HomeMy WebLinkAboutOrdinance 7000Page 1
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
Ordinance: 7000
File Number: 2026-1640
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2026-10
FOR APPROXIMATELY 0.31 ACRES LOCATED AT 800 NORTH HALL AVENUE IN WARD 4 FROM
RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE, AND P-1, INSTITUTIONAL TO UN,
URBAN NEIGHBORHOOD
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, and P-1, Institutional to
UN, Urban Neighborhood.
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 June 2, 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: $ 88.16
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
Proposed UN
CLEVELAND ST
HUGHES ST
BERRY ST
EAGLE ST
AL
L
E
Y
1
0
4
8
HA
L
L
A
V
E
GA
R
L
A
N
D
A
V
E
GARLAND
AVE
RMF-24
C-2
C-1
R-O
P-1 RMF-40
RSF-4
CS
RI-U
NC
Neighborhood Link
Regional Link - High Activity
Alley
Residential Link
Hillside-Hilltop Overlay District
Trail (Proposed)
Planning Area
Fayetteville City Limits
Close Up View
RZN-2026-0010 800 N. HALL AVE
N
0 150 300 450 60075
Feet
Subject Property
Zone Proposed
P-1
RSF-4
UN
0.0
0.0
0.3
Total 0.3 ac1:2,400
Current
0.1
0.2
0.0
RZN-2026-0010
EXHIBIT 'A'
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
RZN-2026-0010
Exhibit ‘B’
Legal Description – 800 N Hall
PT NE SE 8-16-30 .30 AC FURTHER DESCRIBED FROM 2015-2643 AS: Part of the Northeast Quarter of the Southeast Quarter of
Section 8, Township 16 North, Range 30 West, Washington County, Arkansas, being more particularly described as follows, to-wit:
Beginning at an existing pipe which is South 89 degrees 56 minutes 06 seconds West 400.00 feet and North 00 degrees 03 minutes
54 seconds West 307.00 feet from the Southeast corner of said forty acre tract and running thence South 89 degrees 54 minutes
53 seconds West 136.56 feet to an existing rebar on the East right of way of Hall Avenue, thence along said right of way North 00
degrees 31 minutes 48 seconds East 97.63 feet to an existing rebar, thence leaving said right of way North 89 degrees 45 minutes
35 seconds East 135.54 feet to an existing rebar, thence South 00 degrees 03 minutes 54 seconds East 97.99 feet to the point of
beginning, containing 0.31 acres, more or less.
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
Page 1
City of Fayetteville, Arkansas
Legislation Text
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
File #: 2026-1640
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION
RZN 2026-10 FOR APPROXIMATELY 0.31 ACRES LOCATED AT 800 NORTH HALL
AVENUE IN WARD 4 FROM RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER
ACRE, AND P-1, INSTITUTIONAL TO UN, URBAN NEIGHBORHOOD
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, and P-1, Institutional to UN, Urban Neighborhood.
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: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
4/28/2026
Submitted Date
No
-$
-$
V20221130
Budgeted Item?
Does item have a direct cost?
Is a Budget Adjustment attached?
Total Amended Budget
Expenses (Actual+Encum)
Available Budget
Item Cost
Budget Adjustment
Remaining Budget
-$
-$
No
No -$
-$
Project Number
Budget Impact:
FundAccount Number
Project Title
City of Fayetteville Staff Review Form
2026-1640
Item ID
5/19/2026
City Council Meeting Date - Agenda Item Only
RZN-2026-0010: Rezoning (800 N HALL AVE/JOHNSON, 443) Submitted by TRACY HOSKINS for property located at
800 N. HALL AVE. in WARD 4. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRES,
and P-1, INSTITUTIONAL and contains approximately 0.31 acres. The request is to rezone the property to UN,
URBAN NEIGHBORHOOD.
N/A for Non-Agenda Item
Action Recommendation:
Submitted By
Jonathan Curth DEVELOPMENT REVIEW (630)
Division / Department
Comments:
Purchase Order Number:
Change Order Number:
Previous Ordinance or Resolution #
Approval Date:
Original Contract Number:
6/2/2026
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
CITY COUNCIL MEMO
2026-1640
MEETING OF JUNE 2, 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: RZN-2026-0010: Rezoning (800 N HALL AVE/JOHNSON, 443) Submitted by TRACY
HOSKINS for property located at 800 N. HALL AVE. in WARD 4. The property is zoned
RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRES, and P-1,
INSTITUTIONAL and contains approximately 0.31 acres. The request is to rezone the
property to UN, URBAN NEIGHBORHOOD.
