HomeMy WebLinkAboutOrdinance 6997Page 1
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
Ordinance: 6997
File Number: 2026-1335
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2026-08
FOR APPROXIMATELY 2.10 ACRES LOCATED AT 1705 NORTH GARLAND AVENUE IN WARD 2
FROM RSF-4, RESIDENTIAL, SINGLE-FAMILY, FOUR UNITS PER ACRE TO RI-U, RESIDENTIAL
INTERMEDIATE-URBAN, SUBJECT TO A BILL OF ASSURANCE
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 RI-U, Residential
Intermediate-Urban, subject to a Bill of Assurance.
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 May 5, 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
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
Midtown Trail
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Neighborhood Link
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Trail (Proposed)
Planning Area
Fayetteville City Limits
Close Up View
RZN-2026-0008 1683, 1691 & 1705 N.
GARLAND AVE
N
0 150 300 450 60075
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Subject Property
Zone Proposed
RMF-24
RSF-4
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Total 2.3 ac1:2,400
Current
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RZN-2026-0008
EXHIBIT 'A'
RI-U
RI-U
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
RZN-2026-0008
EXHIBIT ‘B’
Legal Description:
1705 N Garland Ave, Fayetteville, AR 72703
_________________________________________________________________________________
Parcel # 765-13561-000 : PT SE Se, 5-16-39 Fayetteville Outlots, .30 Ac
1683-1691 N Garland Ave, Fayetteville, AR 72703
_________________________________________________________________________________________________________________________
Parcels # 756-13562-000, 765-13561-001, & 765-08115-000
_________________________________________________________________________________________________________________________
PT E/2 SE SE .73ac & PT SE SE 1.26ac. 5-16-30 & PT N 50 FT. LOT 8, Maxwell Addition
_________________________________________________________________________________________________________________
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
Additional Information Received
Date Received:
MM/DD/YYYY 05/05/2026
Time:
00:00 (AM/PM) 5:30 PM
From:
Name & Title Jonathan Curth, Development
Services Director
To:
Name & Title City Council
Agenda Meeting Date:
MM/DD/YYYY 05/05/2026
Civic Clerk Number:
Ex. 2025-994 2026-1335
Forwarded to City
Attorney’s Office and
Department Head
Yes
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
CITY COUNCIL MEMO
2026-1335
MEETING OF MAY 5, 2026
TO: Mayor Rawn and City Council
THROUGH: Keith Macedo, Chief of Staff
Jonathan Curth, Development Services Director
Jessica Masters, Planning Director
FROM: Donna Wonsower, Senior Planner
SUBJECT: APPEAL: RZN-2026-0008: Rezoning (1705 N GARLAND AVE/TRICYCLE FARMS,
365): Submitted by ALLIE WILSON for property located at 1705 N. GARLAND AVE. in
WARD 2. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS
PER ACRE and contains approximately 2.10 acres. The request is to rezone the
property to RI-U, RESIDENTIAL INTERMEDIATE-URBAN.
RECOMMENDATION:
City Planning staff recommends approval and the Planning Commission recommends denial of a request to
rezone the subject property as described and shown in the attached Exhibits ‘A’ and ‘B’.
BACKGROUND:
The subject property is located in north Fayetteville west of the intersection of N. Garland Ave. and W.
Sycamore Street adjacent to Midtown Trail. The subject property contains four parcels totaling 2.10 acres,
which are currently developed as Tri-Cycle Farm, a nonprofit teaching farm first established in 2012. The
property is not subject to any overlay districts but does contain hydric soils.
Request: The request is to rezone the subject area from RSF-4, Residential Single-Family, Four Units per Acre
to RI-U, Residential Intermediate-Urban.
Public Comment: Staff received one public comment in opposition to the request prior to the Planning
Commission meeting, citing the current role of the property as an urban farm serving food insecurity needs,
lack of density restrictions, adjacent single-family properties, lack of urban amenities, likelihood of car users,
potential safety hazards, inadequate infrastructure, and need for further studies. Four members of the public
spoke against the request at the Planning Commission meeting, citing the property’s history as an urban farm,
traffic safety concerns, and the potential intensity of development.
Land Use Compatibility: The subject property is primarily surrounded by single-family homes, with mixed-
density residential and a church located to the east, across Garland. There are nearby apartment complexes
on Mount Comfort and Garland. Other nonresidential services in the area include city parks, a police and fire
station, and commercial businesses including grocery and convenience stores. Staff finds the proposed RI-U
rezoning compatible with surrounding uses. RI-U permits a mix of low-intensity residential types, including up
to four-unit buildings, but maintains a minimum lot width of 18 feet and a maximum building height of three
stories. Recent Council approval of upzoning in the area has further incrementally increased the permitted
residential density nearby.
