Units per Acre to UT, Urban Thoroughfare.
Public Comment: Staff has not received any public comment at this time.
Planning Commission
March 23, 2026
RZN-2026-0006 (SMALL FISH INVESTMENTS)
Page 1 of 17
INFRASTRUCTURE AND ENVIRONMENTAL REVIEW:
Streets: The subject property has frontage to South Crossover Road which is a fully
improved Regional Link – High Activity Street with asphalt paving, sidewalk, curb
and gutter. Any street improvements required in these areas would be determined
at the time of 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. There is an existing 8-inch water main
along the east side of South Crossover Road.
Sewer: Sanitary Sewer is available to the subject area. There is an existing 8-inch sewer
main along the east side of the subject property.
Drainage: No protected streams or FEMA Floodplain. However, there are hydric soils present
in the subject area. 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: Station 3, located at Happy Hollow Rd., 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 current zoning district of RSF-4, Residential Single-Family, Four Units per
Acre, requires 20% minimum canopy preservation. The proposed zoning district
of UT, Urban Thoroughfare, requires 15% 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.
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
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
Planning Commission
March 23, 2026
RZN-2026-0006 (SMALL FISH INVESTMENTS)
Page 2 of 17
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 5-7 for this
site with a weighted score of 8.5. The following elements of the matrix contribute to the score:
• Adequate Fire Response (Station 3, 1050 S. Happy Hollow Rd.)
• Near Sewer Main (6” and 8” within the property)
• Near Water Main (8”, S. Crossover Rd.)
• Near Public School (Happy Hollow Elementary)
• Near Paved Trail (E. Huntsville Rd. Bike Lane)
• Near ORT Bus Stop (Crossover and Turtle Creek)
• Appropriate Future Land Use
FINDINGS OF THE STAFF
1. A determination of the degree to which the proposed zoning is consistent with land use
planning objectives, principles, and policies and with land use and zoning plans.
Finding: Land Use Compatibility: Staff finds the request to be compatible with the
surrounding context. The surrounding property is generally characterized by
a mix of commercial uses along Huntsville and undeveloped or residential
land along Crossover. The uses in this area have existed in a similar form
since approximately the 1990s with minimal redevelopment (with the
exception of the construction of Happy Hollow Elementary School in 2011),
however recent rezonings in the area are shifting towards mixed-use and
form based standards. RSF-4 is a residential only district that permits
traditional setbacks but no form-based standards while UT is a strictly form-
based zoning district which permits a mix of residential and commercial
uses. Specifically UT requires a minimum of 50% of a building to be located
within a 0-25 foot build-to-zone, though existing nonconforming buildings
structures may be expanded in size by up to 49% before triggering
compliance with this standard per UDC 164.12. Staff finds the request to
rezone the property to UT, Urban Thoroughfare is in line with this shift to
more form-based districts and is unlikely to negatively affect surrounding
properties given the property’s frontage along a High Activity Regional Link.
Additionally, the properties to the north of the subject property are primarily
residential, while the property directly to the south is low-intensity
commercial, with more intensive commercial development located farther
south. Establishing a buffer between the potentially intensive uses permitted
within the C-2 district along S. Crossover Road and E. Huntsville Road and
the less intensive residential areas to the north along S. Crossover Road
would be appropriate.
Land Use Plan Analysis: Staff finds that the request is consistent with
adopted land use policies, the Future Land Use Map designation, and goals
of City Plan 2040. The area is designated as a City Neighborhood Area, which
recommends that commercial uses would have a residential component and
vary in size, variety and intensity. Rezoning to UT would maintain the
property’s existing ability to develop with both residential and commercial
Planning Commission
March 23, 2026
RZN-2026-0006 (SMALL FISH INVESTMENTS)
Page 3 of 17
uses while providing greater variety in uses and more flexibility in design for
a long, narrow site. Further, while the property is not part of any specific
master plan or overlay district, it is 400 feet north of a Tier 2 Center at the
intersection of S. Crossover and E. Huntsville, which the City Plan 2040
describes as “smaller scale urban hubs.” City Plan 2040 also calls for
commercial uses to be “mixed-use and office buildings.” The infill score for
this parcel is relatively high, with a weighted score of 8.5, indicating the
property could likely support a wide range of uses and additional density.
In recent years City Council has taken steps to reduce the extent of
residential or commercial only districts along major corridors, including the
recent rezoning of 586 acres along the 71B corridor to a new mixed-use
Urban Corridor district. Accordingly, staff finds that rezoning the property to
UT would permit the property to be developed in a mixed-use style and
further the stated goals of the city’s adopted plans and policies.
