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Home My WebLink AboutOrdinance 7015Page 1 113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 Ordinance: 7015 File Number: 2026-1944 AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2026-15 FOR APPROXIMATELY 36.2 ACRES NORTHWEST OF NORTH DEANE SOLOMON ROAD AND WEST VANIKE DRIVE IN WARD 4 FROM RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR (4) UNITS PER ACRE AND CPZD, COMMERCIAL PLANNED ZONING DISTRICT, TO RMF-12, RESIDENTIAL-MULTI FAMILY, 12 UNITS PER ACRE AND RSF-8, RESIDENTIAL SINGLE-FAMILY, EIGHT (8) UNITS PER ACRE, 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 (4) Units per Acre and CPZD, Commercial Planned Zoning District, to RMF-12, Residential-Multi Family, 12 Units per Acre and RSF-8, Residential Single- Family, Eight (8) Units per Acre, 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 July 21, 2026 Approved: _______________________________ Molly Rawn, Mayor Attest: ___________________________________ Courtney Spohn, Senior Deputy City Clerk Treasurer This publication was paid for by the City Clerk-Treasurer of the City of Fayetteville, Arkansas. Amount Paid: $ 114.00 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Proposed RMF-12 Proposed RSF-8 DEAN E SOLOMON R D IKA LN NE V E R M O R E LN HARRIER DR HARRIER DRVANIKE DR R-A CPZD RSF-4 Neighborhood Link Residential Link Planned Residential Link Planning Area Fayetteville City Limits Close Up View RZN-2026-0015 NORTH OF W VANIKE DR N 0 200 400 600 800100 Feet Subject Property Zone Proposed CPZD RMF-12 RSF-4 RSF-8 0.0 9.6 0.0 26.7 Total 36.3 ac1:3,200 Current 9.6 0.0 26.6 0.0 EXHIBIT A Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 REZONE DESCRIPTION – PARCEL #765-23602-000 All of Lot 4 as shown on the Final Plat of C-PZD03-08 Springwoods in Plat Record 23A-102, located in a part of the NW 1/4 of the NW 1/4 and in a part of the SW 1/4 of the NW 1/4 of Section 33, Township 17 North, Range 30 West in Fayetteville, Washington County, Arkansas, more precisely described as follows: starting at the Northwest corner of the NW 1/4 of the NW 1/4 of Section 33 for the true point of beginning; thence South 87 degrees 18 minutes 53 seconds East 347.78 feet; thence along the right-of-way of Deane Soloman Road the following courses: along a non tangent curve to the left, with a radius of 125.00 feet, an arc length of 109.76 feet, and a chord of South 28 degrees 14 minutes 20 seconds West 106.27 feet; thence South 03 degrees 04 minutes 58 seconds West 588.95 feet; thence along a curve to the left having a radius of 6885.46 feet, an arc length of 75.38 feet, and a chord of South 02 degrees 46 minutes 08 seconds West 75.38 feet; thence South 02 degrees 27 minutes 19 seconds West 641.06 feet; thence leaving said right-of-way North 87 degrees 32 minutes 04 seconds West 295.14 feet; thence North 02 degrees 28 minutes 26 seconds East 1402.39 feet to the true point of beginning, containing 9.587 acres, more or less, and being subject to the right-of-way of Deane Solomon Road and any easements or rights-of-way of record or fact. REZONE DESCRIPTION – TRACT 2 OF PARCEL 765-16658-100 (SPLIT BY 2026SP-184) PART OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER (NE/4 NE/4) OF SECTION 32, TOWNSHIP 17 NORTH, RANGE 30 WEST OF THE FIFTH PRINCIPAL MERIDIAN, FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT A FOUND COTTON PICKER SPINDLE IN THE SOUTHEAST FACE OF A 10-INCH WOOD FENCE CORNER POST FOR THE NORTHEAST CORNER OF SAID SECTION 32; THENCE ALONG THE EAST LINE OF SAID SECTION 32, SOUTH 02°30'12" WEST A DISTANCE OF 447.57 FEET TO A SET 5/8" REBAR WITH CAP "1944" FOR THE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID EAST LINE, SOUTH 02°30'12" WEST A DISTANCE OF 875.00 FEET TO A FOUND 5/8" REBAR WITH CAP FOR THE SOUTHEAST CORNER OF SAID NE/4 NE/4; THENCE ALONG THE SOUTH LINE OF SAID NE/4 NE/4, NORTH 87°25'13" WEST A DISTANCE OF 1323.39 FEET TO A SET 5/8" REBAR WITH CAP STAMPED "1944" FOR THE SOUTHWEST CORNER OF SAID NE/4 NE/4; THENCE ALONG THE WEST LINE OF SAID NE/4 NE/4, NORTH 02°27'24" EAST A DISTANCE OF 875.00 FEET TO A SET 5/8" REBAR WITH CAP STAMPED "1944"; THENCE SOUTH 87°25'13" EAST A DISTANCE OF 1324.10 FEET TO THE POINT OF BEGINNING, CONTAINING 26.59 ACRES, MORE OR LESS, AND BEING SUBJECT TO ANY EASEMENTS OR RIGHTS-OF-WAY OF RECORD OR FACT. EXHIBIT B Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Mailing address: 113 W. Mountain Street Fayetteville, AR 72701 www.fayetteville-ar.gov CITY COUNCIL MEMO 2026-1944 MEETING OF JULY 21, 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-2026-0015: Rezoning (NORTHWEST OF N DEANE SOLOMON ROAD AND W VANIKE DR/DRP HOLDINGS LLC, 246 & 247): Submitted by CRAFTON TULL for property located NORTHWEST OF N DEANE SOLOMON ROAD AND W VANIKE DR. in WARD 4. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRES AND CPZD, COMMERCIAL PLANNED ZONING DISTRICT and contains approximately 36.2 acres. The request is to rezone the property to RMF-12, RESIDENTIAL-MULTI FAMILY, 12 UNITS PER ACRE and RSF-8, RESIDENTIAL SINGLE-FAMILY, EIGHT UNITS PER ACRE. 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 northwest Fayetteville, northwest of the intersection of N. Deane Solomon Road and W.Vanike Drive. There are two properties in question with this request: one parcel, 765-23602-000, is currently zoned CPZD as part of the Wilson Springs development which was established in 2003; and the other, 765-16658-101, is currently zoned RSF-4, Residential Single-Family, 4 Units per Acre. Request: The request is to rezone a 9.6-acre portion of the overall property from a Commercial Planned Zoning District to RMF-12, Residential Multi-Family, 12 Units per Acre, and to rezone a 26.6-acre portion of the site from RSF-4, Residential Single-Family, Four (4) Units per Acre to RSF-8, Residential Single-Family, Eight (8) Units per Acre. Public Comment: Staff received public comment in favor and opposition to the request. The comments have centered around a concern for added density in the area, existing traffic problems, especially with regards to existing conditions on N. Deane Solomon, existing and future drainage issues, safety, added construction traffic, concerns about how this density will interact with other recently-approved development in the area, and disruption to existing neighborhood peace. Land Use Compatibility: Staff finds the request to be compatible. The subject property is immediately adjacent to subdivisions of single-family dwellings on the west and south sides, and across N. Deane Solomon to the east is another single-family subdivision. The Clabber Creek trail currently bisects the property and acts as a natural boundary between the two requested zoning district classifications. The westernmost parcel, 765- 16658-101, is currently zoned RSF-4, which allows for single-family residential development at a density of up Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Mailing address: 113 W. Mountain Street Fayetteville, AR 72701 www.fayetteville-ar.gov to four (4) units per acre, with minimum lot sizes of 70 feet, and lot areas of 8,000 sq. ft. The applicant’s requested zoning district, RSF-8, a single-family district, allows for an incremental increase in density to eight (8) units per acre, 50-foot lot widths, and 5,000 sq. ft. lot areas. The visual difference between the zoning districts is minimal, as evidenced by property directly west of the subject property, where a portion of the existing subdivisions are zoned RSF-4 and RSF-8. A proposed residential link street connects W. Ika Lane to N. Deane Solomon, which upon its completion, will help promote future connectivity between subdivisions in this area. The area requested for RMF-12 is currently zoned under a commercial planned zoning district that came to fruition in 2003. The parcel in question, Lot 4 of the Springwoods plat, is currently entitled for multi-family development under Use Unit 26, at a density of 4 units per acre. Under RMF-12, the area in question could allow for a range of housing types, from single-, two-, three- and four-family dwellings, up to multi-family apartment buildings. Building height under RMF-12 is limited to a maximum of three stories, which is similar to the RSF-4 and RSF-8 districts in the area. Given the surrounding conditions, the natural barrier with the Clabber Creek Trail and N. Deane Solomon Road, staff finds the request to rezone to RMF-12 can add density in a harmonious and compatible way with the existing surrounding context. The current zoning districts and the proposed zoning pattern loosely mimics the stylized theory of the Transect, an urban design principle outlined in City Plan, which identifies successional zones ranging from nature to urban core. The higher intensity zoning district is aligned with the higher classification street. Land Use Plan Analysis: Staff finds the proposed zoning to be consistent with adopted land use plans. While the property has a low infill score, staff finds that this request is still in line with other City goals, such as Goal 3 which makes connected development the standard, and Goal 6, which increases housing choices by encouraging a mixture of housing types and sizes dispersed throughout the city and in proximity to transit and active transportation networks. This request is located along the Clabber Creek trail, and will bring additional residential uses to an area that could benefit from an increase in housing choice. CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score of 2-5 for this site. The following elements of the matrix contribute to the score: •Adequate Fire Response (Station #8, 2266 W Deane Street.) •Near Sewer Main (W. Ika Lane, W. Vanike Drive., N. Deane Solomon Road) •Near Water Main (W. Ika Lane, W. Vanike Drive., N. Deane Solomon Road) •Near City Park (Underwood Park and Wilson Springs Preserve) •Near Paved Trail (Clabber Creek Trail) DISCUSSION: At the May 26, 2026 Planning Commission meeting, a vote of 7-0-1 forwarded the request to City Council with a recommendation of approval; Commissioner Cabe recused. All members of the Commission present voted in favor the request, finding it to be compatible with surroundings and with future land use goals. 25 members of the public spoke at the meeting, with 22 in opposition and three in favor of the request. Those opposed had concerns primarily about traffic increases and safety concerns, lack of consistency with surrounding homes and lot sizes, tree preservation and loss of habitat on the affected properties, and existing or future drainage issues. Those in favor voiced that the request was compatible with the surroundings, stating that generally a variety of housing types would support broader goals about serving the housing needs within the City of Fayetteville. Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Mailing address: 113 W. Mountain Street Fayetteville, AR 72701 www.fayetteville-ar.gov BUDGET/STAFF IMPACT: N/A ATTACHMENTS: 3. Staff Review Form, 4. Exhibit A, 5. Exhibit B, 6. Planning Commission Staff Report, 7. Additional Information - Bill of Assurance, 8. Additional Information - RZN-2026-0015 - Supplemental Information, 9. Additional Information - Bill of Assurance - Approved During the 07/21/2026 City Council Meeting Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Page 1 City of Fayetteville, Arkansas Legislation Text 113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 File #: 2026-1944 AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2026-15 FOR APPROXIMATELY 36.2 ACRES NORTHWEST OF NORTH DEANE SOLOMON ROAD AND WEST VANIKE DRIVE IN WARD 4 FROM RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR (4) UNITS PER ACRE AND CPZD, COMMERCIAL PLANNED ZONING DISTRICT, TO RMF-12, RESIDENTIAL-MULTI FAMILY, 12 UNITS PER ACRE AND RSF-8, RESIDENTIAL SINGLE-FAMILY, EIGHT (8) UNITS PER ACRE, 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 (4) Units per Acre and CPZD, Commercial Planned Zoning District, to RMF-12, Residential-Multi Family, 12 Units per Acre and RSF-8, Residential Single-Family, Eight (8) Units per Acre, 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: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 5/26/2026 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 2026-1944 Item ID 6/6/2026 City Council Meeting Date - Agenda Item Only RZN-2026-0015: Rezoning (NORTHWEST OF N DEANE SOLOMON ROAD AND W VANIKE DR/DRP HOLDINGS LLC, 246 & 247): Submitted by CRAFTON TULL for property located NORTHWEST OF N DEANE SOLOMON ROAD AND W VANIKE DR. in WARD 4. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRES AND CPZD, COMMERCIAL PLANNED ZONING DISTRICT and contains approximately 36.2 acres. The request is to rezone the property to RMF-12, RESIDENTIAL-MULTI FAMILY, 12 UNITS PER ACRE and RSF-8, RESIDENTIAL SINGLE-FAMILY, EIGHT UNITS PER ACRE. 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: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 TO: Fayetteville Planning Commission FROM: Jessie Masters, Planning Director MEETING DATE: May 26, 2026 SUBJECT: RZN-2026-0015: Rezoning (NORTHWEST OF N DEANE SOLOMON ROAD AND W VANIKE DR/DRP HOLDINGS LLC, 246 & 247): Submitted by CRAFTON TULL for property located NORTHWEST OF N DEANE SOLOMON ROAD AND W VANIKE DR. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRES AND CPZD, COMMERCIAL PLANNED ZONING DISTRICT and contains approximately 36.2 acres. The request is to rezone the property to RMF- 12, RESIDENTIAL-MULTI FAMILY, 12 UNITS PER ACRE and RSF-8, RESIDENTIAL SINGLE-FAMILY, EIGHT UNITS PER ACRE. RECOMMENDATION: Staff recommends forwarding RZN-2026-0015 to City Council with a recommendation of approval. RECOMMENDED MOTION: “I move to forward RZN-2026-0015 to City Council with a recommendation of approval.” BACKGROUND: The subject property is in northwest Fayetteville, northwest of the intersection of N. Deane Solomon Road and W. Vanike Drive. There are two properties in question with this request : one parcel, 765-23602-000, is currently zoned CPZD as part of the Wilson Springs development which was established in 2003; and the other, 765-16658-101, is currently zoned RSF-4, Residential Single-Family, 4 Units per Acre. The overall property was previously owned by the Fayetteville Public School district and transferred to a private developer in spring 2026 following the approval of a lot split (LSP-2026-0013); the school district is not the representative on this request to rezone. Surrounding land uses and zoning are depicted in Table 1. Table 1: Surrounding Land Uses and Zoning Direction Land Use Zoning North Undeveloped RSF-4, Residential Single-Family, Four Units per Acre; R-A, Residential Agricultural South Single-Family Residential RSF-4, Residential Single-Family, Four Units per Acre East Single-Family Residential CPZD, Commercial Planned Zoning District West Single-Family Residential RSF-4, Residential Single-Family, Four Units per Acre Request: The request is to rezone a 9.6-acre portion of the overall property from a Commercial Planned Zoning District to RMF-12, Residential Multi-Family, 12 Units per Acre, and to rezone a 26.6-acre portion of the site from RSF-4, Residential Single-Family, 4 Units per Acre to RSF-8, Residential Single-Family, 8 Units per Acre. Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 1 of 56 Updated with final results Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment: To date, staff has received public comment in opposition to the request. The comments have centered around a concern for added density in the area, existing traffic problems, especially with regards to existing conditions on N. Deane Solomon, existing and future drainage issues, safety, added construction traffic, concerns about how this density will interact with other recently-approved development in the area, and disruption to existing neighborhood peace. INFRASTRUCTURE AND ENVIRONMENTAL REVIEW: Streets: The subject area has street frontage along North Deane Solomon Road, which is a partially-improved Neighborhood Link Street with asphalt paving and open ditches. The subject area also has a street frontage along West Ika Lane and along North Nevermore Lane, with are both fully improved Residential Link Streets with asphalt paving, sidewalk and curb and gutter. Any street improvements required in these areas would be determined at the time of the development proposal. Any additional improvements or requirements for drainage will be determined at time of development. Water: Public water is available to the subject area. An existing 12-inch water main is present along the east side of North Deane Solomon Road. An existing 8-inch water main is present along the east side of North Nevermore Lane, and an existing 12-inch water main is present at the end of West Ika Lane. Sewer: Sanitary sewer is available to the subject area. An existing 8-inch sewer main is present at the end of West Ika Lane. Two existing 8-inch sewer mains are present along the south side of the subject property. There are known wet weather sewer capacity issues identified in the City’s 2025 Sewer Master Plan that appear directly in front of the property in the system. Drainage: No portion of the property has a protected stream, lies within the Hillside-Hilltop overlay district, or is impacted by a FEMA floodplain. There are hydric soils present on site. Hydric soils are a known indicator of wetlands. However, for an area to be classified as wetlands, it may also need other characteristics such as hydrophytes (plants that grow in water), and shallow water during parts of the year. Hydric Soils can be found across many areas of Fayetteville, including valleys, floodplains, and open prairies. It’s important to identify these natural resources during development, so when these soils are identified on a property, further environmental studies will be required at the time of development. Before permits will be issued for the property a statement/report from an environmental professional must be provided summarizing the existence of wetlands on the property. If this statement/report indicates that wetlands may be present on site, a USACE Determination of Jurisdictional Wetlands will be required at the time of development submittal. Fire: Fire apparatus access and fire protection water supplies will be reviewed for compliance with the Arkansas Fire Prevention Code at the time of development. Station 8, located at 2266 W Deane St., protects this site. The property is located approximately 1.7 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 Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 2 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 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 districts RSF-8, Residential Single-Family, 8 Units per Acre and RMF-12, Residential Multi-Family, 12 Units per Acre require 20% minimum canopy preservation. The current zoning districts RSF-4, Residential Single- Family, 4 Units per Acre and CPZD require 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 Civic Institutional and Residential Neighborhood. 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 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, 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. Civic Institutional Areas are dedicated for buildings generally operated by not-for-profit organizations dedicated to culture, government, education or transit and municipal parking. CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score of 2-5 for this site with a weighted score of 4.5. The following elements of the matrix contribute to the score: •Adequate Fire Response (Station #8, 2266 W Deane Street.) •Near Sewer Main (W. Ika Lane, W. Vanike Drive., N. Deane Solomon Road) •Near Water Main (W. Ika Lane, W. Vanike Drive., N. Deane Solomon Road) •Near City Park (Underwood Park and Wilson Springs Preserve) •Near Paved Trail (Clabber Creek 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 request to be compatible. The subject property is immediately adjacent to subdivisions of single-family dwellings on the west and south sides, and across N. Deane Solomon to the east is another single-family subdivision. The Clabber Creek trail currently bisects the property and acts as a natural boundary between the two requested zoning district classifications. The westernmost parcel, 765-16658-101, is currently zoned RSF-4, which allows for single-family residential Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 3 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 development at a density of up to 4 units per acre, with minimum lot sizes of 70 feet, and lot areas of 8,000 sq. ft. The applicant’s requested zoning district, RSF-8, a single-family district, allows for an incremental increase in density to 8 units per acre, 50-foot lot widths, and 5,000 sq. ft. lot areas. The visual difference between the zoning districts is minimal, and can be seen directly west of the subject property, where a portion of the existing subdivisions are zoned between RSF-4 and RSF-8. A proposed residential link street also connects W. Ika Lane ultimately to N. Deane Solomon, which upon its completion, will help promote future connectivity