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 located in central Fayetteville on N. Hall Ave. directly abutting the University of
Arkansas campus to the west and Leverett Elementary School to the south and east. The 0.31-acre parcel
has been developed with a 1,080 square foot single-family residence which was constructed in 1931 per the
Washington County Assessor. The property is not subject to any overlay districts, and does not contain hydric
soils, streamside protection, and FEMA floodplain.
Request: The request is to rezone 0.31 acres from RSF-4, Residential Single-Family, Four Units per Acre and
P-1, Institutional to UN, Urban Neighborhoood.
Public Comment: One member of the public has stated opposition to the request, citing concern about
increased traffic if the property is developed with commercial uses, existing speeding and use of the street as a
cut-through, and a change in the nature of the neighborhood. Two members of the public also spoke in
opposition to the item at the Planning Commission meeting.
Land Use Compatibility: The subject property is surrounded by primarily public schools, with Leverett
Elementary School to the east and south and the University of Arkansas to the west. Single-family dwellings
abut the property to the north with nonresidential amenities such as grocery stores, restaurants, and retail
located along Garland Ave. and W. Wedington Dr. Staff finds the proposed UN rezoning compatible with
surrounding uses. UN permits a mix of low-intensity residential types, including up to four-unit buildings, with a
minimum lot width of 12 feet. UN permits missing middle housing types with smaller lot size requirements,
encouraging compatible infill development without disrupting neighborhood scale. UN would also require a 0’-
25’ build-to zone, which aligns with historic development patterns in the area. Additionally, staff finds that
parking, drainage, tree preservation and other requirements will likely limit the development potential of the
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
parcel.
Additionally, UN permits low-intensity commercial uses such as restaurants, sidewalk cafes, offices, and
general business such as small retail establishments. Staff finds these uses to be compatible with adjacent
uses and that the insertion of small-scale commercial adjacent to public schools could contribute to walkable
neighborhoods.
Long-Range Planning notes that the structure is not eligible for state or National Register of Historic Places
due to loss of its original materials but that it does retain its original form. While the city does not have any
regulations pertaining to the demolition of historic structures, long-range planning requests that the property
owner and/or applicant consult with their division prior to demolition or alteration of historic structures in order
to capture photo documentation of the existing building.
Land Use Plan Analysis: Staff finds the proposed zoning to be consistent with the property’s Future Land Use
Map designation as a City Neighborhood Area. While residential uses to the north are primarily single-family
dwellings, the area is largely surrounded by large institutional uses including the University of Arkansas and
Leverett Elementary School. The UN zoning district would bring the property’s zoning into closer alignment
with surrounding permitted uses. The property has a high infill score of 11, indicating it is a suitable location for
infill development. 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 and a high degree of nonresidential services, including schools
and a grocery store.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score of 11 for this site. The
following elements of the matrix contribute to the score:
• Adequate Fire Response (Station 2, W. North St.)
• Near Sewer Main (6 inch main, N. Hall Ave.)
• Near Water Main (6 inch main, N. Hall Ave.)
• Near Grocery Store (Harps)
• Near Public School (Leverett Elementary School)
• Near U of A Campus
• Near City Park (Lewis Soccer Complex)
• Near Paved Trail (Garland Ave. Side Path)
• Near ORT Bus Stop (Union Station)
• Near Razorback Bus Stop (Hotz Hall, Lot 108)
• Appropriate Future Land Use
DISCUSSION:
At the April 27, 2026 Planning Commission meeting, a vote of 7-1-0 forwarded the request to City Council with
a recommendation of approval. Although he seconded the motion, Commissioner Gulley opposed the request,
due to concerns about potential traffic generation of allowable non-residential uses in the UN zoning district.
Commissioners in favor found that the request was compatible, and that the topography and size of the
property will likely limit the amount of development that can occur. Two members of the public spoke at the
meeting with questions and concerns about the size and scale of potential development, loss of character of an
historic street, and concerns about traffic on Hall Avenue.