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
Finding: Staff finds the proposed zoning is justified at this time. Additionally, the
property adjacent to the south has been recently rezoned by City Council
approval on February 17, 2026 from a split zoned district of RSF-4 and C-1 to
UT. This recent rezoning furthers the justification to moving towards form-
based zoning along S. Crossover Rd.
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: Staff finds that rezoning of RSF-4 to UT would not likely create or appreciably
increase traffic danger or congestion given the property’s location along a
major corridor. UT does not have a stated density limit; however the
relatively small size of the parcel, parking, drainage, tree preservation, and
other city standards are likely to limit development potential for the site.
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 RSF-4 to UT has the potential to alter the
population density of the area, though staff finds not likely to an undesirable
degree. RSF-4 has a stated residential density maximum of four units per
acre, while UT has no stated density limitation. The available infrastructure,
water and sewer, and the service volume of S. Crossover Rd., would likely
support an increase in population density at this site. 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
Planning Commission
March 23, 2026
RZN-2026-0006 (SMALL FISH INVESTMENTS)
Page 4 of 17
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-2026-0006 to City
Council with a recommendation of approval.
________________________________________________________________________
Planning Commission
March 23, 2026
RZN-2026-0006 (SMALL FISH INVESTMENTS)
Page 5 of 17
PLANNING COMMISSION ACTION: Required YES
Date: March 23, 2026 ❒ Tabled ❒ Forwarded ❒ Denied
Motion:
Second:
Vote:
BUDGET/STAFF IMPACT:
None
ATTACHMENTS:
• Project Maps
o One Mile Map
o Close-Up Map
o Current Land Use Map
o Future Land Use Map
• Unified Development Code
o §161.07 District RSF-4, Residential Single-Family, Four Units per Acre
o §161.24 District UT, Urban Thoroughfare
• Staff Exhibits
o Long-Range Planning Memo
• Applicant Exhibits
o Request Letter
Planning Commission
March 23, 2026
RZN-2026-0006 (SMALL FISH INVESTMENTS)
Page 6 of 17
H U N T S V I L L E R D
CROSSOVER
RD
STONE
BRIDGE
R
D
HAPPY
HOLLOWR D
WYMAN RD
DE
A
D
H
O
R
S
E
MO
U
N
T
A
I
N
R
D
I-2
C-2
RMF-24
R-O
R-A
RSF-4
RPZD
RSF-1
C-1
MSC
P-1
I-1
NC
CS
RI-U
UN
Regional Link
Neighborhood Link
Regional Link - High Activity
Unclassified
Alley
Residential Link
Planned Neighborhood Link
Shared-Use Paved Trail
Trail (Proposed)
Fayetteville City Limits
Planning Area
One Mile View
RZN-2026-0006 620 S. CROSSOVER RD N
0 0.25 0.50.13 Miles
Planning Area
Fayetteville City Limits
Subject Property
Planning Commission
March 23, 2026
RZN-2026-0006 (SMALL FISH INVESTMENTS)
Page 7 of 17
Proposed UT
NEELY P L
SHERLOCKA V E
TRAVIS ST
PIERREMONT
DR
HOLMES DR
T U R T L E CREEK DR
H U N T S V I L L E R D
CR
O
S
S
O
V
E
R
R
D
C-2
RSF-4
R-A
RPZD
NS-G
Regional Link - High Activity
Residential Link
Trail (Proposed)
Planning Area
Fayetteville City Limits
Close Up View
RZN-2026-0006 620 S. CROSSOVER RD
N
0 150 300 450 60075
Feet
Subject Property
Zone Proposed
RPZD
RSF-4
UT
0.0
0.0
2.5
Total 2.5 ac1:2,400
Current
0.0
2.5
0.0
Planning Commission
March 23, 2026
RZN-2026-0006 (SMALL FISH INVESTMENTS)
Page 8 of 17
STONE
BRIDGE
RD
CROS
S
O
V
E
R
R
D
HUNTSVILLE RD
STONE
BRIDGE
R
D
WYMAN RD
2025 Imagery | EagleView Technologies | Surdex Corporation
Neighborhood Link
Regional Link - High Activity
Residential Link
Planned Neighborhood Link
Trail (Proposed)
Planning Area
Fayetteville City Limits
Current Land Use
RZN-2026-0006 620 S. CROSSOVER RD N
0 225 450 675 900112.5
Feet
Subject Property
Agricultural / Undeveloped
Mixed Use
Agricultural / Undeveloped
Mixed Residential
and Institutional
1:3,600
Planning Commission
March 23, 2026
RZN-2026-0006 (SMALL FISH INVESTMENTS)
Page 9 of 17
City
Neighborhood
Civic
Institutional
Natural
Residential
Neighborhood
HUNT S V I L L E R D
CROSSOVER
RD
STONE
BRIDGE
R
D
HAPPY
HOLLOWR D
WYMAN RD
DE
A
D
H
O
R
S
E
MO
U
N
T
A
I
N
R
D
Regional Link
Neighborhood Link
Regional Link - High Activity
Unclassified
Alley
Residential Link
Planned Neighborhood 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-2026-0006 620 S. CROSSOVER RD N
0 610 1,220 1,830 2,440305
Feet
Subject Property
1:10,000
Planning Commission
March 23, 2026
RZN-2026-0006 (SMALL FISH INVESTMENTS)
Page 10 of 17
161.07 - District RSF-4, Residential Single-Family - Four (4) Units Per Acre
(A) Purpose. The RSF-4 Residential District is designed to permit and encourage the development of low
density detached dwellings in suitable environments, as well as to protect existing development of these types.
