HomeMy WebLinkAboutOrdinance 7012Page 1
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
Ordinance: 7012
File Number: 2026-2023
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2026-16
FOR APPROXIMATELY 2.5 ACRES LOCATED AT 1905 EAST MISSION BOULEVARD IN WARD 3
FROM C-1, NEIGHBORHOOD COMMERCIAL AND RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR
UNITS PER ACRE, TO CS, COMMUNITY SERVICES
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 C-1, Neighborhood Commercial and RSF-4, Residential, Single-Family, Four Units
per Acre, to CS, Community Services.
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 July 7, 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: $92.72
Docusign Envelope ID: 4175B64C-BF90-82CD-83E6-AB17E6123A1E
Proposed C-1
V
I
E
WPOI N T D R
G R E E NVIEW
DR
WI
N
W
O
O
D
D
R
L
A
N
DMARK HL
H A CKBERRY DR
PANORAMA PL
ALLEY
1888
O B S E R V A T O R Y R D
B
E
LVEDE R E T E R
BOULDER
RDG
VIEWPOINT DR
LI
S
A
L
N
GREENVIEW
D
R
LI
B
B
Y
L
N
M I S S I O N B LV D
C-1
R-A
P-1
RSF-4
CS
NC
Neighborhood Link
Unclassified
Residential Link
Hillside-Hilltop Overlay District
Planning Area
Fayetteville City Limits
Close Up View
RZN-2026-0016 1905 E MISSION BLVD
N
0 150 300 450 60075
Feet
Subject Property
Zone Proposed
C-1
NC
RSF-4
2.5
0.0
0.0
Total 2.5 ac1:2,400
Current
1.6
0.0
0.9
EXHIBIT A
Docusign Envelope ID: 4175B64C-BF90-82CD-83E6-AB17E6123A1E
LEGAL DESCRIPTION OF PROPERTY TO BE REZONED
PT W/2 SE SW 2.50 A FURTHER DESCRIBED AS: A part of the SE 1/4 of the SW 1/4 of
Section 2, T-16-N, R-30-W, Washington County, Arkansas, being more particularly described as
follows: Beginning at a 1/2" rebar located N 03°40'34" E, 731.85 feet and S 87.48'42" E, 349.91
feet from a stone located at the SW corner of said forty acre tract, and running thence N
03°42'40" E, 285.74 feet to a 1/2" rebar located on the South right-of-way line of Arkansas State
Highway #45; thence N 69°26'54" E, 339.95 feet along said right-of-way to a 1/2" rebar; thence
leaving said right-of-way and runningS 03°42'40" W, 417.19 feet to a 1/2" rebar; thence N
87"48'42" W, 310.03 feet to the point of beginning, containing 2.50 acres, more or less.
GIS Approved
05/01/2026
EXHIBIT B
Docusign Envelope ID: 4175B64C-BF90-82CD-83E6-AB17E6123A1E
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
CITY COUNCIL MEMO
2026-2023
MEETING OF JULY 7, 2026
TO: Mayor Rawn and City Council
THROUGH: Keith Macedo, Chief of Staff
Jonathan Curth, Development Services Director
FROM: Jessica Masters, Planning Director
SUBJECT: RZN-2026-0016: Rezoning (1905 E MISSION BLVD/ROLF WILKIN, 370): Submitted by
DAKOTA DEVELOPMENT LLC for property located at 1905 E MISSION BLVD. in
WARD 3. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL AND RSF-4,
RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE and contains approximately
2.50 acres. The request is to rezone the property to CS, COMMUNITY SERVICES.
RECOMMENDATION:
City Planning staff and the Planning Commission recommend approval of a request to rezone the subject
property as described and shown in the attached Exhibits ‘A’ and ‘B’.
BACKGROUND:
The subject property is in central Fayetteville at the southeast corner of the N. Greenview Dr. and E. Mission
Blvd. intersection. A 2.50-acre parcel, the property is currently developed with a commercial building that
County records indicate was constructed in 1966. The property is partly encumbered by the Hillside/Hilltop
Overlay District. The property is split-zoned C-1, Neighborhood Commercial and RSF-4, Residential Single-
Family, 4 Units per Acre, and records indicate the subject property was split-zoned prior to the update to City’s
zoning map and classifications in 2003 (ORD 4503).