BUDGET/STAFF IMPACT:
N/A
ATTACHMENTS: 3. Staff Review Form, 4. Exhibit A, 5. Exhibit B, 6. Planning Commission Staff Report
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
TO: Fayetteville Planning Commission
THRU: Jessie Masters, Planning Director
FROM: Donna Wonsower, Senior Planner
MEETING DATE: April 27, 2026
SUBJECT: RZN-2026-0010: Rezoning (800 N HALL AVE/JOHNSON, 443)
Submitted by WILL CLARK for property located at 800 N. HALL AVE. The
property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS
PER ACRES, and P-1, INSTITUTIONAL and contains approximately 0.31
acres. The request is to rezone the property to UN, URBAN
NEIGHBORHOOD.
RECOMMENDATION:
Staff recommends approval of RZN-2026-0010.
RECOMMENDED MOTION:
“I move to forward RZN-2026-0010 to City Council with a recommendation of approval.”
BACKGROUND:
The subject property is located in central Fayetteville on N. Hall Ave. directly abutting the
University of Arkansas campus to the west and Leverett Elementary School to the south and east.
The 0.31-acre parcel has been developed with a 1,080 square foot single-family residence which
was constructed in 1931 per the Washington County Assessor. The property is not subject to any
overlay districts, and does not contain hydric soils, streamside protection, and FEMA floodplain.
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 P-1, Institutional
RSF-4, Residential Single-Family, Four Units per Acre
South Leverett Elementary School P-1, Institutional
East Leverett Elementary School P-1, Institutional
West University of Arkansas
Single-Family Residential
P-1, Institutional
RSF-4, Residential Single-Family, Four Units per Acre
Request: The request is to rezone 0.31 acres from RSF-4, Residential Single-Family, Four Units
per Acre and P-1, Institutional to UN, Urban Neighborhood.
Public Comment: One member of the public has stated opposition to the request, citing concern
about increased traffic if the property is developed with commercial uses, existing speeding and
use of the street as a cut-through, and a change in the nature of the neighborhood.
Planning Commission
April 27, 2026
RZN-2026-0010 (JOHNSON)
Page 1 of 19
Updated with results
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
INFRASTRUCTURE AND ENVIRONMENTAL REVIEW:
Streets: The subject area has a road frontage along N. Hall Ave., a fully improved
residential link with asphalt paving, sidewalk and Curb & Gutter. Any street or
drainage 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 6-inch water main is present
along N. Hall Ave.
Sewer: Sanitary Sewer is available to the Subject area. Existing 6-inch sewer main is
present along N. Hall Ave. There are no known wet weather sewer capacity
issues identified in the City’s 2025 Sewer Master Plan that appear in the system.
Drainage: The property is not within the Hillside-Hilltop Overlay District, and does not contain
hydric soils, streamside protection areas, or FEMA floodplain.
Fire: Station 2, located at 138 W. North St., protects this site. The property is located
approximately 1.3 miles from the fire station with an anticipated drive time of
approximately 4 minutes using existing streets. The anticipated response time
would be approximately 6.2 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 districts of RSF-4 and P-1 require 25% minimum canopy
preservation. The proposed zoning district of UN 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
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 11 for this
site with a weighted score of 14.5. The following elements of the matrix contribute to the score:
• Adequate Fire Response (Station 2, W. North St.)
• Near Sewer Main (6 inch main, N. Hall Ave.)
• Near Water Main (6 inch main, N. Hall Ave.)
• Near Grocery Store (Harps)
Planning Commission
April 27, 2026
RZN-2026-0010 (JOHNSON)
Page 2 of 19
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
• Near Public School (Leverett Elementary School)
• Near U of A Campus
• Near City Park (Lewis Soccer Complex)
• Near Paved Trail (Garland Ave. Side Path)
• Near ORT Bus Stop (Union Station)
• Near Razorback Bus Stop (Hotz Hall, Lot 108)
• 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: The subject property is surrounded by primarily
public schools, with Leverett Elementary School to the east and south and
the University of Arkansas to the west. Single-family dwellings abut the
property to the north with nonresidential amenities such as grocery stores,
restaurants, and retail located along Garland Ave. and W. Wedington Dr.