between subdivisions in this area. (Exhibit 1 attached). The area requested for RMF-12 is currently zoned under a commercial planned zoning district that came to fruition in 2003. The lot in question, Lot 4, is currently entitled to only Use Unit 26, multi-family apartment buildings at a density of 4 units per acre. Under RMF-12, the area in question could allow for a wider range of housing types, from single-, two-, three- and four- family dwellings, up to multi-family apartment buildings. Building height under RMF-12 is limited to a maximum of three stories. Given the surrounding conditions, the natural barrier with the Clabber Creek Trail and N.Deane Solomon Road, staff finds the request to rezone to RMF-12 can add density in a harmonious and compatible way with the existing surrounding context. The current zoning districts and the proposed zoning pattern loosely mimics the stylized theory of the Transect, an urban design principle often spoken about by New Urbanists, which identifies six successional zones ranging from nature to urban core. The higher intensity zoning district is aligned with the higher classification street. (Exhibit 2 attached). Land Use Plan Analysis: Staff finds the proposed zoning to be consistent with the property’s Future Land Use Map designation, even though the map indicates most of this property to be set aside as a Civic/Institutional Area. This designation is a result of the Fayetteville School District’s ownership of the property at the time the Future Land Use Map was developed. Since the school district has transferred a portion of that area, staff would argue that the Residential Neighborhood Area designation would be a likely candidate for consideration at the next opportunity for amendment. While the property has a low infill score, staff finds that this request is still in line with other City goals, such as Goal 3 which makes connected development the standard, and Goal 6, which increases housing choices by encouraging a mixture of housing types and sizes dispersed throughout the city and in proximity to transit and active transportation networks. This request is located along the Clabber Creek trail, and will bring additional residential uses to an area that could benefit from an increase in housing choice. 2.A determination of whether the proposed zoning is justified and/or needed at the time the rezoning is proposed. Finding: Staff finds there is justification to rezone the property from RSF-4 to RSF-8 and from the existing CPZD to the standard zoning district of RMF-12. This rezoning could allow for additional, compatible, single-family homes in an Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 4 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 area already established as a single-family neighborhood, and allow for the insertion of additional, slightly higher density housing types along N. Deane Solomon. The insertion of compatible housing types of appropriate scale and context is directly in line with the City’s goals for creating neighborhoods that are compact and complete, and serve a variety of housing needs. 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 could increase traffic in this area, but so also could allowable uses and density under the current zoning entitlement offered by the property. Rezoning is not likely to overburden the existing infrastructure in a measurable way that would be significantly different than the by-right allowances. Any street improvements required in this area would be determined at the time of a development proposal. Staff recognizes that N. Deane Solomon currently acts as a parallel route to HWY 112 for traffic coming into the City from the north. Though it is currently underimproved to the typical master street plan standards, N. Deane Solomon has been classified as a Neighborhood Link Street, symbolizing the City’s goal for improving that road to allow for added capacity. It is highly likely that this development will be responsible for making any necessary improvements proportional to their impact along N. Deane Solomon, and/or any offset impact as necessary. 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 RSF-8 and from the existing CPZD standards to RMF-12 will alter the population density in this area. However, given the presence of existing public infrastructure (water and sewer), nearby trails and other bike infrastructure staff finds that the proposed rezoning is not likely to increase the load on public services to an undesirable degree. There are also known wet weather sewer capacity issues identified in the City’s 2021 Sewer Master Plan that appear in the system on this property. Any requirements to upsize those services would be evaluated at the time of a future development. Further, of note, should any wetlands be present on the property, the developer would be responsible for meeting any requirements set forth by the Army Corps of Engineers, and would be determined at the time of future 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; Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 5 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 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-2026-0015 to City Council with a recommendation of approval. ________________________________________________________________________ PLANNING COMMISSION ACTION: Required YES Date: May 26, 2026 ❒Tabled ❒Forwarded ❒Denied Motion: Second: Vote: 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 §161.09 District RSF-8, Residential Single-Family — Eight (8) Units Per Acre o §161.14 District RMF-12, Residential Multi-Family — Twelve (12) Units Per Acre o ORD 4523 Exhibit •Long-Range Planning Memo •Staff Exhibit •Request Letter •Applicant Exhibit •Public Comment Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 6 of 56 McGetrick Brewer 7-0-1 (Cabe recused) X with a recommendation of approval Additional public comment added 5/26/2026 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 DE ANE SO L O MON RD R-A P-1 CPZD RSF-4 RSF-1 RSF-8 CS RMF-12 UT I-1 NS-G RMF-18 RPZD Neighborhood Link Unclassified Residential Link Planned Residential Link Shared-Use Paved Trail Trail (Proposed) Design Overlay District Fayetteville City Limits Planning Area One Mile View RZN-2026-0015 NORTH OF W VANIKE DR N 0 0.25 0.50.13 Miles Planning Area Fayetteville City Limits Subject Property Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 7 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Proposed RMF-12 Proposed RSF-8 DEAN E SOLOMON R D IKA LN NE V E R M O R E LN HARRIER DR HARRIER DRVANIKE DR R-A CPZD RSF-4 Neighborhood Link Residential Link Planned Residential Link Planning Area Fayetteville City Limits Close Up View RZN-2026-0015 NORTH OF W VANIKE DR N 0 200 400 600 800100 Feet Subject Property Zone Proposed CPZD RMF-12 RSF-4 RSF-8 0.0 9.6 0.0 26.7 Total 36.3 ac1:3,200 Current 9.6 0.0 26.6 0.0 Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 8 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 DE A N E SOLO MO N RD 2025 Imagery | EagleView Technologies | Surdex Corporation Neighborhood Link Residential Link Planned Residential Link Planning Area Fayetteville City Limits Current Land Use RZN-2026-0015 NORTH OF W VANIKE DR N 0 225 450 675 900112.5 Feet Subject Property Single- Family Residential 1:3,600 Single-Family Residential Undeveloped Single- Family Residential Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 9 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 City Neighborhood Civic Institutional Natural Residential Neighborhood Urban Center Neighborhood Link Unclassified Residential Link Planned 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-2026-0015 NORTH OF W VANIKE DR N 0 610 1,220 1,830 2,440305 Feet Subject Property 1:10,000 Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 10 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 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 May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 11 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 161.09 District RSF-8, Residential Single-Family — Eight (8) Units Per Acre (A)Purpose. The RSF-8 Residential District is designed to bring historic platted development into conformity and to allow for the development of new single-family residential areas with similar lot size, density, and land use as the historical neighborhoods in the downtown area. (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. By Right Single-family dwelling units per acre 8 or less (D)Bulk and Area Regulations. (1)Lot Width Minimum. Single-family 50 feet Two-family 50 feet Townhouse, no more than two (2) attached 25 feet (2)Lot Area Minimum. Single-family 5,000 square feet Two-family 5,000 square feet (3)Land Area Per Dwelling Unit. Single-family 5,000 square feet Two-family 5,000 square feet Townhouse, no more than two (2) attached 2,500 square feet (E)Setback Requirements. Front Side Rear 15 feet 5 feet 5 feet (F)Height Regulations. Building Height Maximum 3 stories Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 12 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 (G)Building Area. The area occupied by all buildings shall not exceed 50% of the total lot area, except when a detached garage exists or is proposed; then 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. (Ord. No. 6945, §5(Exh. D), 12-16-25) 161.14 District RMF-12, Residential Multi-Family — Twelve (12) Units Per Acre (A)Purpose. The RMF-12 Multi-family Residential District is designed to permit and encourage the development of multi-family residences at a moderate density that is appropriate to the area. (B)Uses. (1)Permitted Uses. Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 10 Three- and four-family dwellings Unit 26 Multi-family dwellings Unit 41 Accessory dwellings Unit 44 Cluster Housing Development Unit 46 Short-term rentals (2)Conditional Uses. Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 11 Manufactured home park Unit 12a Limited business Unit 24 Home occupations Unit 25 Professional offices Unit 36 Wireless communications facilities Unit 48 Private dormitories (C)Density. Units per acre 12 or less (D)Bulk and Area Regulations. (1)Lot Width Minimum. Manufactured home park 100 feet Lot within a manufactured home park 50 feet Single-family 45 feet Two-family 45 feet Three-family or more 80 feet Professional offices 100 feet (2)Lot Area Minimum. Manufactured home park 3 acres Lot within a manufactured home park 4,200 square feet Townhouse: Individual lot 2,500 square feet Single-family 4,500 square feet Two-family 6,000 square feet Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 13 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Three-family or more 9,000 square feet Fraternity or Sorority 2 acres Professional offices 1 acre (3)Land Area Per Dwelling Unit. Manufactured home 3,000 square feet (E)Setback Requirements. Front Side Other Uses Side Single & Two- family Rear Other Uses Rear Single- family A build-to zone that is located between the front property line and a line 25 feet from the front property line. 8 feet 5 feet 20 feet 5 feet (F)Building Height Regulations. Building height maximum 2 stories/3 stories* * 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 setback greater than 10 feet from the master street plan right-of-way shall have a maximum height of three (3) stories. If a building exceeds the height of two (2) stories, the portion of the building that exceeds two (2) stories shall have an additional setback from any side boundary line of an adjacent single -family district. The amount of additional setback for the portion of the building over two (2) stories shall be equal to the difference between the total height of that portion of the building, and two (2) stories. (G)Building area. The area occupied by all buildings shall not exceed 50% of the total lot area. Accessory ground mounted solar energy systems shall not be considered buildings. (H)Minimum buildable street frontage. 50% of the lot width. (Ord. No. 6945, §5(Exh. D), 12-16-25) Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 14 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 CPZD: ORD 4523 Portion of site in question Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 15 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 CPZD: ORD 4523 Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 16 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 TO: Jessie Masters, Planning Director FROM: Kylee Cole, Long Range & Preservation Planner MEETING DATE: May 26, 2026 SUBJECT: Long Range Planning Comments Regarding RZN-2026-0015 BACKGROUND: The applicant requests to rezone approximately 36.2 acres from RSF-4, Residential Single- Family, Four Units Per Acre and CPZD, Commercial Planned Zoning District to RSF-8, Residential Single-Family, Eight Units Per Acre and RMF-12, Residential Multi-Family, Twelve Units Per Acre. One long range planning document is relevant when evaluating this request: City Plan 2040. City Plan 2040 (2020): City Plan 2040 includes several relevant plan goals and objectives: • Goal 1 – We will make appropriate infill and revitalization our highest priority. • Goal 2 – We will discourage suburban sprawl. • Goal 3 – We will make compact, complete, and connected development the standard. • Goal 6 – We will create opportunities for attainable housing. o 3.6.1 - Increase housing choices by encouraging a mixture of housing types and sizes dispersed throughout the city and in proximity to transit and active transportation networks. (p.45) On its adoption in early 2020, City Plan 2040 carried forward goals from prior comprehensive plans and organized them into six primary goals. The goals were meant to focus the City’s efforts on appropriate infill that furthers a variety of transportation options, supports the creation of attainable housing, and limits the amount of land consumed by development on the City’s periphery, often termed “suburban sprawl”. DISCUSSION: Zoning History: The subject property was annexed into the City through two petitions. The first, for the portion immediately adjacent to N. Deane Solomon Rd., was approved on August 7, 1967. 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 as 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. This area was rezoned in 2003 to CPZD with the approval of the Springwoods CPZD which proposed multi-family dwellings at a density of “4 residential units per acre” over a total of 10.70 acres on Lot #4. Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 17 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Figure 1. Excerpt from Ord. 4523 pg. 4 identifying use units within the Springwoods CPZD. The second area subject to this request, located further west and adjacent to Cobblestone phases two and three, was annexed in 2004 and subsequently zoned RSF-4, Residential Single-Family, Four Units Per Acre. City Plan 2040 and Future Land Use Plan: Much of this area is designated as “Civic Institutional” on the Future Land Use Map. This designation is a result of the Fayetteville School District’s ownership of this property at the time of development of the FLUM. Since it is apparent that the school district no longer has plans to develop the property with an institutional use, alternative future land uses should be explored, including “Residential Neighborhood” which is immediately adjacent to the property. Residential Neighborhood areas 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 increasing the potential density slightly, from four to eight units per acre while retaining the single-family development pattern along most of the site. The portion proposed as RMF-12 is similarly appropriate as it is designated as a “Residential Neighborhood” on the FLUM. This request would increase density of units slightly and add additional housing types by right, including multi-family, in an area that is already designated for such development via the CPZD. Rezoning from a PZD to standard zoning districts would clarify zoning in the area, easing the administration and interpretation of the zoning requirements for property owners/developers and for city staff. The development has access to existing utilities and is well serviced by existing streets and a planned street as outlined on the Master Street Plan. This request supports goals 1, 2, & 6 of City Plan 2040 by providing opportunities for various housing types in an area where infrastructure already exists. Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 18 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 STAFF EXHIBIT EXHIBIT 1 Source: Screenshot from City of Fayetteville Zoning Map (City of Fayetteville GIS) EXHIBIT 2 Source: Transect Diagram, DPZ Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 19 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 March 15, 2026 City of Fayetteville Planning Department 125 W Mountain St Fayetteville, AR 72701 RE: Meadows at Clabber Creek Rezoning CT Job No. 25304500 To Whom it May Concern, On behalf of DRP Holdings, LLC, Crafton Tull is requesting consideration for a rezoning of approximately 36.2 acres of land located west of N Deane Solomon Road and north of W Vanike Drive. The request applies to two tracts, as outlined below: • 26.59 acres- Tract 2 split from Parcel # 765-16658-100 o Current zoning: RSF-4 o Requested zoning: RSF-8 • 9.59 acres- All of Parcel 765-23602-000 o Current zoning: CPZD o Requested zoning: RMF-12 Tract 2 was recently split from Parcel # 765-16658-100 by document 2026SP-184, which is included in this submission as well as a recent Warrant Deed showing proof of ownership by DRP Holdings, LLC. We believe the requested increase in zoning intensity is appropriate based on the following considerations: Surrounding Land Use and Zoning The property proposed for RSF-8 zoning is adjacent to existing residential neighborhoods to the west and south. The neighborhood to the west contains a mix of RSF-4 and RSF-8 zoning, and the proposed zoning would serve as a natural extension of that development pattern. The property proposed for RMF-12 zoning directly abuts N Deane Solomon Road to the east and the Clabber Creek Trail to the west. This orientation presents an opportunity for multi-family development to front Deane Solomon Road and/or the Clabber Creek Trail, which would provide a clear buffer between the higher-density use and adjacent single-family neighborhoods. Additionally, Underwood Park is located directly south of the property and will be accessible via the Clabber Creek Trail. This proximity to park amenities supports the proposed increase in residential density. Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 20 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Utilities The site has direct access to three (3) existing 8-inch PVC sanitary sewer main stubs—two located to the south and one to the west. The southern stubs connect to a 12-inch PVC main along W Vanike Drive, which ultimately drains to the Clabber Creek 48-inch sewer interceptor. A sewer capacity study prepared by RJN indicates no downstream capacity constraints that would limit development of the site. Water service is similarly available, with three (3) existing water mains accessible to the property, including a 12-inch PVC main to the west, an 8-inch PVC main to the south, and a 12-inch PVC main to the east. City staff have indicated no known water pressure concerns that would impact development feasibility. Traffic and Connectivity The property benefits from strong connectivity to the surrounding transportation network. It directly abuts N Deane Solomon Road, classified as a Neighborhood Link Street. Additional access is available via an existing north–south street stub from W Vanike Drive. An east–west Residential Link Street is also shown through the property, connecting W Ika Lane to N Deane Solomon Road. The site further provides direct access to the Clabber Creek Trail, which connects Trucker Drive (near Sam’s Club) to the Clabber Creek Subdivision. The Trucker Drive connection is anticipated to ultimately link to the Razorback Greenway via the Shiloh Trail and the existing sidepath along W Van Asche Drive. These transportation and trail connections provide circulation and multimodal access that support the requested increase in density. Any required traffic study or trip generation analysis would be submitted with future development plans. Conclusion Overall, we believe the requested higher-intensity rezoning is appropriate given the site’s frontage on a Neighborhood Link Street, direct access to a multi-use trail system connecting to Underwood Park and the Razorback Greenway, compatibility with surrounding neighborhoods, and the availability of adequate utility infrastructure. Should you have any questions or require additional information, please do not hesitate to contact us. Sincerely, Conlee Hale, P.E. Crafton Tull Conked Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 21 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 47 9 . 6 3 6 . 