Request: The request is to rezone the property from RSF-4, 4 Units per Acre and C-1, Neighborhood
Commercial to CS, Community Services.
Public Comment: Staff did not receive any public comment on this request.
Land Use Compatibility: Staff finds the requested rezoning is compatible with surrounding land uses. The
property sits within a mixed-use area along E. Mission Blvd, a Neighborhood Link street. The property’s
majority C-1 zoning supports nearby residential developments through by-right allowances for eating places,
retail, and offices and offers an urban form setback option (build-to zone) that promotes pedestrian interaction,
a great benefit considering the property’s existing trail frontage. The existing RSF-4 zoning allows for only low-
intensity residential with limited commercial uses and stricter lot requirements (70-ft. width; 8,000 sq. ft. area
minimum). Rezoning the property to CS, Community Services, allows for additional residential and commercial
uses that are not permitted in either C-1 or RSF-4, but that can complement the area. Additionally, this zoning
district has no bulk or area requirements, incorporates the urban form setback, and a 5-story height maximum,
making it a stronger fit for this corridor.
Land Use Plan Analysis: Staff finds the proposed zoning partially consistent with the property's Future Land
Docusign Envelope ID: 4175B64C-BF90-82CD-83E6-AB17E6123A1E
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
Use Map designation as Residential Neighborhood Area, which emphasizes residential development with
supporting commercial uses at a appropriate locations that include on corners and along connecting corridors.
CS is more consistent with the future plan for this corridor as it allows both residential and supporting
commercial uses. The property lies approximately 1,000 feet west of a Tier 3 center at N. Meridian Dr. and E.
Mission Blvd., which is defined by City Plan 2040 as a mixed-use node with commercial and/or multi-family
development. CS supports this context. A CS rezoning aligns with surrounding uses and City Plan 2040 Goals
1 (appropriate infill), 3 (connected and compact development), and 6 (attainable housing) by opening up
additional opportunities for more housing in a form that is compact, complete, and connected.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score of 5 for this site. The
following elements of the matrix contribute to the score:
• Adequate Fire Response (Station 5, 2979 N. Crossover Rd)
• Near Sewer Main (8-inch, N. Greenview Dr; 6-inch N. Greenview Dr.)
• Near Water Main (8-inch, E. Mission Blvd;. 2-inch, E. Mission Blvd)
• Near City Park (Broadview Subdivision Park)
• Near Paved Trail (Side-Path Trail)
DISCUSSION:
At the June 8, 2026 Planning Commission meeting, a vote of 9-0-0 forwarded the request to City Council with a
recommendation of approval. Commissioners offered little comment, finding that the request was compatible
with surrounding land uses and future land use goals. No members of the public spoke at the meeting.
BUDGET/STAFF IMPACT:
N/A
ATTACHMENTS: 3. Staff Review Form, 4. Exhibit A, 5. Exhibit B, 6. Planning Commission Staff Report
Docusign Envelope ID: 4175B64C-BF90-82CD-83E6-AB17E6123A1E
Page 1
City of Fayetteville, Arkansas
Legislation Text
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
File #: 2026-2023
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION
RZN 2026-16 FOR APPROXIMATELY 2.5 ACRES LOCATED AT 1905 EAST MISSION
BOULEVARD IN WARD 3 FROM C-1, NEIGHBORHOOD COMMERCIAL AND RSF-4,
RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE, TO CS, COMMUNITY
SERVICES
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 C-1, Neighborhood Commercial and RSF-4,
Residential, Single-Family, Four Units per Acre, to CS, Community Services.
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: 4175B64C-BF90-82CD-83E6-AB17E6123A1E
6/18/2026
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
2026-2023
Item ID
7/7/2026
City Council Meeting Date - Agenda Item Only
RZN-2026-0016: Rezoning (1905 E MISSION BLVD/ROLK WILKIN, 370): Submitted by DAKOTA DEVELOPMENT LLC for
property located at 1905 E MISSION BLVD. in WARD 3. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL
ACRES AND RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE and contains approximately 2.50 acres. The
request is to rezone the property to CS, COMMUNITY SERVICES.