Staff finds the proposed UN rezoning compatible with surrounding uses. UN
permits a mix of low-intensity residential types, including up to four-unit
buildings, with a minimum lot width of 12 feet. UN permits missing middle
housing types with smaller lot size requirements, encouraging compatible
infill development without disrupting neighborhood scale. UN would also
require a 0’-25’ build-to zone, which aligns with historic development
patterns in the area. Additionally, staff finds that parking, drainage, tree
preservation and other requirements will likely limit the development
potential of the parcel.
Additionally, UN permits low-intensity commercial uses such as restaurants,
sidewalk cafes, offices, and general business such as small retail
establishments. Staff finds these uses to be compatible with adjacent uses
and that the insertion of small-scale commercial adjacent to public schools
could contribute to walkable neighborhoods.
Long-range planning notes that the structure is not eligible for state or
National Register of Historic Places due to loss of its original materials but
that it does retain its original form. While the city does not have any
regulations pertaining to the demolition of historic structures, long-range
planning requests that the property owner and/or applicant consult with their
division prior to demolition or alteration of historic structures in order to
capture photo documentation of the existing building.
Land Use Plan Analysis: Staff finds the proposed zoning to be consistent
with the property’s Future Land Use Map designation as a City
Neighborhood Area. While surrounding housing is currently primarily
single-family dwellings, the area is largely surrounded by large institutional
uses including the University of Arkansas and Leverett Elementary School.
The UN zoning district would bring the property’s zoning into closer
alignment with surrounding permitted uses. The property has a high infill
Planning Commission
April 27, 2026
RZN-2026-0010 (JOHNSON)
Page 3 of 19
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
score of 11 with a weighted score of 14.5, indicating it is a suitable location
for infill development. 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 and a high degree of nonresidential services, including schools and
grocery stores.
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 this section of the
subject property at this time. Staff finds that the existing portion of the
property zoned P-1 is not consistent with the property’s existing use and that
it is unlikely to be used for institutional uses in the future. As such, there is
justification to alter the zoning district to one which permits alternative uses.
UN allows for mixed use developments and increased housing typologies
with small lot sizes, potentially enabling homeownership of smaller, more
attainable dwelling units in an area of town with a relatively high
concentration of services and amenities.
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 and P-1 to UN could increase
development potential and its associated traffic impact on the site the
rezoning would remove the current density maximum of four units per acre.
However, staff find the small size of the property is likely to naturally limit
development potential and that the ultimate added density is unlikely to
appreciably increase traffic danger or congestion at this location.
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: The proposed rezoning has the potential to alter the population density since
UN has smaller lot sizes and no density maximums, potentially increasing
population density. However, the property is small and directly adjacent to a
public school and the University of Arkansas, both of which are supported
by existing public infrastructure with no known capacity issues. Any
necessary upgrades or improvements to existing infrastructure would be
determined at the time of development. Fayetteville Public Schools did not
comment on this request.
5. If there are reasons why the proposed zoning should not be approved in view of
considerations under b (1) through (4) above, a determination as to whether the proposed
zoning is justified and/or necessitated by peculiar circumstances such as:
a. It would be impractical to use the land for any of the uses permitted under
its existing zoning classifications;
b. There are extenuating circumstances which justify the rezoning even
though there are reasons under b (1) through (4) above why the proposed
zoning is not desirable.
Planning Commission
April 27, 2026
RZN-2026-0010 (JOHNSON)
Page 4 of 19
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
Finding: N/A
RECOMMENDATION: Planning staff recommends forwarding RZN-2026-0010 to City
Council with a recommendation of approval.
________________________________________________________________________
PLANNING COMMISSION ACTION: Required YES
Date: April 27, 2026 ❒ Tabled ❒ Forwarded ❒ Denied
Motion:
Second:
Vote:
BUDGET/STAFF IMPACT:
None
ATTACHMENTS:
• Unified Development Code
o §161.07 Residential Single-Family, Four Units per Acre
o §161.32 P-1, Institutional
o §161.37 UN, Urban Neighborhood
• Project Maps
o One Mile Map
o Close-Up Map
o Current Land Use Map
o Future Land Use Map
• Staff Exhibits
o Long Range Planning Memo
• Applicant Request Letter
Planning Commission
April 27, 2026
RZN-2026-0010 (JOHNSON)
Page 5 of 19
X
Brink
Gulley
8-1-0 (Gulley opposed)
with a
recommendation of
approval.