4 8 3 8 t Fa y e t t e v i l l e , A r k a n s a s 7 2 7 0 1 30 0 N C o l l e g e A v e . , S u i t e 3 1 7 Ke y P l a n No . De s c r i p t i o n Da t e PR O J E C T N O : IS S U E D A T E : CO N T A C T : Th i s d o c u m e n t , a n d t h e i d e a s a n d d e s i g n s i n c o r p o r a t e d he r e i n , a s a n i n s t r u m e n t o f p r o f e s s i o n a l s e r v i c e , i s t h e pr o p e r t y o f C r a f t o n , T u l l & A s s o c i a t e s , I n c . , a n d i s n o t t o b e us e d , i n w h o l e o r i n p a r t , f o r a n y o t h e r p r o j e c t , w i t h o u t t h e wr i t t e n a u t h o r i z a t i o n o f C r a f t o n , T u l l & A s s o c i a t e s , I n c . ww w . c r a f t o n t u l l . c o m © 2 0 2 6 C r a f t o n , T u l l & A s s o c i a t e s , I n c . Cr a f t o n T u l l R QC b y : QC D a t e : A C D J I H G F E A C D J I H G F E 1 2 3 4 5 6 1 2 3 4 5 6 DRAWING: G:\25304500_MEADOWSATCLABBERCREE\INFRASTRUCTURE\CIVIL\DWG\CONCEPT\CONCEPT 08-FULL.DWG LAYOUT: PLOT , LAST SAVED: CH5207, 1/26/2026 8:07:46 AM LAST PLOTTED BY: CONLEE HALE, 1/26/2026 8:09:34 AM B M U R R A Y 11 / 1 3 / 2 5 VI S I O N C U S T O M H O M E S FA Y E T T E V I L L E , A R K A N S A S C- 0 0 1 CO N C E P T 1 Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 22 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 From: Lisa Davis <ldevine64@yahoo.com> Sent: Monday, May 4, 2026 2:14 PM To: Planning Shared <planning@fayetteville-ar.gov> Subject: Opposition to RZN-2026-0015" 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 whom it may concern: I am writing to express my opposition to this new proposed development for the reason listed below: Road & Safety Concerns Deane Solomon Rd is already limited in capacity. Increased density means more congestion and safety risks. Traffic Hazards Existing visibility and highway access are already challenging. Added traffic will make this worse. Neighborhood Compatibility. This type of high-density development may not be legally compatible with established single-family homes due to zoning "non-compatibility." Potential Impact Increased noise, light pollution, and traffic strain could negatively affect quality of life and property values. Lisa Davis 3201 N Raven Ln Fayetteville, AR From: Tara Muck <taramuck@gmail.com> Sent: Monday, May 4, 2026 2:20 PM To: Planning Shared <planning@fayetteville-ar.gov> Subject: Opposition to RZN-2026-0015 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. Dear Members of the Fayetteville Planning Commission: I am writing to formally express my opposition to the rezoning request for the property located at north of w Vanike Dr, west of N Deane Solomon Rd, as detailed in planning case RZN-2026-0015. Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 23 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 My primary concerns regarding this proposal involve the impact of high -density housing on our existing community. Specifically, I am concerned that this development will significantly increase traffic congestion in an area that is already heavily burdened with housing growth. Furthermore, I believe that the transition to high-density housing in this specific location will negatively impact the property values of the surrounding neighborhood. With ongoing development of rental units south of Underwood Park, this once strong single-family community could could easily become overran with rental units. I respectfully request that the Planning Commission take these concerns into account and deny the request for rezoning. Thank you for your time and for your service to our community. Sincerely, Tara Muck Property Owner 3110 W Ika Ln Fayetteville, AR (c) 479.420.8989 From: marc davis <live4u63@yahoo.com> Sent: Tuesday, May 5, 2026 9:04 AM To: Planning Shared <planning@fayetteville-ar.gov> Subject: Opposition to RZN-2026-0015" 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 whom it may concern: I am writing to express my opposition to this new proposed development for the reason listed below: Road & Safety Concerns Deane Solomon Rd is already limited in capacity. Increased density means more congestion and safety risks. Traffic Hazards Existing visibility and highway access are already challenging. Added traffic will make this worse. Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 24 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 Neighborhood Compatibility. This type of high-density development may not be legally compatible with established single-family homes due to zoning "non-compatibility." Potential Impact Increased noise, light pollution, and traffic strain could negatively affect quality of life and property values. Marc Davis 3201 N Raven Ln Fayetteville, AR 72704 From: Lindsey Steiger <lsteiger@ymail.com> Sent: Tuesday, May 5, 2026 3:27 PM To: Planning Shared <planning@fayetteville-ar.gov> Subject: Opposition to RZN-2026-0015 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. Good afternoon, I writing to express my opposition to this new proposed development for the reasons listed below: Road & Safety Concerns Deane Solomon Rd is already limited in capacity. Increased density means more congestion and safety risks. Traffic Hazards Existing visibility and highway access are already challenging. Added traffic will make this worse. Neighborhood Compatibility This type of high-density development may not be legally compatible with established single-family homes due to zoning "non-compatibility." Potential Impact Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 25 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 Increased noise, light pollution, and traffic strain could negatively affect quality of life and property values. This would be disastrous for our neighborhood, and a poor choice impacting all neighbors in the area negatively. If I can elaborate on any of these points further, please don’t hesitate to reach out. Thank you, Lindsey Steiger-Muck 3110 W Ika Lane Fayetteville, AR 72704 From: Matt Lewis <mlewy9er@hotmail.com> Sent: Tuesday, May 5, 2026 6:41 PM To: Planning Shared <planning@fayetteville-ar.gov> Subject: Opposition to RZN-2026-0015 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. I'm emailing to oppose the rezone above. Mostly due to Neighborhood compatibility amonst established single family homes. Potential impact with noise, light pollution, and traffic strain on an already tight and narrow road. All of these could negatively effect quality of life and property values. Matt. Get Outlook for iOS From: Masters, Jessica Sent: Friday, May 15, 2026 5:06 PM To: 'gregthomas615@gmail.com' <gregthomas615@gmail.com> Subject: RE: RZN-2026-0015 Good afternoon, Greg, Thank you for your comments and questions regarding the subject rezoning. Staff have received your comments and they will be included in the packet that staff will prepare for the Planning Commission. In the interim time, I have responded to your questions below in RED to the best of my ability. This meeting will be held on Tuesday, May 26 at 5:30 PM in City Hall at 113 W. Mountain Street, and members of the public are invited to attend either in-person or virtually through zoom. Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 26 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 The agenda will be published on Thursday, May 21 by 4:30 PM, and you can find that information here: https://fayettevillear.portal.civicclerk.com/ If you would like to attend virtually, you can find that information here: https://www.fayetteville- ar.gov/3949/Zoom-Meeting-Instructions. Please let me know if there is anything else I can help you with in the meantime. Jessie Masters, AICP Planning Director Development Services City of Fayetteville, Arkansas (479) 575-8239 www.fayetteville-ar.gov Website | Facebook | Twitter | Instagram | YouTube From: Greg Thomas <gregthomas615@gmail.com> Sent: Tuesday, May 5, 2026 9:07 PM To: Planning Shared <planning@fayetteville-ar.gov> Subject: RZN-2026-0015 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. Hello, I live at 3037 N Night Heron Dr and have a few questions about the proposed Rezoning. Thank you for the information! -Greg Thomas - what type of development would this allow? The developer is requesting to rezone a portion of the property to RSF-8 which allows single-family homes, and a portion of the lot’s frontage along Deane Solomon could allow for higher density housing at 12-units per acre. - why doesn’t the developer just build houses to match the rest of the neighborhood on all sides? This is likely a question for the developer to answer, and perhaps they can shed light on this at the public hearing. Single-family homes would be similar to the homes that are currently there. Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 27 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 - there is an area between deane Solomon and the greenway with dense mature trees. Truly the last ones of anywhere in the area. Are those going to be torn down during construction? Staff has not yet reviewed or seen a development proposal. Tree removal is considered at the time of development. - how does the process work? How can I get more information about the project and talk with decision makers? Is there an open forum to ask questions? I recommend attending the Planning Commission meeting. Information above. - Deane Solomon already has storm water overtop the road near underwood park 3-4 times a year. Do you think this development would increase that occurrence? Developments are not permitted in the City of Fayetteville to increase any existing stormwater issues that may already exist on a property. This would all be evaluated at the time of development. - there are several apartment complexes being built within a half mile of this site, is there really a need for more apartments? Or does higher density single family homes just make more sense? The developer would have a good sense of market need for housing. The City of Fayetteville also releases a housing assessment each year. A presentation was given at a recent City Council meeting, and the final assessment should be ready soon. I recommend reaching out to Marlee Stark (mstark@fayetteville-ar.gov) if you have any additional questions about housing needs in Fayetteville. - does the planning department put out some sort of report? How can I get access to the report? The report will be published by 4:30 PM on Thursday, May 21. Link and information above. - if this Rezoning passes, does the city have any requirements on the build quality of the apartments? Such as building materials etc. The City has a robust set of development standards that apartments are required to meet. You can view development requirements in our municipal code. https://library.municode.com/ar/fayetteville/codes/code_of_ordinances - I’ve heard in previous meetings that it’s important to maintain the character and density of nearby developments. Would that be a concern here with RSF-4 zoning on all sides? It depends. Housing types of all kinds to address the housing needs of multiple types of users, ages, and abilities can often contribute to neighborhood character, rather than detract from. Single-family homes, which is what the developer is primarily trying to zone for, are typically considered to be compatible with other single-family homes. - what is this area zoned for on the future land use plan? The Future Land Use Map currently identifies some of the area as “Civic/Institutional,” likely as a reflection that this property was recently sold by the Fayetteville Public School district. The other portion classifies this area as “Residential Neighborhood.” Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 28 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 Colleen, Thank you for submitting your questions regarding the subject rezoning, and thank you for your patience in my response. The developer is requesting to rezone the area to allow for additional single-family homes, and potentially some additional density and housing types along Deane Solomon. Tree removal has not been evaluated since we do not currently have any development plans to review, but is taken into consideration at the time of development. You can read about the City’s Tree Preservation ordinance here: https://library.municode.com/ar/fayetteville/codes/code_of_ordinances?nodeId=CD_ORD_TITXVU NDECO_CH167TRPRPR. If you have additional questions about trees and landscaping requirements, I recommend that you reach out to either Willa Thomason or Bethany Douglas, the City’s Urban Foresters, who work daily with this portion of code. Further, the Planning Commission meeting will be held on Tuesday, May 26 at 5:30 PM in City Hall at 113 W. Mountain Street, and members of the public are invited to attend either in -person or virtually through zoom. The agenda will be published on Thursday, May 21 by 4:30 PM, and you can find that information here: https://fayettevillear.portal.civicclerk.com/ If you would like to attend virtually, you can find that information here: https://www.fayetteville- ar.gov/3949/Zoom-Meeting-Instructions. Thank you, Jessie Jessie Masters, AICP Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 29 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 Planning Director Development Services City of Fayetteville, Arkansas (479) 575-8239 www.fayetteville-ar.gov Website | Facebook | Twitter | Instagram | YouTube From: Colleen Boyle <colleen.boyle2020@gmail.com> Sent: Tuesday, May 12, 2026 8:43 PM To: Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: Re: Opposition to RZN-20-26-0015 & Questions 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. Good evening, I just wanted to follow up on the below email to see if any input could be provided? Thank you! On Thu, May 7, 2026 at 3:00 PM Colleen Boyle <colleen.boyle2020@gmail.com> wrote: Hello, I am writing regarding RZN 20-26-0015. Generally speaking, I understand and support development as a necessary part of a growing city like Fayetteville. That said, I also deeply value the sense of community and access to green space that makes Fayetteville unique. This particular request proposes rezoning and potential development of land located between Deanne Solomon Road and the Greenway. As I understand it, this area represents one of the last remaining urban forests in Fayetteville. Because of that, I have several questions regarding the development potential of this specific tract. Can you speak to what level of development is anticipated for this area? Will the existing mature trees be removed? What impact will the project have on the current wildlife habitat, including birds, bats, owls, eagles, and deer? Additionally, are there any requirements or expectations for the developer to preserve green space or existing trees within the development area? I appreciate the work you are doing on this project and look forward to your response. Thank you, Colleen Boyle Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 30 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 From: a.braun@aol.com <a.braun@aol.com> Sent: Thursday, May 7, 2026 6:14 PM To: Planning Shared <planning@fayetteville-ar.gov> Subject: RZN-2026-0015 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. Opposition to RZN-2026-0015 My property backs up to what I was told was future school development many years down the road. None of the neightbors were advised thatthere was an under the table land swap of ownership. That in itself is a pretty shady deal and and should have had advance notification to the adjoining neighbors. There was NO NOTIFICATION. Nor was their a notification of the new owners planning to rezone and bring down our property values. I am 100% against multifamily housing in an area that is predominately single family homes. It will decrease our property values. It will greatly increase traffic. It will increase the noise level of a neighborhood that is currently very peaceful. The new park will also greatly increase traffic and noise and litter. Clabber Creek trail is POORLY maintained by the city - They only mowed twice last year, and even today it is quite an eye sore. The city does not maintain the water overflow channel from the lake in the park area. This runs along side my property line. This channel is full of pests, litter, and foul smelling water - the city services should be ashamed of they way they manage public areas. Please keep me advised of any and all meetings on the rezoning. I do not wish this to move forward. If they are insistent on developing the land they should retain the zoning currently in place - 4 lots max per acre. My email is a.braun@aol.com My cell is 714-300-3186 My address is 2508 Vanike Drive West, Fayetteville, AR 72704 Anna Braun -----Original Message----- From: julie wray <jules_13_2000@yahoo.com> Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 31 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 Sent: Friday, May 8, 2026 8:34 AM To: Planning Shared <planning@fayetteville-ar.gov> Subject: Opposition to RZN-2026-0015 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. I’m writing in opposition to the high density development being proposed near my home on Raven Lane. My concerns include road and safety issues, traffic hazards, neighborhood compatibility and property value impacts. I want to protect the quality of life we enjoy in our neighborhood. Sincerely concerned, Julia Billings 2927 N Raven Fayetteville AR Sent from my iPhone From: John Zumbro <jezumbro@gmail.com> Sent: Friday, May 8, 2026 12:05 PM To: Planning Shared <planning@fayetteville-ar.gov> Subject: Opposition to RZN-2026-0015 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. Dear Fayetteville Planning Commission and City Council Members, I am writing as a resident of the neighborhood adjacent to the proposed rezoning under case RZN- 2026-0015 to formally express my opposition to this high-density development. My concerns are grounded not only in the immediate impacts to our neighborhood, but in documented research and local precedent. Traffic and Road Safety Deane Solomon Road is a narrow two-lane collector with open drainage ditches and well- documented visibility problems at the Highway 112 intersection — concerns raised formally before this Commission as recently as 2021 during the Lewis Automotive rezoning (ultimately denied 8-1 by the Planning Commission). High-density multifamily developments generate 4–7 vehicle trips per unit per day per Institute of Transportation Engineers standards — substantially more than adjacent single-family uses. Without dedicated infrastructure improvements, this traffic will spill onto neighborhood streets including Ika, Vanike, and Evermore, converting them into cut-through corridors. ARDOT is currently widening Highway 112 from two to four lanes between Truckers Drive Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 32 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 and Howard Nickell Road (project 25-190) — evidence of recognized traffic growth pressure in this exact corridor. Adding density before that work is complete and before Deane Solomon Road is upgraded compounds the risk. I ask that a full traffic impact study with level-of-service analysis for Deane Solomon Road and all adjacent neighborhood streets be required before any approval. Zoning Compatibility Under UDC §154.03(A)(3), every private rezoning application must include "a statement explaining the compatibility of this proposed rezoning with neighboring property and explaining why the proposed rezoning will not unreasonably adversely affect or conflict with surrounding land uses." This is a legal review criterion — not a formality. The Commission is required to evaluate that statement on its merits. A stark density jump abutting established single-family homes, with no transition buffer and inadequate road infrastructure, does not meet this standard. The Planning Commission's own language from the February 2026 rezoning at 900 E. Ash Street is instructive: Commissioner Brad Payne noted that "a risk is fine as long as you are not a member of the neighborhood being impacted by an incompatible development" — and that rezoning passed only 5-4. I ask that the Commission make written findings on compatibility before any vote. Property Values and Quality of Life Increased traffic volume, artificial light spillover, noise from a dense multifamily complex, and pressure on stormwater systems (Clabber Creek flooding has been a documented concern in this watershed) collectively degrade quality of life and can suppress property values for adjacent single- family owners. These effects are difficult to mitigate retroactively once development is built. Request I ask that the Commission: 1. Require a full traffic impact study with level-of-service analysis for Deane Solomon Road and all adjacent neighborhood streets before any approval. 2. Make written findings of fact on UDC §154.03(A)(3) compatibility — not just accept the applicant's statement at face value. 3. Deny or significantly condition RZN-2026-0015 until infrastructure capacity and neighborhood compatibility can be demonstrated. This community has been vocal and engaged before — and that engagement has made a difference. I respectfully ask that you give this proposal the full scrutiny it deserves. Thank you for your service to Fayetteville. Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 33 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 Sincerely, John Zumbro 2885 W Vanike Dr jezumbro@gmail.com From: William BIllings <willbill1995@gmail.com> Sent: Friday, May 8, 2026 2:53 PM To: Planning Shared <planning@fayetteville-ar.gov> Subject: Opposition to RZN-2026-0015 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. I’m writing in opposition to the high density development being proposed near my home on Raven Lane. My concerns include road and safety issues, traffic hazards, neighborhood compatibility and property value impacts. I want to protect the quality of life we enjoy in our neighborhood. Not to mention the effect on local wildlife and the natural feel of the area. More housing wouldnt offset the cons to this situation and put us furth behind from transportation infastructure point view. Thanks, William Seth Billings From: Masters, Jessica Sent: Monday, May 18, 2026 9:39 AM To: Steve Barthol <swb729@gmail.com> Subject: RE: RZN 2026-0015 Good morning, Steve, Thank you for the follow-up question. The Master Street Plan is a planning document that identifies what the City would like to see for streets in the future. If and when development occurs along Deane Solomon, it would be likely that the developer would be on the hook for building out their portion of the street. The City may not have any plans to improve Deane Solomon at this time, but analyzes needs as developments occur. Hopefully this is helpful. Let me know if you have any additional questions. Jessie Jessie Masters, AICP Planning Director Development Services Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 34 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 City of Fayetteville, Arkansas (479) 575-8239 www.fayetteville-ar.gov Website | Facebook | Twitter | Instagram | YouTube Please note that Planning is currently short-staffed and that communications and review times may increase as a result. Please bear with us in the interim. From: Steve Barthol <swb729@gmail.com> Sent: Monday, May 11, 2026 11:17 AM To: Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: Re: RZN 2026-0015 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. I looked at the master street plan and Deane Solomon is classified as a collector street but doesn’t seem to meet the criteria based on the definition. Are there plans to improve it? It is so narrow with no shoulder and horrible for any type of cycling or foot traffic already. The increased traffic from the approved development on the golf course plus Underwood Park will overwhelm it making it extremely unsafe for all. On May 11, 2026, at 9:00 AM, Masters, Jessica <jmasters@fayetteville-ar.gov> wrote: Steve, Thank you for the follow up email. The best way to get your voices heard by the Commission is exactly this – emailing City staff, and we will include written comment in the report. Further, the meeting will be open to the public, and individuals will each have 3 minutes to provide the Commission comment at that meeting as well. I have been queueing up a number of emails I have received on the item and plan to provide additional follow up information shortly. Please don’t hesitate to reach out if you have questions, and please feel free to forward my information along to those you have spoken with as well. Thank you, Jessie Jessie Masters, AICP Planning Director Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 35 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 From: Steve Barthol <swb729@gmail.com> Sent: Saturday, May 9, 2026 8:28 AM To: Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: Re: RZN 2026-0015 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. Hi Jessie, I have been talking with neighbors and actually now have the answers to those questions that I sent you. One of the neighbors told me that you are leading this project and that you are extremely busy. I appreciate you helping all of us concern neighbors. I, like all of the other neighbors, am adamantly opposed to re-zoning this land for multi-family, higher density dwellings. What would you recommend as the best way for us to voice our concerns and does the person making the request for the rezoning have to present a convincing case to the planning commission in order for the planning commission to change the existing zoning? Thank you, Steve Barthol 3017 N Raven Ln On May 7, 2026, at 8:10 AM, Steve Barthol <swb729@gmail.com> wrote: Jessie, Has anything been clarified on ownership or consent of owner for the rezoning request? Also, do you know if the public notice signs for the rezoning request have been posted? Thanks, Steve On Mon, May 4, 2026 at 8:23 AM Masters, Jessica <jmasters@fayetteville-ar.gov> wrote: Steve, Thank you for asking. I am actually already in communication with this applicant regarding the correct consent of owner. I am hoping to hear back from them this week to clarify whether the property has already transferred to DRP. The school district was working to sell a portion of the property to that entity. Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 36 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 Feel free to reach back out within the next couple days and I should have a final answer by then. Thank you, Jessie Jessie Masters, AICP Planning Director Development Services City of Fayetteville, Arkansas (479) 575-8239 www.fayetteville-ar.gov Website | Facebook | Twitter | Instagram | YouTube From: Steve Barthol <swb729@gmail.com> Sent: Friday, May 1, 2026 4:16 PM To: Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: Re: RZN 2026-0015 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. How is DRP holdings able to request rezoning when the Fayetteville school district owns most of this land? The two northern parcels are owned by the Fayetteville school District. > On May 1, 2026, at 1:17 PM, Masters, Jessica <jmasters@fayetteville-ar.gov> wrote: > > Steve, > > Thank you for following up via email. The subject item is currently queuing up for the May 26 Planning Commission hearing. Neighbors can feel free to email or call me and I will make sure comments get incorporated into staff's final report to the Planning Commission. Further, members of the public may plan to attend the Planning Commission on that day, beginning at 5:30 PM. Please note that it will be on a Tuesday that week, in City Hall room 101, rather than a Monday, due to the Memorial Day holiday. > > More information closer to the meeting can be found here: https://www.fayetteville- ar.gov/3947/Public-Meetings-Agendas-Minutes-and-Vide > > Let me know if you have any questions. Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 37 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 > Jessie > > Jessie Masters, AICP > Planning Director > Development Services > City of Fayetteville, Arkansas > (479) 575-8239 > www.fayetteville-ar.gov > Website | Facebook | Twitter | Instagram | YouTube > > -----Original Message----- > From: Steve Barthol <swb729@gmail.com> > Sent: Friday, May 1, 2026 1:05 PM > To: Masters, Jessica <jmasters@fayetteville-ar.gov> > Subject: RZN 2026-0015 > > 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. > > Jessie, > > I left a voicemail earlier today, but email may be more convenient. I was wanting to know if you can tell me what stage of the planning process this item is currently in? Also, what are the steps in the process going forward and what is the best way for neighbors to voice their concerns and have their questions answered? > > Thanks > > Steve Barthol From: Jammie Ackerman <jammanne@gmail.com> Sent: Friday, May 8, 2026 5:25 PM To: Planning Shared <planning@fayetteville-ar.gov> Subject: Opposition to RZN-2026-0015 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. I am writing in opposition to this proposed high density development affecting my neighborhood. I have owned my home 11 years on Verona Ln. and highly oppose his development. Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 38 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 From: Gene Bennett <bennettgene360@gmail.com> Sent: Sunday, May 10, 2026 2:06 PM To: Planning Shared <planning@fayetteville-ar.gov> Subject: Opposition to RZN-2026-0015 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. Dear Planning I am writing to express several concerns regarding the recent rezoning request. While I support affordable housing for Fayetteville, I believe our neighborhood has already contributed significantly, especially following the approval of 274 rental units just south of our location. My specific concerns are as follows: 1. Flooding Risks: Over the past ten years, water has reached within 15 feet of my back door. I am worried that increasing the amount of developed ground cover will lead to serious flooding issues. 2. Traffic Congestion: Traffic on Vanike Drive is currently at capacity, as it serves as a major thoroughfare for other neighborhoods. 3. Property Values: The introduction of structures that are not comparable to the existing neighborhood will likely reduce our property values. 