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
The applicant has indicated an intent to develop the property with cottage-style cluster housing, a use which is
permitted by right in RI-U. Midtown trail is also located along the southern edge of the property, permitting trail-
oriented development in line with recent city code changes. RI-U does not permit multifamily structures
exceeding five or more units, and staff finds that parking, drainage, tree preservation and other requirements
will likely limit the development potential of the subject area. While RSF-4 and RI-U are both limited to
residential uses, RI-U permits more housing types with smaller lot size requirements, encouraging compatible
infill development without disrupting neighborhood scale. Additionally, RI-U permits limited small-scale
commercial uses by conditional use permit, which could further contribute to the nonresidential amenities in the
area with appropriate safeguards.
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 greater 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 7, indicating it is a suitable location for infill development. The property also fronts
onto the Midtown Trail, a recent public improvement by the city that enables potential residents to utilize
alternative means of transportation. Infill in this area could help support Goals 1 and 3 of Fayetteville's
comprehensive land use plan, City Plan 2040, 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 7 for this site. The
following elements of the matrix contribute to this score:
1. Adequate Fire Response (Station 8, W. Deane St)
2. Near Sewer Main (8 inch main, N. Garland Ave.)
3. Near Water Main (2 inch main, N. Garland Ave.)
4. Near Grocery Store (Harps)
5. Near City Park (Lewis Soccer Complex)
6. Near Paved Trail (Midtown Trail)
7. Near Razorback Bus Stop (Garland and Sycamore, Inbound & Outbound)
DISCUSSION:
At the March 23, 2026 Planning Commission meeting, a vote of 2-6-0 denied the request. Commissioner Cabe
motioned, and Commission Gulley seconded. Commissioners voting against the request largely cited the
uncertainty of intense development that could be permitted by right under the proposed RI-U district and
potential hazards associated with increased traffic at the single vehicular entry off of Garland. Several
commissioners expressed a desire for a planned zoning district or conditional use permit for cluster housing
that would allow for better evaluation of the proposed development’s compatibility with the surrounding
neighborhood. Commissioners Castin and Cabe voted in favor, citing the need for infill in the area and the
proximity of the Midtown Trail and transit providing alternative transportation options. Four members of the
public spoke against the request, citing the property’s history as an urban farm, traffic safety concerns, and the
potential intensity of development.
BUDGET/STAFF IMPACT:
NA
ATTACHMENTS: 3. Appeal Letter, 4. Exhibit A, 5. Exhibit B, 6. Staff Report
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
Page 1
City of Fayetteville, Arkansas
Legislation Text
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
File #: 2026-1335
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION
RZN 2026-08 FOR APPROXIMATELY 2.10 ACRES LOCATED AT 1705 NORTH GARLAND
AVENUE IN WARD 2 FROM RSF-4, RESIDENTIAL, SINGLE-FAMILY, FOUR UNITS PER
ACRE TO RI-U, RESIDENTIAL INTERMEDIATE-URBAN, SUBJECT TO A BILL OF
ASSURANCE
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 RI-U, Residential Intermediate-Urban, subject to a Bill of Assurance.
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.
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
ATTN:
City of Fayetteville County Clerk’s Office
City of Fayetteville Attorney’s Office
To whom it may concern,
I am writing this letter in response to the denial of the rezoning application, RZN-2026-0008.
This letter will serve as our official letter of appeal to the city of Fayetteville Planning
Commission’s decision for denial.
The current zoning of the 4 parcels of land located primarily at 1705 N. Garland Ave., is RSF-4.
According to Fayetteville’s zoning definition, a residential single-family, four single family units
per acre, or 7 or less of the two (2) family dwellings per acre. “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.” The permitted uses
under the RSF-4 zoning include: city-wide uses by right, single family dwellings, accessory
dwellings, short term rentals. There are also conditional uses listed as: Cultural and recreational
facilities, government facilities, two-family dwellings, limited business, home occupations,
wireless communications facilities, & Cluster Housing Development.
We are requesting a rezoning to the RI-U zone which by definition, residential intermediate-
urban, where there is no “set” density regulation, however there is a land/lot restriction that will
limit the development size base on the lot’s physical size. The bulk and area regulations listed are
a lot width minimum of 18 feet, with build to zone located between the front property line and a
25-foot line from the front of the property line. While the code also states: “Building Area- The
area occupied by all buildings shall not exceed 60% of the total lot area.” There is also a height
maximum of 2-3 stories. This zone’s allowed usages are: City-wide uses by right, Single-family
dwellings, Two (2) family dwellings, Three (3) and four (4) family dwellings, Accessory
dwellings, Cluster housing development, Short-term rentals.
Code sates, “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.”
While looking at these two zoning definitions, you can see that these two zonings are quite
similar but do have some distinguishing differences. The concerns from the City Council
meeting were the increase in traffic from the increased density of a possible development, the
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
lack of Urban amenities, danger to the Midtown trail, the removal of the current residents of the
land- Tricycle Farms, & the possibility of demolition of the current structures on the lots. While
these concerns can be raised and discussed with the Council, this is not the meeting in which
these should be a factor. This meeting is simply for the rezoning of the property to RI-U. These
concerns should be addressed once a Large-Scale development plan is proposed to the City.