(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 1 City-wide uses by right
Unit 8 Single-family dwellings
Unit 41 Accessory dwellings
Unit 46 Short-term rentals
(C) Density.
Single-family
dwellings
Units
per acre
4 or less
(D) Bulk and Area Regulations.
Single-family
dwellings
Two (2) family
dwellings
Lot minimum width 70 feet 80 feet
Lot area minimum 8,000 square feet 12,000 square feet
Land area per
dwelling unit
8,000 square feet 6,000 square feet
Hillside Overlay
District Lot
minimum width
60 feet 70 feet
Hillside Overlay
District Lot
area minimum
8,000 square feet 12,000 square feet
Land area per
dwelling unit
8,000 square feet 6,000 square feet
(E) Setback Requirements.
Front Side Rear
15 feet 5 feet 15 feet
(F) Building Height Regulations.
Building Height Maximum 3 stories
(G) Building Area. On any lot the area occupied by all buildings shall not exceed 40% of the total area of such
lot. Accessory ground mounted solar energy systems shall not be considered buildings.
(Code 1991, §160.031; Ord. No. 4100, §2 (Ex. A), 6-16-98; Ord. No. 4178, 8-31-99; Ord. No. 4858, 4-18-06; Ord. No.
5028, 6-19-07; Ord. No. 5128, 4-15-08; Ord. No. 5224, 3-3-09; Ord. No. 5312, 4-20-10; Ord. No. 5462, 12-6-11; Ord.
No. 5921, §1, 11-1-16; Ord. No. 5945, §8, 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)
Planning Commission
March 23, 2026
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Editor's note— 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.
161.24 - Urban Thoroughfare
(A) Purpose. The Urban Thoroughfare District is designed to provide goods and services for persons living
in the surrounding communities. This district encourages a concentration of commercial and mixed use
development that enhances function and appearance along major thoroughfares. Automobile-oriented
development is prevalent within this district and a wide range of commercial uses is permitted. For the
purposes of Chapter 96: Noise Control, the Urban Thoroughfare district is a commercial zone. The
intent of this zoning district is to provide standards that enable development to be approved
administratively.
(B) Uses.
(1) Permitted Uses.
Unit 1 City-wide uses by right
Unit 4 Cultural and recreational facilities
Unit 5 Government facilities
Unit 8 Single-family dwellings
Unit 9 Two (2) family dwellings
Unit 10 Three (3) and four (4) family dwellings
Unit 13 Eating places
Unit 14 Hotel, motel and amusement services
Unit 16 Shopping goods
Unit 17 Transportation trades and services
Unit 18 Gasoline service stations and drive-in/drive-through
restaurants
Unit 19 Commercial recreation, small sites
Unit 24 Home occupations
Unit 25 Offices, studios, and related services
Unit 26 Multi-family dwellings
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 20 Commercial recreation, large sites
Unit 21 Warehousing and wholesale
Unit 28 Center for collecting recyclable materials
Unit 29 Dance halls
Unit 33 Adult live entertainment club or bar
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March 23, 2026
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Unit 35 Outdoor music establishments
Unit 36 Wireless communication facilities
Unit 38 Mini-storage units
Unit 42 Clean technologies
Unit 43 Animal boarding and training
Unit 48 Private dormitories
(C) Density. None
(D) Bulk and Area Regulations.
(1) Lot Width Minimum.
Single-family dwelling 18 feet
All other dwellings None
Non-residential None
(2) Lot area minimum. None
(E) Setback regulations.
Front: A build-to zone that is located between
10 feet and a line 25 feet from the
front property line.
Side and rear: None
Side or rear, when
contiguous to a single-
family residential district:
15 feet
(F) Building Height Regulations.
Building Height
Maximum
5 stories/7 stories*
Planning Commission
March 23, 2026
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* A building or a portion of a building that is located between 10 and 15 feet from the front property line or any
master street plan right-of-way line shall have a maximum height of five (5) stories. A building or portion of a
building that is located greater than 15 feet from the master street plan right-of-way shall have a maximum height
of seven (7) 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 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) Minimum buildable street frontage. 50% of the lot width.