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
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-family
dwellings
Units per acre 4 or less 7 or less
(D) Bulk and Area Regulations.
Single-family
dwellings
Two-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
Planning Commission
April 27, 2026
RZN-2026-0010 (JOHNSON)
Page 6 of 19
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
(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.
(Ord. No. 6945, §5(Exh. D), 12-16-25)
Planning Commission
April 27, 2026
RZN-2026-0010 (JOHNSON)
Page 7 of 19
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
161.32 District P-1, Institutional
(A) Purpose. The Institutional District is designed to protect and facilitate use of property owned by
public and religious institutions. Larger facilities and institutions may still use historical setback
regulations, but public and religious institutions may also choose to use urban form with build-to
zones and minimum buildable street frontage allowing administrative approval.
(B) Uses.
(1) Permitted Uses.
Unit 1 City-wide uses by right
Unit 4 Cultural and recreational facilities
Unit 5 Government facilities
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
12b
General business
Unit 20 Commercial recreation, large sites
Unit 26 Multi-family dwellings
Unit 36 Wireless communications facilities
Unit 42 Clean technologies
Unit 48 Private dormitories
(C) Density. None.
(D) Bulk and Area Regulations. None.
(E) Setback Regulations.
Front 15 feet
Front, if parking is allowed between the right-of-
way and the building
50 feet
Side None
Side, when contiguous to a residential district 15 feet
Rear 20 feet
Urban Form 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 and rear, when contiguous to a single-family
residential district
15 feet
(F) Building Height Regulations.
Building Height Maximum 6 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 side boundary line of an adjacent residential district.
Planning Commission
April 27, 2026
RZN-2026-0010 (JOHNSON)
Page 8 of 19
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
The amount of additional setback for the portion of the building over two (2) stories shall be equal to
the difference between the total height of that portion of the building, and two (2) stories.
(G) Building Area. On any lot the area occupied by all buildings shall not exceed 60% of the total area of
such lot. Accessory ground mounted solar energy systems shall not be considered buildings.
(H) Urban form minimum buildable street frontage. 50% of the lot width.
(Ord. No. 6945, §5(Exh. D), 12-16-25)
Planning Commission
April 27, 2026
RZN-2026-0010 (JOHNSON)
Page 9 of 19
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
161.37 Urban Neighborhood
(A) Purpose. The Urban Neighborhood District is designed to serve as a mixed-use area of medium
intensity and provide a transition into residential neighborhoods from more intense, mixed-use
districts. Urban Neighborhood promotes a walkable, pedestrian-oriented neighborhood development
form with a variety of housing options and complementary neighborhood businesses that are
compatible in scale and use with surrounding land uses. For the purpose of Chapter 96: Noise
Control, the Urban Neighborhood District is a residential zone.
(B) Uses.
(1) Permitted Uses.
Unit 1 City-wide uses by right
Unit 4 Cultural and recreational facilities
Unit 8 Single-family dwellings
Unit 9 Two-family dwellings
Unit 10 Three- and four-family dwellings
Unit 12b General business
Unit 13 Eating places
Unit 24 Home occupations
Unit 25 Offices, studios, and related services
Unit 26 Multi-family dwellings
Unit 40 Sidewalk cafes
Unit 41 Accessory dwelling units
Unit 44 Cluster housing development
Unit 46 Short-term rentals
Note: Any combination of above uses is permitted upon any lot within this zone. Conditional uses
shall need approval when combined with pre-approved uses.
(2) Conditional Uses.
Unit 2 City-wide uses by conditional use permit
Unit 3 Public protection and utility facilities
Unit 5 Government facilities
Unit 14 Hotel, motel and amusement services
Unit 15 Neighborhood shopping goods
Unit 36 Wireless communication facilities
Unit 45 Small scale production
Unit 48 Private dormitories
(C) Density. None.
(D) Bulk and Area Regulations.
(1) Lot Width Minimum.
All dwellings 12 feet
All other uses None
(2) Lot Area Minimum. None.
(E) Setback Regulations.
Front A build-to zone that is located between the front
property line and a line 25 feet from the front
property line.