While we do understand these concerns, we would like to make the following points to alleviate
any concerns:
1. The traffic finding by the Planning Commission below states that there could be
increased associated traffic, but that it is not likely to create or increase traffic danger or
congestion. The property sits at the intersection of Garland Ave. and W Sycamore St.
where there is already a current traffic light that cycles through. As the owners, we would
be willing to pay for the additional lights needed to add in for our new proposed drive on
the Large-Scale Development process. We would also be willing to conduct a traffic
study to show that the additional lights would not increase the traffic, however it would
allow for a safer flow of traffic. We are not planning on having a secondary entry/exit on
the property, nor do we plan on attaching to any existing city road. We plan to have a
single drive that will meet city code with a turnaround, leaving one controlled entry/exit
point at the stop light. Again, we do not have any civil plans in place as this is just a
rezoning, however we already have these ideas and associated cost in mind while looking
at the land.
2. The lack of urban amenities and safety concerns on the Midtown trail are also something
we would incorporate and be able to better elaborate once we start the design process,
however we look at the property’s proximity to the bike trail as a added bonus. Being
able to incorporate large patios, green spaces, courtyards, nice fencing, bike parking,
outdoor dining/lounge areas is the aesthetic we are looking to create. We would like to
incorporate as many outdoor community spaces as possible on our property to highlight
this city feature. We will also be following all city code restrictions/requirements for all
parking and landscaping. Making sure that we are not only meeting bare minimums, but
that will create a nice, suitable living space.
3. Tri-cycle Farms is the current owner of the land and has been since 2011, they were once
serving the community with the property as a space to grow and learn about food
storages. Unfortunately, since the pandemic, they have not been able to regain steam to
get the operations fully functional again. The owner of the land and the non-profit
organization has since pivoted his business strategy to keep the non-profit functional. He
is now working with local grocery stores to come up with solutions for food waste. Since
this turn in business, he no longer has the need for the land and frankly does not have the
means to sustain this property. Before listing the land for sale, he looked at the
possibilities for development and suggested the property be rezoned to RI-U to better the
use of the land and bring life back to this property.
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
4. The structures currently on the property consist of a single-family stone dwelling
constructed ca. 1937, located at 1705 N. Garland Ave. And a barn on the property with
aerial images as early as 1954. As the Planning Commission reports suggest, we will
consult with ‘Long Range & Preservation Planner prior to demolition or alteration of
historic-age structures to capture photo documentation. Documentation of historic
resources is an effective way to mitigate against the loss of historic structures when
regulatory tools are not available.’ The house is not listed on the Arkansas Historic
Preservation Program or the National Register of Historic Places list. Again, we do not
have final plans on this property that shows the demolition of this structure, however
there are some significant issues with the integrity of the foundation of the home. There
are multiple significant cracks and settlings that we will have inspected by a structural
engineer in order to deem it safe.
The Planning Commission recommended forwarding RZN-2026-0008 to the City Council with a
recommendation of approval. Based on their report the rezoning is consistent with the property’s
Future Land Use Map, that there is sufficient justification to rezone the property, it is not likely
to create or increase traffic danger and congestion. Their findings also state that given the
presence of existing public infrastructure, the presence of Midtown Trail on the southern portion
of the property, and proximity to nonresidential services such as grocery stores, transit and parks,
and that the proposed rezoning is not likely to increase the load on public services.
Based on the property’s physical size placing a limit on the possible development’s size, the
overall rezoning request coinciding with all city codes and suggested plans, as well as the
additional points made above to respond to the Council’s reasonings for denial, we ask that our
appeal is approved for an additional City Council meeting. We plan to make additional
adjustments to our application to help alleviate concerns of surrounding land owners/residents.
We will be happy to make any additional adjustments suggested by the Planning Commission or
City Council or answer any additional questions.
I appreciate your time and attention to this matter.
Allie Wilson
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
TO: Fayetteville Planning Commission
THRU: Jessie Masters, Planning Director
FROM: Donna Wonsower, Senior Planner
MEETING DATE: March 23, 2026
SUBJECT: RZN-2026-0008: Rezoning (1705 N GARLAND AVE/TRICYCLE FARMS,
365) Submitted by ALLIE WILSON for property located at 1705 N.
GARLAND AVE. The property is zoned RSF-4, RESIDENTIAL SINGLE-
FAMILY, FOUR UNITS PER ACRE and contains approximately 2.10 acres.
The request is to rezone the property to RI-U, RESIDENTIAL
INTERMEDIATE-URBAN.
RECOMMENDATION:
Staff recommends forwarding RZN-2026-0008 to the City Council with a recommendation of
approval.
RECOMMENDED MOTION:
“I move to forward RZN-2026-0008 to the City Council with a recommendation of approval.”
BACKGROUND:
The subject property is located in north Fayetteville west of the intersection of N. Garland Ave.
and W. Sycamore Street adjacent to Midtown Trail. The subject property contains four parcels
totaling 2.10 acres, which are currently developed as Tri-Cycle Farm, a nonprofit teaching farm
first established in 2012. The property is not subject to any overlay districts but does contain
hydric soils. Surrounding land uses and zoning are depicted in Table 1.