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:
Docusign Envelope ID: 4175B64C-BF90-82CD-83E6-AB17E6123A1E
TO: Fayetteville Planning Commission
THRU: Jessie Masters, Planning Director
FROM: Wes Frank, Planner
MEETING DATE: June 8, 2026
SUBJECT: RZN-2026-0016: Rezoning (1905 E MISSION BLVD/ROLK WILKIN,
370): Submitted by DAKOTA DEVELOPMENT LLC for property located at
1905 E MISSION BLVD. The property is zoned C-1, NEIGHBORHOOD
COMMERCIAL ACRES AND RSF-4, RESIDENTIAL SINGLE-FAMILY,
FOUR UNITS PER ACRE and contains approximately 2.50 acres. The
request is to rezone the property to CS, COMMUNITY SERVICES.
RECOMMENDATION:
Staff recommends forwarding RZN-2026-0016 to City Council with a recommendation of
approval.
RECOMMENDED MOTION:
“I move to forward RZN-2026-0016 to City Council with a recommendation of approval.”
BACKGROUND:
The subject property is in central Fayetteville at the southeast corner of the N. Greenview Dr. and
E. Mission Blvd. intersection. A 2.50-acre parcel, the property is currently developed with a
commercial building that County records indicate was constructed in 1966. The property is partly
encumbered by the Hillside/Hilltop Overlay District. The property is split-zoned C-1, Neighborhood
Commercial and RSF-4, Residential Single-Family, 4 Units per Acre, and records indicate the
subject property was split-zoned prior to the update to City’s zoning map and classifications in
2003 (ORD 4503). 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 NC, Neighborhood Conservation
East Undeveloped CS, Community Services
West Single-Family Residential RSF-4, Residential Single-Family, 4 Units per Acre
Request: The request is to rezone the property from RSF-4, 4 Units per Acre and C-1,
Neighborhood Commercial to CS, Community Services.
Public Comment: To date, staff has received no public comment regarding this request.
Planning Commission
June 08, 2026
RZN-2026-0016 (ROLF WILKIN LLC)
Page 1 of 16
Updated with results
Docusign Envelope ID: 4175B64C-BF90-82CD-83E6-AB17E6123A1E
INFRASTRUCTURE AND ENVIRONMENTAL REVIEW:
Streets: The subject area has street frontage along E. Mission Blvd. which is a fully
improved Neighborhood Link street with asphalt paving, sidewalk and curb and
gutter. The subject area also has street frontage along N. Greenview Dr. which is
a partially improved Residential Link street with asphalt paving and open ditches.
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 8-inch water main is present
along E. Mission Blvd. Existing 2-inch water main is present along E. Mission Blvd.
Sewer: Sanitary sewer is available to the subject area. Existing 8-inch sewer main is
present along N. Greenview Dr. Existing 6-inch sewer main is present along N.
Greenview Dr.
Drainage: A portion of the property lies within the Hillside-Hilltop overlay district. Additional
restrictions will apply at the time of development. Engineered footing designs will
be required at the time of building permit submittal, as well as grading, erosion
control and abbreviated tree preservation plans. No portion of the property lies
within a FEMA floodplain. Additionally, no protected streams are present on the
subject property. No hydric soils are present on the property.
Fire: Station 5, located at 2979 N. Crossover Rd., protects this site. The property is
located approximately 2 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 proposed zoning district, CS, Community services, requires 20% minimum
canopy preservation. The current zoning districts, C-1, Neighborhood
Commercial requires 20% minimum canopy preservation and RSF-4, Single-
family Residential — 4 Units per Acre, requires 25% 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 Residential Neighborhood Area.
Residential Neighborhood areas are primarily residential in nature and support a wide variety
of housing types of appropriate scale and context. Residential Neighborhood encourages highly
connected, compact blocks with gridded street patterns and reduced building setbacks. It also
encourages traditional neighborhood development that incorporates low-intensity non-residential
uses intended to serve the surrounding neighborhoods. This designation recognizes the existing
conventional subdivision developments that may have large blocks with conventional setbacks
and development patterns that respond to features of the natural environment.