Planning Commission
April 27, 2026
RZN-2026-0010 (JOHNSON)
Page 10 of 19
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
Side None
Rear 5 feet
Rear, from center line of an alley 12 feet
(F) Building Height Regulations.
Building Height Maximum 3 stories
(G) Minimum Buildable Street Frontage. 50% of the lot width.
(Ord. No. 6945, §5(Exh. D), 12-16-25)
Planning Commission
April 27, 2026
RZN-2026-0010 (JOHNSON)
Page 11 of 19
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
GARLAND
AVE
CLEVELAND ST
ARKANSAS
AVE
GARLAND
AVE
GARLAND
AVE
NORTH ST
RA
Z
O
R
B
A
C
K
R
D
WEDINGTONDR
MAPLE ST
LEVERETT
AVE
RMF-24
C-2
P-1
R-O
C-1
RSF-4
I-1
RMF-40
MSC
CS
NC
CPZD
RSF-18
Regional Link
Neighborhood Link
Institutional Master Plan
Regional Link - High Activity
Urban Center
Unclassified
Alley
Residential Link
Shared-Use Paved Trail
Trail (Proposed)
Design Overlay District
Fayetteville City Limits
Planning Area
One Mile View
RZN-2026-0010 800 N. HALL AVE N
0 0.25 0.50.13 Miles
Planning Area
Fayetteville City Limits
Subject Property
Planning Commission
April 27, 2026
RZN-2026-0010 (JOHNSON)
Page 12 of 19
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
Proposed UN
CLEVELAND ST
HUGHES ST
BERRY ST
EAGLE ST
AL
L
E
Y
1
0
4
8
HA
L
L
A
V
E
GA
R
L
A
N
D
A
V
E
GARLAND
AVE
RMF-24
C-2
C-1
R-O
P-1 RMF-40
RSF-4
CS
RI-U
NC
Neighborhood Link
Regional Link - High Activity
Alley
Residential Link
Hillside-Hilltop Overlay District
Trail (Proposed)
Planning Area
Fayetteville City Limits
Close Up View
RZN-2026-0010 800 N. HALL AVE
N
0 150 300 450 60075
Feet
Subject Property
Zone Proposed
P-1
RSF-4
UN
0.0
0.0
0.3
Total 0.3 ac1:2,400
Current
0.1
0.2
0.0
Planning Commission
April 27, 2026
RZN-2026-0010 (JOHNSON)
Page 13 of 19
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
CLEVELAND ST
GARLAND
AVE
WEDINGTON DR
GA
R
L
A
N
D
A
V
E
NORTH ST
2025 Imagery | EagleView Technologies | Surdex Corporation
Neighborhood Link
Institutional Master Plan
Regional Link - High Activity
Unclassified
Alley
Residential Link
Trail (Proposed)
Planning Area
Fayetteville City Limits
Current Land Use
RZN-2026-0010 800 N. HALL AVE N
0 225 450 675 900112.5
Feet
Subject Property
Mixed Use
UofA
UofA and
Mixed Residential
Mixed Use
1:3,600
Planning Commission
April 27, 2026
RZN-2026-0010 (JOHNSON)
Page 14 of 19
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
City
Neighborhood
Civic and
Private
Open Space
Non-Municipal
Government
Residential
Neighborhood
NORTH ST
GARLAND
AVE
ARKANSAS
AVE
GARLAND
AVE
RA
Z
O
R
B
A
C
K
R
D
WEDINGTONDR
MAPLE ST
GARLAND
AVE
Regional Link
Neighborhood Link
Institutional Master Plan
Regional Link - High Activity
Urban Center
Unclassified
Alley
Residential Link
Planning Area
Fayetteville City Limits
Trail (Proposed)
Design Overlay District
City Neighborhood
Civic Institutional
Civic and Private Open Space
Industrial
Natural
Non-Municipal Government
Residential Neighborhood
Rural Residential
Urban Center
Future Land Use
RZN-2026-0010 800 N. HALL AVE N
0 610 1,220 1,830 2,440305
Feet
Subject Property
1:10,000
Planning Commission
April 27, 2026
RZN-2026-0010 (JOHNSON)
Page 15 of 19
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
TO: Donna Wonsower, Senior Planner
FROM: Kylee Cole, Long Range & Preservation Planner
MEETING DATE: April 27, 2026
SUBJECT: Long Range Planning Comments Regarding RZN-2026-0010
BACKGROUND:
The applicant requests to rezone approximately 0.32 acres from RSF-4, Residential Single-
Family, Four Units Per Acre and P-1, Institutional to UN, Urban Neighborhood. Two long range
planning documents are relevant when evaluating this request: City Plan 2040 and the Heritage
& Historic Preservation 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.