Table 1:
Surrounding Land Uses and Zoning
Direction Land Use Zoning
North Single-Family Residential RSF-4, Residential Single-Family, 4 Units per Acre
South Single-Family Residential RSF-4, Residential Single-Family, 4 Units per Acre
RI-U, Residential Intermediate-Urban
East Mixed-Density Residential
Religious Facility
RMF-24, Residential Multifamily, 24 Units per Acre
West Single-Family Residential RSF-4, Residential Single-Family, 4 Units per Acre
Request: The request is to rezone the subject area from RSF-4, Residential Single-Family, Four
Units per Acre to RI-U, Residential Intermediate-Urban.
Public Comment: Staff has received one public comment in opposition to the request, citing the
current role of the property as an urban farm serving food insecurity needs, lack of density
restrictions, adjacent single-family properties, lack of urban amenities, likelihood of car users,
potential safety hazards, inadequate infrastructure, and need for further studies.
Planning Commission
March 23, 2026
RZN-2026-0008 (TRICYCLE FARMS)
Page 1 of 17
(UPDATED WITH MEETING RESULTS)
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
INFRASTRUCTURE AND ENVIRONMENTAL REVIEW:
Streets: The subject area has a road frontage along N. Garland Avenue, a fully improved
Regional Link with asphalt paving, sidewalk curb and gutter. Any street
improvements required in these areas would be determined at the time of the
development proposal.
Water: Public water is available to the Subject area. Existing 2-inch water main is present
along N. Garland Ave.
Sewer: Sanitary Sewer is available to the Subject area. Existing 8-inch sewer main is
present along N. Garland Ave. There are known wet weather sewer capacity
issues identified in the City’s 2025 Sewer Master Plan that appear in the system
577 feet north of the property.
Drainage: The property is not within the Hillside-Hilltop Overlay District and does not contain
streamside protection zones or and FEMA floodplain. The property does contain
hydric soils, 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 8, located at 2266 W. Deane Street, protects this site. The property is
located approximately 0.9 miles from the fire station with an anticipated drive time
of approximately 2 minutes using existing streets. The anticipated response time
would be approximately 4.2 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 requires 25% minimum canopy
preservation. The proposed zoning district of RI-U 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 a 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
Planning Commission
March 23, 2026
RZN-2026-0008 (TRICYCLE FARMS)
Page 2 of 17
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
blocks with gridded street patterns and reduced building setbacks. It also encourages traditional
neighborhood development that incorporates low-intensity nonresidential 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 7 for this site
with a weighted score of 8. The following elements of the matrix contribute to the score:
• Adequate Fire Response (Station 8, W. Deane St)
• Near Sewer Main (8 inch main, N. Garland Ave.)
• Near Water Main (2 inch main, N. Garland Ave.)
• Near Grocery Store (Harps)
• Near City Park (Lewis Soccer Complex)
• Near Paved Trail (Midtown Trail)
• Near Razorback Bus Stop (Garland and Sycamore, Inbound & Outbound)
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: The subject property is primarily surrounded by single-family homes to the
east, west, and south, with mixed-density residential and a church located
to the east across Garland. There are nearby apartment complexes on Mount
Comfort and Garland. Other nonresidential services in the area include city
parks, a police and fire station, and commercial business including grocery
and convenience stores. Staff finds the proposed RI-U rezoning compatible
with surrounding uses. RI-U permits a mix of low-intensity residential types,
including up to four-unit buildings, but maintains a minimum lot width of 18
feet and a maximum building height of three stories. Several rezonings in
recent years have slowly increased the permitted density in the area, with an
anticipated increase in the density of the built environment as those areas
redevelop.
The applicant has indicated an intent to develop the property with cottage
style cluster housing, a use which is permitted by right in RI-U. Midtown trail
is also located along the southern edge of the property, permitting trail-
oriented development in line with recent city code changes. RI-U does not
permit multifamily structures exceeding five or more units, and staff finds
that parking, drainage, tree preservation and other requirements will likely
limit the development potential of the subject area. While RSF-4 and RI-U
allow similar uses, RI-U permits more housing types with smaller lot size
requirements, encouraging compatible infill development without disrupting
neighborhood scale. Additionally, RI-U permits limited small-scale
commercial uses by conditional use permit, which could further contribute
to the nonresidential amenities in the area with appropriate safeguards.
Planning Commission
March 23, 2026
RZN-2026-0008 (TRICYCLE FARMS)
Page 3 of 17
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
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 greater 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 7 with a
weighted score of 8, indicating it is a suitable location for infill development.
The property also fronts onto Midtown Trail, a recent public improvement by
the city in the area that would enable 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 that there is sufficient justification to rezone the subject property
at this time. A rezoning to RI-U would establish more flexible allowances for
creative redevelopment of the subject property that could ultimately allow
for more preservation of existing open space and potentially enable
homeownership of smaller, more attainable dwelling units in an area of town
with a relatively high concentration of services, amenities, and employment
opportunities. A redevelopment of the land under existing entitlements
would have less flexibility and likely result in increased impact and costs.