Planning Commission
June 08, 2026
RZN-2026-0016 (ROLF WILKIN LLC)
Page 2 of 16
Docusign Envelope ID: 4175B64C-BF90-82CD-83E6-AB17E6123A1E
CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score of 5 for this site
with a weighted score of 4.5. The following elements of the matrix contribute to the score:
• Adequate Fire Response (Station 5, 2979 N. Crossover Rd)
• Near Sewer Main (8-inch, N. Greenview Dr; 6-inch N. Greenview Dr.)
• Near Water Main (8-inch, E. Mission Blvd;. 2-inch, E. Mission Blvd)
• Near City Park (Broadview Subdivision Park)
• Near Paved Trail (Side-Path Trail)
FINDINGS OF THE STAFF
1. A determination of the degree to which the proposed zoning is consistent with land use
planning objectives, principles, and policies and with land use and zoning plans.
Finding: Land Use Compatibility: Staff finds the requested rezoning compatible with
surrounding land uses. The property sits within a mixed-use area along E.
Mission Blvd, a Neighborhood Link street. The property’s majority C-1
zoning supports nearby residential developments through by-right
allowances for eating places, retail, and offices and offers an urban form
setback option (build-to zone) that promotes pedestrian interaction, a great
benefit considering the property’s existing trail frontage. The existing RSF-4
zoning allows for only low-intensity residential with limited commercial uses
and stricter lot requirements (70-ft. width; 8,000 sq. ft. area minimum).
Rezoning the property to CS, Community Services, allows for additional
residential and commercial uses that are not permitted in either C-1 or RSF-
4. Additionally, this zoning district has no bulk or area requirements,
incorporates the urban form setback, and a 5-story height maximum, making
it a stronger fit for this corridor.
Land Use Plan Analysis: Staff finds the proposed zoning partially consistent
with the property's Future Land Use Map designation as Residential
Neighborhood Area, which emphasizes residential development with
supporting commercial uses. CS is more compatible for this corridor as it
allows both residential and supporting commercial uses. The property lies
approximately 1,000 feet west of a Tier 3 center at N. Meridian Dr. and E.
Mission Blvd., which is defined by City Plan 2040 as a mixed-use node with
commercial and/or multi-family development. CS would support this context.
A CS rezoning aligns with surrounding uses and City Plan 2040 Goals 1
(appropriate infill), 3 (connected and compact development), and 6
(attainable housing) by opening up additional opportunities for more
housing in a form that is compact, complete, and connected.
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
Finding: Staff finds there is justification to rezone the split zoned property from RSF-
4 and C-1 to entirely CS. A rezoning to CS would permit the development of
light commercial and residential, which could support the nearby residential
dwellings along a high-volume corridor while also improving housing stock.
Planning Commission
June 08, 2026
RZN-2026-0016 (ROLF WILKIN LLC)
Page 3 of 16
Docusign Envelope ID: 4175B64C-BF90-82CD-83E6-AB17E6123A1E
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: Staff finds that rezoning the property from its split zoning to entirely CS
could increase traffic, though not to an appreciable degree when considering
its existing entitlements. The subject property has direct access to two
public streets and fronts along a newly constructed trail which could provide
alternative options of transportation. 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 C-1 and RSF-4 to CS has the potential to alter
the population density since CS would allow for increased residential
development. Given the property’s proximity to public streets, trails, water,
sewer, and schools, staff finds that the proposed rezoning is not likely t o
undesirably increase the load on public services. 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. The Police and Fire departments have expressed no objections to
the proposal.
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-2026-0016 to City
Council with a recommendation of approval.
________________________________________________________________________
PLANNING COMMISSION ACTION: Required YES
Date: June 8, 2026 ❒ Tabled ❒ Forwarded ❒ Denied
Motion:
Second:
Vote:
Planning Commission
June 08, 2026
RZN-2026-0016 (ROLF WILKIN LLC)
Page 4 of 16
Brink
Cabe
9-0-0
with a
recommendation of
approval.