Planning Commission
April 27, 2026
RZN-2026-0010 (JOHNSON)
Page 16 of 19
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
Property History:
The subject property, a single-family front-gabled dwelling constructed ca. 1931, is not eligible
for state or National Register of Historic Places due to loss of original materials (siding,
windows, doors) but does retain the overall original form.
Since rezoning requests often precede redevelopment plans, the property owner and/or
applicant should consult with Long Range & Preservation Planner prior to demolition or
alteration of historic-age structures to capture photo documentation. Documentation of historic
resources is an effective way to mitigate against the loss of historic structures when regulatory
tools are not available.
DISCUSSION:
Zoning History:
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 City Neighborhood area, which are “more densely developed than
residential neighborhood areas and provide a mix of non-residential and residential uses.” This
area supports a wide variety of 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 a variety of housing options beyond just single-family and new commercial uses
which would contribute to creating complete neighborhoods (Goals 3 & 6). UN would also serve
as a transition between the University of Arkansas and adjacent neighborhoods. The request
aligns with goals 1, 2, and 6 of City Plan 2040 by creating opportunities for denser development
in an area of the center of the city that is already served by infrastructure.
Planning Commission
April 27, 2026
RZN-2026-0010 (JOHNSON)
Page 17 of 19
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
4/01/2026
Fayetteville Planning Commission, Andrew Brink, Chair
City of Fayetteville, Arkansas
113 W. Mountain Street
Fayetteville, AR 72701
RE: Rezoning Request – 800 N Hall Avenue
Dear Andrew Brink, Chair, Members of the Planning Commission -
We respectfully submit this letter requesting the rezoning of property located at 800 North Hall Avenue in
Fayetteville, Arkansas from RSF-4 (Residential Single-Family – 4 Units per Acre) to UN (Urban Neighborhood).
This parcel sits in an area adjacent to the UA and commercial development and redevelopment, where the character
of the area is gradually evolving. RSF-4 supports low-density single-family homes, it does not fully reflect the broader
mix of housing and neighborhood activity emerging between the Mt Comfort/Garland intersection and the
University. Rezoning to Urban Neighborhood (UN), as illustrated in the city’s Future Land Use, would allow properties
to transition in a thoughtful way that is a better
use of the land, helps add stock to our shortage of
housing, yet remains compatible with the
surrounding neighborhood renaissance.
Compatibility with Surrounding
Properties
The proposed rezoning provides for logical
transition between existing land uses in the area.
The Subject Property at the south end of N Hall
Avenue, being the first privately owned property
adjacent to Fayetteville Public Schools, large
parking lots and the UA; just west of the
intersection of Cleveland and Garland Avenue, a
commercial and institutional area that functions
as a corridor where residential properties meet a
broader mix of housing types, rentals, commercial
stores and eateries, and neighborhood-scale
activity. The Urban Neighborhood district is
specifically intended for this type of setting by
allowing modestly increased residential flexibility
while maintaining neighborhood character.
For these reasons, the proposed rezoning is in keeping with the City Council-approved Future Land Use Plan and will
not unreasonably or adversely affect or conflict with surrounding land uses. Any future development would still be
required to meet the City’s development standards for setbacks, landscaping, building placement, and site design,
ensuring compatibility with nearby homes.
Planning Commission
April 27, 2026
RZN-2026-0010 (JOHNSON)
Page 18 of 19
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
Supporting Fayetteville’s Planning Vision
The City of Fayetteville, Arkansas has emphasized policies that encourage thoughtful infill development, expanded
housing options, and efficient use of existing infrastructure. Rezoning these parcels to Urban Neighborhood supports
those goals by allowing additional housing opportunities within an established area already served by streets,
utilities, and city services.