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: Rezoning the property from RSF-4 to a RI-U could increase development
potential and its associated traffic impact on the site as the proposal would
eliminate the current density limitation of four units per acre with no
proposed density cap. However, staff finds that rezoning the property to RI-
U is not likely to create or appreciable increase traffic danger and congestion
since the subject property is relatively small and alternative transportation
options are readily available. RI-U would also permit trail-oriented
development in line with recent code changes. 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 RSF-4 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, the presence
of Midtown Trail on the southern portion of the property, and proximity to
nonresidential services such as grocery stores, transit and parks, staff finds
that the proposed rezoning is not likely to increase the load on public
services to an undesirable degree. While there are known wet weather sewer
capacity issues identified in the City’s 2021 Sewer Master Plan that appear
in the system approximately 577 linear feet downstream of this property, the
Planning Commission
March 23, 2026
RZN-2026-0008 (TRICYCLE FARMS)
Page 4 of 17
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
relatively small size of the property is also likely to naturally limit
development capacity. Any street improvements required in this area would
be determined at the time of development proposal. Fayetteville Public
Schools did not comment on this request.
5. If there are reasons why the proposed zoning should not be approved in view of
considerations under b (1) through (4) above, a determination as to whether the proposed
zoning is justified and/or necessitated by peculiar circumstances such as:
a. It would be impractical to use the land for any of the uses permitted under
its existing zoning classifications;
b. There are extenuating circumstances which justify the rezoning even
though there are reasons under b (1) through (4) above why the proposed
zoning is not desirable.
Finding: N/A
RECOMMENDATION: Planning staff recommends forwarding RZN-2026-0008 to the City
Council with a recommendation of approval.
________________________________________________________________________
PLANNING COMMISSION ACTION: Required YES
Date: March 23, 2026 ❒ Tabled ❒ Forwarded ❒ Denied
Motion:
Second:
Vote:
BUDGET/STAFF IMPACT:
None
ATTACHMENTS:
• Unified Development Code
o §161.07 District RSF-4, Residential Single-Family –Four (4) Units Per Acre
o §161.12 Residential Intermediate-Urban
• Project Maps
o One Mile Map
o Close-Up Map
o Current Land Use Map
o Future Land Use Map
• Long Range Planning Memo
• Applicant Exhibits
o Request Letter
Planning Commission
March 23, 2026
RZN-2026-0008 (TRICYCLE FARMS)
Page 5 of 17
X
CABE
GULLEY
2-6-0 (CASTIN AND CABE IN FAVOR)
I move to forward RZN-2026-0008 to the City Council
with a recommendation of approval.
Public Comment
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
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 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 9 Two-family dwellings
Unit
12a
Limited business
Unit 24 Home occupations
Unit 36 Wireless communications facilities
Unit 44 Cluster Housing Development
(C) Density.
Single-family
dwellings
Two (2) family
dwellings
Units per acre 4 or less 7 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
Planning Commission
March 23, 2026
RZN-2026-0008 (TRICYCLE FARMS)
Page 6 of 17
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
(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)
Editor's note(s)—Ord. No. 6820, §1, adopted December 4, 2024, determines that Ordinance 6427
(Sunset Clause), Ordinance 6625 (extending Sunset Clause) and Ordinance 6710 (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
July 1, 2025 at 7:00 p.m. 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
RZN-2026-0008 (TRICYCLE FARMS)
Page 7 of 17
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
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.
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
(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*
Planning Commission
March 23, 2026
RZN-2026-0008 (TRICYCLE FARMS)
Page 8 of 17
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
* 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)
Editor's note(s)—Ord. No. 6820, §1, adopted December 4, 2024, determines that Ordinance 6427
(Sunset Clause), Ordinance 6625 (extending Sunset Clause) and Ordinance 6710 (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
July 1, 2025 at 7:00 p.m. 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
RZN-2026-0008 (TRICYCLE FARMS)
Page 9 of 17
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
GARLAND
AV
E
DEANE ST
NORTH ST
LE
V
E
R
E
T
T
A
V
E
GA
R
L
A
N
D
A
V
E
WEDINGTON DR
GREGG
AVE
G
A
R
L
A
N
D
AVE
SYCAMORE ST
G
ARLAND
AVE
C-1
I-1
R-O
RMF-40P-1
RMF-24
RSF-4
C-2
R-A
CS
RSF-18
Regional Link
Neighborhood Link
Institutional Master Plan
Regional Link - High Activity
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-2026-0008 1683, 1691 & 1705 N.