X
Docusign Envelope ID: 4175B64C-BF90-82CD-83E6-AB17E6123A1E
BUDGET/STAFF IMPACT:
None
ATTACHMENTS:
• One Mile Map
• Close-Up Map
• Current Land Use Map
• Future Land Use Map
• Unified Development Code
o §161.07 District RSF-4, Residential Single-Family — Four (4) Units Per Acre
o §161.21 District C-1, Neighborhood Commercial
o §161.22 Community Services
• Long-Range Planning Memo
• Request Letter
Planning Commission
June 08, 2026
RZN-2026-0016 (ROLF WILKIN LLC)
Page 5 of 16
Docusign Envelope ID: 4175B64C-BF90-82CD-83E6-AB17E6123A1E
OLD WIRE RD
MISSION BLVD
TOWNSHIP ST
R-A
RMF-24
C-1
R-O
RSF-4
CS
NC
P-1
Regional Link
Neighborhood Link
Regional Link - High Activity
Unclassified
Residential Link
Shared-Use Paved Trail
Trail (Proposed)
Fayetteville City Limits
Planning Area
One Mile View
RZN-2026-0016 1905 E MISSION BLVD N
0 0.25 0.50.13 Miles
Planning Area
Fayetteville City Limits
Subject Property
Planning Commission
June 08, 2026
RZN-2026-0016 (ROLF WILKIN LLC)
Page 6 of 16
Docusign Envelope ID: 4175B64C-BF90-82CD-83E6-AB17E6123A1E
Proposed C-1
V
I
E
WPOI N T D R
G R E E NVIEW
DR
WI
N
W
O
O
D
D
R
L
A
N
DMARK HL
H A CKBERRY DR
PANORAMA PL
ALLEY
1888
O B S E R V A T O R Y R D
B
E
LVEDE R E T E R
BOULDER
RDG
VIEWPOINT DR
LI
S
A
L
N
GREENVIEW
D
R
LI
B
B
Y
L
N
M I S S I O N B LV D
C-1
R-A
P-1
RSF-4
CS
NC
Neighborhood Link
Unclassified
Residential Link
Hillside-Hilltop Overlay District
Planning Area
Fayetteville City Limits
Close Up View
RZN-2026-0016 1905 E MISSION BLVD
N
0 150 300 450 60075
Feet
Subject Property
Zone Proposed
C-1
NC
RSF-4
2.5
0.0
0.0
Total 2.5 ac1:2,400
Current
1.6
0.0
0.9
Planning Commission
June 08, 2026
RZN-2026-0016 (ROLF WILKIN LLC)
Page 7 of 16
Docusign Envelope ID: 4175B64C-BF90-82CD-83E6-AB17E6123A1E
V
I
E
W
P
OINT
DR
G R E E NVIEW
DR
W I N W O ODDR
M ISSION BLVD
2025 Imagery | EagleView Technologies | Surdex Corporation
Neighborhood Link
Unclassified
Residential Link
Planning Area
Fayetteville City Limits
Current Land Use
RZN-2026-0016 1905 E MISSION BLVD N
0 225 450 675 900112.5
Feet
Subject Property
Undeveloped
Single-Family Residential
1:3,600
Single-Family Residential
and Undeveloped
Mixed Use
Planning Commission
June 08, 2026
RZN-2026-0016 (ROLF WILKIN LLC)
Page 8 of 16
Docusign Envelope ID: 4175B64C-BF90-82CD-83E6-AB17E6123A1E
City
Neighborhood
Civic and
Private
Open Space
Residential
Neighborhood
OLD WIRE RD
MISSION BLVD
TOWNSHIP ST
Regional Link
Neighborhood Link
Regional Link - High Activity
Unclassified
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-2026-0016 1905 E MISSION BLVD N
0 610 1,220 1,830 2,440305
Feet
Subject Property
1:10,000
Planning Commission
June 08, 2026
RZN-2026-0016 (ROLF WILKIN LLC)
Page 9 of 16
Docusign Envelope ID: 4175B64C-BF90-82CD-83E6-AB17E6123A1E
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
(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
June 08, 2026
RZN-2026-0016 (ROLF WILKIN LLC)
Page 10 of 16
Docusign Envelope ID: 4175B64C-BF90-82CD-83E6-AB17E6123A1E
161.21 District C-1, Neighborhood Commercial
(A) Purpose. The Neighborhood Commercial District is designed primarily to provide convenience goods and
personal services for persons living in the surrounding residential areas. The intent of this district is to allow
administrative approval if the developer decides to use urban form, in compliance with the build-to zone and
minimum buildable street frontage as specified herein.