Housing That Serves the Broader Community
Another important benefit of this rezoning is the opportunity to create housing that serves a broader range of
Fayetteville residents. Areas near the university often face development pressure for large-scale high-occupancy
student housing. While student housing plays an important role in the city, the Urban Neighborhood district
encourages housing types that are more balanced and neighborhood oriented.
Allowing modestly scaled infill housing can provide options for young professionals, small families, and long -time
residents who want to remain in central Fayetteville, helping maintain a more stable and diverse residential
environment.
A Natural Next Step for the Area
Rezoning 800 North Hall Avenue from RSF-4 to UN represents a reasonable and measured adjustment that aligns
with Fayetteville’s planning vision. The change supports responsible infill redevelopment, maintains compatibility
with surrounding properties, and helps provide housing options that better serve the community.
Thank you for your time and consideration of this request. I appreciate the Planning Commission’s continued
commitment to thoughtful growth in Fayetteville, Arkansas.
Sincerely,
William F. Clark
DAVIS, BUTT, TAYLOR & CLARK, PLC
75 N. East Ave, Suite 402
P.O. Box 1224
Fayetteville, AR 72702-1224
(479) 521-7600 (phone)
(479) 521-7661 (fax)
www.dbtcfirm.com
Reviewed by:
Donna Wonsower, AICP
Senior Planner
Development Services
APPROVED
Planning Commission
April 27, 2026
RZN-2026-0010 (JOHNSON)
Page 19 of 19
Docusign Envelope ID: 56E3B042-A1E5-86AB-8350-9E8FDA398C3F
Form v1.55
RECEIVED
A 6/8/2026 I V\
CITY OF FAYETTEVILLE
media CITY CLERK'S OFFICE
Account#: NWCL5004205
Company: CITY OF FAYETTEVILLE-CLERKS OFFI
113 W MOUNTAIN
FAYETTEVILLE, AR 72701
Ad number#: 602390
PO #:
Matter of: Ord 7000
AFFIDAVIT•STATE OF ARKANSAS
1, Maria Hernandez-Lopez .do solemnly swear that I am the Legal Clerk of the NWA Democrat Gazette,a daily
newspaper printed and published in WASHINGTON/BENTON county,State of ARKANSAS;that I was so related to
this publication at and during the publication of the annexed legal advertisement in the matter of:
Ord 7000
Pending in the court,in said County,and at the dates of the several publications of said advertisement stated below,and
that during said periods and at said dates,said newspaper was printed and had a bona fide circulation in said County.
that said newspaper had been regularly printed and published in said county.and had a bona fide circulation therein for
the period of one month before the date of the first publication of said advertisement:and that said advertisement was
published in the regular daily issues of said newspaper as stated below.
And that there is due or has been paid the NWA Democrat Gazette for publication the sum of$88.16.
(Includes$0.00 Affidavit Charge).
NWA Democrat Gazette 06/07/26;NWA n►raonline.com 06/07/26
`\\\ BR.ASN '%
Legal Clerk o 'er��" �='- -
Q1AR)-,
State of ARKANSAS.County of Sebastian _ •-> •
Subscribed and sworn to before me on this 8th day of June, 2026 PUB'
i �COt;'a ,`'Thf
N ARY PUBLIC
Ordinance:7000
File Number: 2026-1640
AN ORDINANCE TO REZONE
THE PROPERTY DESCRIBED IN
REZONING PETITION RZN 2026-
10 FOR APPROXIMATELY 0.31
ACRES LOCATED AT 800 NORTH
HALL AVENUE IN WARD 4 FROM
RSF-4, RESIDENTIAL SINGLE-
FAMILY,FOUR UNITS PER ACRE,
AND P-1,INSTITUTIONAL TO UN,
URBAN NEIGHBORHOOD
BE IT ORDAINED BY THE CITY
COUNCIL OF THE CITY OF
FAYETTEVILLE,ARKANSAS:
Section 1:That the City Coun-
cil of the City of Fayetteville,
Arkansas hereby changes the
zone classification of the prop-
erty shown on the map(Exhibit
A)and the legal description(Ex-
hibit B) both attached to the
Planning Department's Agenda
Memo from RSF-4,Residential,
Single-Family, Four Units per
Acre,and P-1,Institutional to
UN,Urban Neighborhood.
Section 2:That the City Coun-
cil 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
June 2,2026
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:S88.16
June 7,2026 602390