GARLAND AVE N
0 0.25 0.50.13 Miles
Planning Area
Fayetteville City Limits
Subject Property
Planning Commission
March 23, 2026
RZN-2026-0008 (TRICYCLE FARMS)
Page 10 of 17
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
Midtown Trail
Midtown
Trail
Proposed
RMF-24
LY
N
N
S
P
L
AD
D
I
N
G
T
O
N
A
V
E
HICKORY ST
JA
N
I
C
E
A
V
E
G
I
F
F
O
R
D
A
V
E
MAXWELL DR
MAXWELL DR
NOELLE AV
E
DEANE ST
G
A
R
L
AND
AVE
SYCAMORE ST
G
A
RLAND
AVE
GARLAND
AVE
GA
R
L
A
N
D
A
V
E
RMF-24
RSF-4
R-A
RI-12 RSF-18
RI-U
Neighborhood Link
Regional Link - High Activity
Unclassified
Residential Link
Trail (Proposed)
Planning Area
Fayetteville City Limits
Close Up View
RZN-2026-0008 1683, 1691 & 1705 N.
GARLAND AVE
N
0 150 300 450 60075
Feet
Subject Property
Zone Proposed
RMF-24
RSF-4
2.3
0.0
Total 2.3 ac1:2,400
Current
0.0
2.3
Planning Commission
March 23, 2026
RZN-2026-0008 (TRICYCLE FARMS)
Page 11 of 17
RI-U
RI-U
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
BEL AIR DR
O
AKLA
N
D
AVE
MELMAR DR
GARLAND
AVE
DEANE ST
GA
R
L
A
ND
AVE
SYCAMORE ST
GARLAND
AV
E
GARLAND
AVE
2025 Imagery | EagleView Technologies | Surdex Corporation
Neighborhood Link
Regional Link - High Activity
Unclassified
Residential Link
Trail (Proposed)
Planning Area
Fayetteville City Limits
Current Land Use
RZN-2026-0008 1683, 1691 & 1705 N. GARLAND
AVE N
0 225 450 675 900112.5
Feet
Subject Property
Multi-Family Residential
Single-Family Residential
Mixed Residential
Single-Family Residential
1:3,600
Planning Commission
March 23, 2026
RZN-2026-0008 (TRICYCLE FARMS)
Page 12 of 17
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
City
Neighborhood
Civic and
Private
Open Space
Non-Municipal
Government
Residential
Neighborhood
GARLAND
AV
E
DEANE ST
GA
R
L
A
N
D
A
V
E
WEDINGTON DR NORTH ST
GREGG
AVE
G
A
R
L
A
N
D
AVE
SYCAMORE ST
G
ARLAND
AVE
Regional Link
Neighborhood Link
Institutional Master Plan
Regional Link - High Activity
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-2026-0008 1683, 1691 & 1705 N.
GARLAND AVE N
0 610 1,220 1,830 2,440305
Feet
Subject Property
1:10,000
Planning Commission
March 23, 2026
RZN-2026-0008 (TRICYCLE FARMS)
Page 13 of 17
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
TO: Donna Wonsower, Senior Planner
FROM: Kylee Cole, Long Range & Preservation Planner
MEETING DATE: March 23, 2026
SUBJECT: Long Range Planning Comments Regarding RZN-2026-0008
BACKGROUND:
The applicant requests to rezone approximately 2.26 acres from RSF-4, Residential Single-
Family, Four Units per Acre to RI-U, Residential Intermediate - Urban. Two long range planning
document is relevant when evaluating this request: City Plan 2040 and the Heritage & Historic
Preservation Master Plan.
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”.
Heritage & Historic Preservation Plan (2023):
The City’s Heritage & Historic Preservation Plan was initiated by City Plan 2040.
Heritage and Historic Preservation Master Plan Relevant Goals and Action Items
1.9 Plan Review Include historic preservation staff in review of proposed major projects
and zoning changes to determine impacts to historic resources.
1.10 Demolition
Ordinance
Pass an ordinance to allow for the review of proposed demolitions for
resources forty-five years or older. Staff to evaluate each property for
significance. Work with property owner to discourage demolition.
Reviews should be taken up by HDC as needed.
4.9 Community
Engagement:
Transparency
Publish information about historic preservation reviews and demolitions
of historic properties to increase transparency.
The subject property has not yet been surveyed for historic resources, but a review of the site
shows one residential building and one barn structure. The residence at 1705 N. Garland Ave.
Planning Commission
March 23, 2026
RZN-2026-0008 (TRICYCLE FARMS)
Page 14 of 17
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
contains a single-family stone dwelling constructed ca. 1937. The property appears to retain its
integrity of materials and design and is potentially eligible for state or national registers or as a
contributing feature of an Ozark Giraffe or “rock house” historic district.
There is also a log barn on the
property. Aerial images as early as
1954 show this structure. Agricultural
structures in Fayetteville are
becoming increasingly rare due to the
loss of farmland and increasing
development pressure.
Since the applicant indicates there are
redevelopment plans, the property
owner and/or applicant should consult
with Long Range & Preservation
Planner prior to demolition or
alteration of historic-age structures to
capture photo documentation.
Documentation of historic resources is an effective way to mitigate against the loss of historic
structures when regulatory tools are not available.
DISCUSSION:
Zoning History:
Ordinance 1747 approved on June 29, 1970 enacted a new zoning map and set of districts and
zoning requirements for the city. This map shows the subject property and surrounding
neighborhood as being zoned into the low-density “R-1” zoning district, which was subsequently
translated to “RSF-4” with the adoption of the city’s Unified Development Code.