(B) Uses.
(1) Permitted Uses.
Unit 1 City-wide uses by right
Unit 5 Government Facilities
Unit 13 Eating places
Unit 15 Neighborhood shopping
Unit 18 Gasoline service stations and drive-in/drive-through
restaurants
Unit 25 Offices, studios, and related services
Unit 40 Sidewalk Cafes
Unit 44 Cluster Housing Development
Unit 45 Small scale production
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 16 Shopping goods
Unit 34 Liquor stores
Unit 35 Outdoor music establishments*
Unit 36 Wireless communications facilities*
Unit 42 Clean technologies
(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
10 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 or rear, when contiguous to
a single-family residential district
15 feet
(F) Building Height Regulations.
Building Height Maximum 5 stories
Planning Commission
June 08, 2026
RZN-2026-0016 (ROLF WILKIN LLC)
Page 11 of 16
Docusign Envelope ID: 4175B64C-BF90-82CD-83E6-AB17E6123A1E
If a building exceeds the height of two (2) stories, the portion of the building that exceeds two (2) stories shall
have an additional setback from any boundary line of an adjacent residential district. The amount of additional
setback for the portion of the building over two (2) stories shall be equal to the difference between the total
height of that portion of the building, and two (2) stories.
(G) Building Area. 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.
(H) Urban form minimum buildable street frontage. 50% of the lot width.
(Ord. No. 6945, §5(Exh. D), 12-16-25)
161.22 Community Services
(A) Purpose. The Community Services District is designed primarily to provide convenience goods and personal
services for persons living in the surrounding residential areas and is intended to provide for adaptable mixed -
use centers located along commercial corridors that connect denser development nodes. There is a mixture of
residential and commercial uses in a traditional urban form with buildings addressing the street. For the
purposes of Chapter 96: Noise Control, the Community Services District is a commercial zone. The intent of
this zoning district is to provide standards that enable development to be approved administratively.
(B) Uses.
(1) Permitted Uses.
Unit 1 City-wide uses by right
Unit 4 Cultural and recreational facilities
Unit 5 Government facilities
Unit 8 Single-family dwellings
Unit 9 Two-family dwellings
Unit 10 Three- and four-family dwellings
Unit 13 Eating places
Unit 15 Neighborhood Shopping goods
Unit 24 Home occupations
Unit 25 Offices, studios and related services
Unit 26 Multi-family dwellings
Unit 40 Sidewalk Cafes
Unit 41 Accessory dwellings
Unit 44 Cluster Housing Development
Unit 45 Small scale production
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 14 Hotel, motel and amusement services
Unit 16 Shopping goods
Unit 17 Transportation, trades and services
Unit 18 Gasoline service stations and drive-in/drive-through
restaurants
Unit 19 Commercial recreation, small sites
Unit 28 Center for collecting recyclable materials
Unit 34 Liquor stores
Unit 35 Outdoor music establishments
Unit 36 Wireless communication facilities*
Unit 42 Clean technologies
Unit 48 Private dormitories
Planning Commission
June 08, 2026
RZN-2026-0016 (ROLF WILKIN LLC)
Page 12 of 16
Docusign Envelope ID: 4175B64C-BF90-82CD-83E6-AB17E6123A1E
(C) Density. None.
(D) Bulk and Area Regulations.
(1) Lot Width Minimum.
Dwelling 18 feet
All others None
(2) Lot Area Minimum. None.
(E) Setback regulations.
Front A build-to zone that is located
between 10 feet and a line 25
feet from the front property line.
Side and rear None
Side or rear, when contiguous to
a single-family residential district
15 feet
(F) Building Height Regulations.
Building Height Maximum 5 stories
(G) Minimum Buildable Street Frontage. 50% of the lot width.