(Ord. No. 5312, 4-20-10; Ord. No. 5339, 8-3-10; Ord. No. 5353, 9-7-10; Ord. No. 5462, 12-6-11; Ord. No. 5592, 6-
18-13; Ord. No. 5664, 2-18-14; Ord. No. 5735, 1-20-15; Ord. No. 5800, §1(Exh. A), 10-6-15; Ord. No. 5921, §1, 11-1-
16; Ord. No. 5945, §§5, 7, 8, 1-17-17; Ord. No. 6015, §1(Exh. A), 11-21-17; Ord. No. 6223, §1, 9-3-19; Ord. No.
6427, §§1(Exh. C), 2, 4-20-21; Ord. No. 6879, §2, 5-20-25)
Editor's note— 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 23, 2026
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TO: Citlali Samano, Planner
FROM: Kylee Cole, Long Range & Preservation Planner
MEETING DATE: March 23, 2026
SUBJECT: Long Range Planning Comments Regarding RZN-2026-0006
BACKGROUND:
The applicant requests to rezone approximately 2.43 acres from RSF-4, Residential Single-
Family, Four Units per Acre to UT, Urban Thoroughfare. The applicant indicates the intent is to
use the existing residential building as office space for a residential contractor. 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 City Neighborhood area, which are “more densely developed than
residential neighborhood areas and provide a mix of non-residential and residential uses.” This
designation supports the widest spectrum of uses and encourages density in all housing types
and non-residential and commercial uses along major corridors. The request aligns with this
designation by adding commercial use opportunities to the site. The proposal aligns with Goals
1, 2, 3, and 6 of City Plan 2040 by creating additional flexibility for diverse housing choices and
complete neighborhoods in an area that is already supported by infrastructure.
Property History:
The subject property contains a single-family dwelling constructed ca. 1933, according to
Washington County Tax Assessor records however it appears more mid-century in design. The
building is of historic age and upon further research may be eligible as part of a district but does
not appear individually eligible for state or national registers.
This area was annexed into the city in 1967 (Ord. No. 1556). In 1970, the property was zoned
R-1, Low Density Residential which evolved to RSF-4 with the adoption of the UDC in 2003.
Planning Commission
March 23, 2026
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REQUEST FOR REZONING
To Whom it May Concern,
Small Fish LLC is requesting a re-zoning for property located at 620 S. Crossover Road in
Fayetteville, AR. Current zoning for this property is RSF-4 and we would like to request a
zoning of UT, Urban Thoroughfare. We would like to use the existing house as a small
office space for our home building business.
a. Existing house is 1,176 SF
b. SEE ATTACHED ELEVATIONS
c. Parking spaces provided – 5. Parking spaces required 4.
d. Hours of operation 8:00am – 5:00pm Monday through Friday for 3 employees and an
average of 1 patron per week.
e. Outdoor lighting is existing residential type exterior wall mounted lights at the garage
and front door.
f. No noise anticipated. Interior office use.
g. Screening from adjoining properties as follows:
1. West border – faces HWY 265 approx. 200 LF of lawn and trees between front of
house and highway ROW.
2. South Border – faces lot that is dual zoned C-2 and RSF-4 and contains one residential
home currently unoccupied. Property line is lined with existing trees and shrubs
between this property and adjoining property to the south
3. East border – faces empty lot that is dual zoned C-2 and RSF-4 and contains no
structures. There is approx. 160 LF of natural brush and timber buffer extending from
the east border westward to open lawn.
4. North border- faces 2 properties, one that is zoned RPZD and sits behind heavy brush
and timber natural buffer and wire fencing, and one that is an existing cemetery zoned
RSF-4 and is buffered by wire fencing as well as heavy shrubbery natural buffer and a
driveway.
Planning Commission
March 23, 2026
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h. Trash service shall be standard residential trash and recycling containers that will
reside on the back porch out of public view.
i. Ingress and egress shall be via the existing driveway on the north side of the property
that extends eastward from Hwy 265. Traffic impact is expected to be same or less than
its current use as a single-family dwelling.
j. We plan to use this existing house as office space for day-to-day administrative
operations of our residential building business. Given the surroundings of adjacent
commercially zoned properties, high density multifamily property, a cemetery, and state
highway frontage we feel that our request for office use will be a suitable fit for the
neighborhood and will have little to no impact beyond its current use as a single-family
dwelling.
Thank you for your consideration,
Justin Cullers – Owner
Small Fish Builders
Small Fish Investments
PO Box 4794
Fayetteville, AR 72702
Planning Commission
March 23, 2026
RZN-2026-0006 (SMALL FISH INVESTMENTS)
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