City Plan 2040 and Future Land Use Plan:
This area is designated as a Residential Neighborhood area, which are “primarily residential in
nature and support a wide variety of housing types of appropriate scale and context.” This land
use designation also encourages the incorporation of low-intensity non-residential uses intended
to serve the surrounding neighborhood, such as retail or offices. 1 The request aligns with this
designation by increasing the variety of housing types permitted from just single-family to include
two-, three-, and four-family housing.
1 City Plan 2040, 128.
Planning Commission
March 23, 2026
RZN-2026-0008 (TRICYCLE FARMS)
Page 15 of 17
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
2/24/2026
To Whom It May Concern:
This letter is to request the rezoning of the 4 parcels at the physical addresses of 1705 N. Garland
Ave. & 1683-1691 1705 N. Garland Ave., Fayetteville, AR. We are proposing rezoning from
single family residential to RI-U zoning.
This property located right alongside the bike trail and at an existing intersection will create an
optimal land for a housing development. Our plan is to create a property for
When Googled, “Residential Intermediate-Urban (RI-U) in Fayetteville, Arkansas, is a zoning
district designed to allow high-density residential development, including single-family, duplex,
triplex, and multi-family structures. While specific maximum unit counts per acre can vary by
development type, it is considered a "gentle density" zone.”
We feel as this is a perfect representation on what we would like to develop the property into.
Providing additional units per acre, to create a housing district that will incorporate community
and the bike trail to provide optimal multi-family housing options. We propose RI-U zoning that
compliments the property just South of the land, currently zoned RI-12 to give us the opportunity
of cluster housing with smaller lot lines to maximize the value of square footage of the land.
We plan to do cottage style housing that would be trail facing, these would be 3-bedroom
cottages. While using the other pieces of land to do 4-plex, 1-2-bedroom cottage style homes
(photo inspiration is available upon request). We can also provide a preliminary layout of home
on our property. We plan to meet all city requirements and hope to make this a desirable place to
live.
WE are excited to create a community based on what the City of Fayetteville has planned for the
long-term development of the City and will be happy to incorporate any creative ideas proposed.
We hope this rezoning is considered to provide a great housing opportunity to the people of
Fayetteville.
Allie Wilson
Operations Manager
501-804-1327
Planning Commission
March 23, 2026
RZN-2026-0008 (TRICYCLE FARMS)
Page 16 of 17
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
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Planning Commission
March 23, 2026
RZN-2026-0008 (TRICYCLE FARMS)
Page 17 of 17
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
1
Wonsower, Donna
From:Planning Shared
Sent:Wednesday, March 11, 2026 8:15 AM
To:Wonsower, Donna
Subject:FW: URGENT: Concerns Regarding RZN-2026-0008 (Tri Cycle Farms) - Infrastructure Incompatibility
& Safety Hazards
Follow Up Flag:Follow up
Flag Status:Flagged
For you.
Thank you
Mirinda Hopkins
Development Coordinator
Planning Division
City of Fayetteville, Arkansas
479-575-8267
fayetteville-ar.gov
From: Nico Follett <nicofollett@gmail.com>
Sent: Wednesday, March 11, 2026 12:07 AM
To: Wiederkehr, Mike <mike.wiederkehr@fayetteville-ar.gov>; Moore, Sarah <sarah.moore@fayetteville-ar.gov>;
Planning Shared <planning@fayetteville-ar.gov>
Subject: URGENT: Concerns Regarding RZN-2026-0008 (Tri Cycle Farms) - Infrastructure Incompatibility & Safety Hazards
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 Fayetteville Planning Commission and Ward 2 Council Members,
I am a resident of the neighborhood home to the 2.29-acre Tri Cycle Farms property. I want to be clear: I am a
supporter of infill and recognize the urgent need for (affordable!) housing in Fayetteville. However, the request
for RI-U (Residential Intermediate-Urban) for this specific location is an irresponsible application of "Urban"
zoning in a non-urban context.
1. The "Urban" Mismatch
RI-U was designed for the downtown core, whereas this property is exclusively surrounded by single-family
homes and mature residential infrastructure.
•
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370
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•
• The Shock of Density:
• This proposal trades a historic community green space with mature fruit trees aiding in food insecurity
and community programming for an uncapped number of multistory residential units with virtually zero
setbacks.
•
o
o
o RI-U carries no affordability covenant requirement. In a university town, "uncapped"
o density near campus (and continuously gentrified homes) historically produces premium
student-market units, not the affordable family housing the city actually needs, especially in
o this
o particular neighborhood – a pocket including some of the highest poverty rates
o in Fayetteville.
o
o
o
o It feels as though the city would be effectively establishing that "urban" zoning can
o be applied anywhere a developer requests it, regardless of context.
o
•
•
• Missing Infrastructure:
• While the proposed zoning claims this is "urban," it lacks the basic amenities
• that make real urban living
• functional
• to the diverse neighborhood in the block confined by Deane, Garland, Wedington,
• and Porter. My family currently has to drive to reach a public playground for our small children, or bring
home any reasonable amount of groceries with preschoolers in tow.