(Ord. No. 6945, §5(Exh. D), 12-16-25)
Planning Commission
June 08, 2026
RZN-2026-0016 (ROLF WILKIN LLC)
Page 13 of 16
Docusign Envelope ID: 4175B64C-BF90-82CD-83E6-AB17E6123A1E
TO: Jessie Masters, Planning Director
FROM: Kylee Cole, Long Range & Preservation Planner
MEETING DATE: June 8, 2026
SUBJECT: Long Range Planning Comments Regarding RZN-2026-0016
BACKGROUND:
The applicant requests to rezone approximately 2.5 acres from RSF-4, Residential Single-
Family, Four Units Per Acre and C-1, Neighborhood Commercial to CS, Community Services.
One long range planning document is relevant when evaluating this request: City Plan 2040.
City Plan 2040 (2020):
City Plan 2040 includes several relevant plan goals and objectives:
• Goal 1 – We will make appropriate infill and revitalization our highest priority.
• Goal 2 – We will discourage suburban sprawl.
• Goal 3 – We will make compact, complete, and connected development the standard.
• Goal 6 – We will create opportunities for attainable housing.
o 3.6.1 - Increase housing choices by encouraging a mixture of housing types and sizes dispersed
throughout the city and in proximity to transit and active transportation networks. (p.4 5)
On its adoption in early 2020, City Plan 2040 carried forward goals from prior comprehensive
plans and organized them into six primary goals. The goals were meant to focus the City’s
efforts on appropriate infill that furthers a variety of transportation options, supports the creation
of attainable housing, and limits the amount of land consumed by development on the City’s
periphery, often termed “suburban sprawl”.
DISCUSSION:
Zoning History:
The subject property was annexed into the City in 1967 (Ord. No. 1556). Then on June 29,
1970, Council enacted a new zoning map and set of districts and zoning requirements for the
city (Ord. No. 1747). This map shows the subject
property as zoned into the “C-1” neighborhood
commercial and low-density “R-1” zoning district,
which was subsequently translated to “C-1” and “RSF-
4,” respectively, with the adoption of the city’s Unified
Development Code in 2003. This request would unify
the property under one zoning district, clarifying this
property’s zoning requirements and standards.
Of note, the property to the east, which is also zoned
CS, was rezoned in 2011 with a bill of assurance
prohibiting several conditional uses including
cultural and institutional and transportation and Figure 1. Excerpt from Ord. 5445 showing prohibited uses
outlined in a Bill of Assurance for the adjacent property.
Planning Commission
June 08, 2026
RZN-2026-0016 (ROLF WILKIN LLC)
Page 14 of 16
Docusign Envelope ID: 4175B64C-BF90-82CD-83E6-AB17E6123A1E
drive-through uses (see Figure 1). Since these are standard conditional uses in the CS zoning
district, they would already require additional review and be subject to conditions of approval by
the Planning Commission. Staff has also found that administering zoning district subject to Bills
of Assurance can be cumbersome for property owners, city staff, and the Planning Commission.
As such, staff does not find a Bill of Assurance for this property to be prudent just because it
exists on an adjacent property.
City Plan 2040 and Future Land Use Plan:
The area is designated as “Residential Neighborhood” on the Future Land Use Map, which are
“primarily residential in nature and support a wide variety of housing types of appropriate scale
and context.” The request aligns with this designation by adding a variety of residential types to
the portion of the site currently zoned C-1, where no housing is currently permitted, and expanding
beyond single-family detached residences for the portion currently zoned RSF-4. CS would
maintain the potential for complete development that offers goods and services to the surrounding
neighborhood. This meets goals 1, 2, & 6 of City Plan 2040 for complete infill development in
areas already supported by infrastructure.
Planning Commission
June 08, 2026
RZN-2026-0016 (ROLF WILKIN LLC)
Page 15 of 16
Docusign Envelope ID: 4175B64C-BF90-82CD-83E6-AB17E6123A1E
Planning Commission
June 08, 2026
RZN-2026-0016 (ROLF WILKIN LLC)
Page 16 of 16
Docusign Envelope ID: 4175B64C-BF90-82CD-83E6-AB17E6123A1E