•
o
o
o If the city is granting high density, it should mandate - at a minimum - Neighborhood
o Services (NS-G) like a small pocket park and walkable food access (small grocer, bodega, deli,
or a cafe). Without these, you are simply building a "parking-free" commuter colony that adds
cars to our neighborhood streets without adding any value to the existing
o residents’ lives.
o
o
o
o Mass transit, large employers in close proximity, grocery stores and entertainment within
o REAL walking distance in every neighborhood, mild weather: these things make a walkable city.
Adding housing while removing parking lots does not.
o
o
o
o Unlike downtown, there is NOT plentiful commercial parking near this lot for new resident
o spillover, and they won’t want to walk twenty minutes next to the cars speeding up Garland to
Harp’s one-way just to carry back their week’s groceries either.
o
•
•
• Interstate Commuters:
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• Unlike downtown, many residents who choose this particular neighborhood choose it for the quick
interstate access:
• they have cars.
•
2. Critical Safety Hazard: The Midtown Trail
My six home cul-de-sac serves as a literal segment of the Midtown Trail.
The Conflict: Under RI-U, the developer will likely seek extreme parking reductions. In a "one bedroom, one
car" university town, those cars will inevitably spill into our cul-de-sac (the closest direct connection with street
parking opening up to this development without navigating around privacy fences to neighborhoods like
Maxwell or traversing further streets).
•
•
• The Danger:
• Forcing cyclists and pedestrians (including children) to navigate a trail clogged with overflow parking
from a high-density development is a massive safety liability for the city. Even before the trail existed,
Lynn’s Pl was difficult for a vehicle to navigate
• if there were cars parked near one another on opposing sides of the street.
•
3. Documented Infrastructure Failure & Environmental Impact
Our street is already at its limit. I have witnessed larger vehicles such as delivery and moving trucks struggle to
maneuver the cul-de-sac at times when guests are parked on the street. If guest parking is utilized by even two
close neighbors simultaneously, the street can become difficult for recycling/trash vehicles and, more critically,
Fire and EMS apparatus.
•
•
• Watershed Concerns:
• Replacing 2.29 acres of permeable farm soil, hugelkultur beds, and mature trees literally designed for
permaculture with "uncapped" hardscape in an area already prone to runoff is an environmental
oversight. My yard floods in spite of a small home footprint,
• rain barrels, and a permeable driveway surface. We need to see a rigorous watershed and drainage
analysis before any density increase is considered.
•
•
•
• Historical Precedent:
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• Even the owner of the farm persistently directed visitors to park at the church across Garland because
he knew this site and these streets could not handle the load - which was always far less than this
current proposal.
•
•
•
• Further Studies:
•
o
o
o Street Traffic:
o The Deane to Sycamore turning lane is already crammed. Interstate traffic can back up all the
way to the Deane intersection around peak commuting hours. How will uncapped residential
units at Sycamore and Garland impact that further?
o
o
o
o Residential Parking:
o Lynn’s Pl is meant to serve only six homes, but even the existing parking is occasionally not
enough. I’ve already had trouble backing out of my own parking space if my across-the-street
neighbor has a guest who parks behind my driveway. I’ve unwittingly planned
o a birthday party for my child at the same time as a neighbor a few doors down on Deane St. –
where there is no street parking, like Garland – throwing their own house party and it already
causes issues.
o
o
o
o Schools & Utilities:
o Has the school board been formally consulted regarding handling an uncapped residential unit
development? Have utility capacity studies been run alongside traffic and watershed analyses?
o
o
o
o Has
o construction
o phase impact for such a development been considered, regarding flow of traffic
o on Garland as well as damage on fresh city construction nearby residents endured for years for
the Midtown improvements?
o
Requested Action
I ask the Planning Commission to deny the RI-U request. Any redevelopment of this site must be handled with
a Planned Zoning District (PZD) that includes:
1.
2.
3. A hard cap on units to protect the watershed and neighborhood scale.
4.
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5.
6.
7. On-site public amenities (e.g., a pocket park/playground) to reduce car dependency and
8. ground-floor Neighborhood Services to make the "Urban" designation functional,
9. not just a density loophole.
10.
11.
12.
13. A Multi-Modal Safety Study specifically addressing the Midtown Trail connection.
14.
We want Fayetteville to grow, but it must be done right, with respect for the safety of our trails and the capacity
of our infrastructure. I urge you to deny RZN-2026-0008 and direct the applicant toward a Planned Zoning
District that protects the Midtown Trail, preserves a portion of the neighborhood’s green space (especially in
light of the future development of Lewis), and provides the actual urban amenities that this area lacks to be
considered urban zoning.
Sincerely,
Nico Follett
1239 W. Deane St.
Fayetteville, AR 72703
Docusign Envelope ID: 53AFC179-D95E-8C7C-816A-763379733370