4. Road Infrastructure: Deane Solomon is already too narrow to support current traffic, even before considering the impact of the 274 units that have already been approved. Thank you for your time and for considering these points. Sincerely, Billy (Gene) Bennett bennettgene360@gmail.com 479-466-9725 2652 W Vanike Drive From: Jamie Gardiner <jamiekayg@gmail.com> Sent: Monday, May 11, 2026 3:31 PM To: Masters, Jessica <jmasters@fayetteville-ar.gov>; Planning Shared <planning@fayetteville- ar.gov> Subject: RZN-2026-0015 (North of Vanike Dr)- Formal Opposition to Rezoning RMF-12 and RSF-8 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. Hello, Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 39 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 I am writing to voice my opposition to the proposed rezoning of the Fayetteville property located North of Vanike Drive. As a homeowner on West Ika Lane, located only three houses away from the proposed rezoning property, I am very concerned about the impact this increased density will have on the character and safety of our immediate neighborhood, as well as the wildlife. I recently relocated to Fayetteville from Portland, Oregon, specifically seeking the peaceful quality of life the city offers. Having experienced firsthand the negative impacts of rapid, unchecked overpopulation and the resulting increase in crime and infrastructure strain in Portland, I am not only very sad, but also very wary of seeing those same patterns emerge here. Fayetteville's appeal lies in its balance of growth and livability; moving toward high- density RMF-12 or even RSF-8 in this specific area threatens that balance. The amount of high-density areas popping up in this specific area alone is already highly concerning. My primary concerns regarding this rezoning include: • Lack of infrastructure: Our current roads are already overloaded. • Property Character: This neighborhood consists of established single-family homes. Adding higher-density residential units is inconsistent with the existing land use. • Safety and Traffic: Increased density inevitably leads to higher traffic volume on our residential streets, which highly impacts the safety of our quiet community. I am hopeful that the Planning Commission will consider the long -term integrity of our neighborhood and deny this rezoning request. I would like my opposition to be included in the official public record for this case Thank you for taking the time to read my email. I hope that we can all keep Fayetteville a quality place to live and a town where we can all be proud to say "I live in Fayetteville". Sincerely, Jamie Gardiner FROM THE DESK OF Debra Stendel May 10, 2026 To all Concerned Fayetteville, Ar Dear Mayor, City Planning Commission, City Council Members, Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 40 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 I moved to this beautiful city 15 years ago because of its small town feel and its proposed dedication to preserving a natural environment as it grew. I have been sorely disappointed! As the city continues to grow, priority seems to be given to any developer who wants to rezone for his own benefits, irregardless to how it affects, natural lands, existing neighborhoods , traffic and homeowners. The planning commission has recently proposed rezoning land near me. I am writing to formally oppose Plan #2026-0015. I do not believe that the applicant can conclusively demonstrate compliance with Fayetteville’s Unified Development Code, infrastructure capacity requirements, traffic safety standards, drainage obligations and neighborhood compatibility principles. Part of the proposed rezoning area includes 9 1/2 acres which are currently “Protected Wetlands.” The developers plan to build 12 units/acre on this pristine, “protected” land. How can this even be considered? The rest of the area, (26 + acres) is currently zoned R4 which is comparable to the adjacent neighborhood. The developer has requested rezoning to R 8. This does not fit the compatibility requirements of the development code, it will negatively affect the property values of all the neighboring residents and put severe stress on roads that are already over taxed. This land has several ponds and a stream which is fed by run off from the field and likely natural springs. Currently the water feeds the ponds in the wetlands area. If that land is built on the stream will not be able to flow naturally and neighboring yards will flood unless diligent planning is applied with details to preventing this problem. We currently have water issues in our yards because proper drainage was not considered much less enforced when this area was developed. High density housing will further add to this existing problem and I have little confidence that the city will regulate this with the new proposed development. Neighbors on Vanike Dr. have repeatedly complained to the police department about speeding traffic. DRC Holdings, current plan shows that the only 2 outlets in the proposed development will go through current neighborhoods creating even more dangerous streets due to heavy traffic. The two “main roads” that run parallel to this proposed development, (Dean Solomon and Salem) are both 2 lane roads with no space for widening. This city needs to work on infrastructure and consider existing roads before it expands residential areas! There are large parcels of land in the vicinity where this type of housing would not adversely affect existing neighborhoods. I urge you to reinforce existing codes and to implement well thought out planning guides as this city continues to grow. Under Arkansas zoning law and Fayetteville’s planning framework, rezoning decisions must “serve the public welfare and remain consistent with the city’s adopted planning principles.” I do not see any evidence that the applicant’s rezoning request will benefit the city without imposing disproportionate impacts on surrounding neighborhoods. * I also request that this and all communications, studies, traffic analyses, drainage reports etc, related to this rezoning proposal be fully disclosed to the public prior to any rezoning decision. Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 41 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 *The city needs to require traffic reviews during peak hours, not mid day. * Drainage and infrastructure reviews be made by independent parties, not just the proposed developer and presented to the public. * Full transparency of all communications between the developer, financing entities, public officials, and any related parties concerning this proposal and any future rezoning proposals. Please include this and all residential input in the official record for this application. Thank you, Debra Stendel 2600 W Vanike Dr Fayetteville Ar From: Jeff Johnson <razorbackjeff@gmail.com> Sent: Wednesday, May 13, 2026 11:47 AM To: Planning Shared <planning@fayetteville-ar.gov> Subject: Opposition to Rezoning Petition RZN-2026-0015 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. Dear Fayetteville Planning Department, Commissioners, and Staff, My name is Jeff Johnson, and I am a resident of an affected neighborhood near the proposed development area on Deane Solomon and Vanike Dr in Northwest Fayetteville. I am writing to formally voice my opposition to the requested rezoning and development associated with Plan Number: RZN-2026-0015. I respectfully urge the Planning Commission to recommend denial of this petition. A rezoning of this magnitude (moving from low-density RSF4 to high-intensity residential) must be held to the highest standard of scrutiny. The applicant has not yet demonstrated that this proposal aligns with the Fayetteville Unified Development Code, existing infrastructure capacities, or the long-term compatibility principles of our neighborhood and other surrounding neighborhoods. Fayetteville has an established precedent of protecting stable neighborhoods from incompatible, high-intensity shifts in land use (e.g., REZONING PETITION RZN 15-5240). Under Arkansas law and Fayetteville’s own planning framework, the burden of proof rests entirely on the applicant to demonstrate that this change serves the public welfare. In this case, the proposed density presents an abrupt and harsh transition that is inconsistent with the surrounding character. Furthermore, the city must account for the cumulative traffic load of this Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 42 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 project combined with other pending developments in the immediate corridor, which threatens to degrade the local Level of Service (LOS) to a failing grade. My primary concerns include but are not limited to the following: • Spot-zoning and incompatibility with the established character of the surrounding neighborhoods • Increased traffic burden and safety concerns on already constrained road infrastructure (especially Dean Solomon, Vanike, W Salem, Hwy-112, Ika) • Storm water, runoff, grading, and downstream drainage impacts affecting neighboring properties especially the storm water flooding that develops behind the north side of Vanike properties during heavy rains due to improper drainage. Also, along the creek and wetlands in and adjacent to Underwood park affecting the South Side of the Creek Meadow Neighborhood. o I'm not sure if you recall but the floods in 2011 and also 2008 caused widespread issues in this area of Fayetteville. Improper infrastructure improvements and adequate drainage could lead to increased flooding concerns in the surrounding neighborhoods and in the under construction park as well • Potential reduction in neighboring property values and quality of life • Insufficient transition buffering between existing residential uses and the proposed intensity • The wetland preserve owned by the Northwest Arkansas Land Trust that directly abuts the proposed RMF12 zoning to the south o Parts of the entire stretch of proposed RMF12 zoning between the current trail and Deane Solomon stay saturated almost year round • Precedent-setting impacts for future rezonings inconsistent with the area’s historic development pattern. • Whether existing utilities, emergency services, and transportation infrastructure can adequately support the proposed density/intensity. Before any vote is taken on this matter, I request that the City: • Disclose all communications, studies, and staff recommendations related to this application to the public immediately. • Require independent third-party reviews or studies of all traffic, drainage, and infrastructure assumptions rather than relying solely on data provided by the applicant. o This should include the “Next Chapter” community of 270 units/642 Bedrooms that was recently approved for construction South of Underwood Park but not yet built Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 43 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 • Ensure full transparency regarding all communications between the developer, financing entities, and public officials prior to this request. • Required Infrastructure Analysis • I further request that the City require the following as a condition of any further consideration: o A comprehensive pedestrian connectivity and sidewalk impact analysis to address the dangerous gaps on Deane Solomon between Mt. Comfort and Hwy -112. o A developer-funded mitigation plan for sidewalk installation and traffic calming measures on Deane Solomon, W. Salem, Ika Dr., and Vanike Dr. Please include this letter in the official public record for this application. Thank you for your consideration and your service to the City and Community. Sincerely, Jeff Johnson razorbackjeff@gmail.com 3131 N Night Heron dr, Fayetteville, AR 72704 From: Agatha Kulesza <ackulesza@gmail.com> Sent: Friday, May 15, 2026 9:01 AM To: Planning Shared <planning@fayetteville-ar.gov> Subject: Opposition to RZN-2026-0015 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. Hello Planning Commission, I am writing to oppose the rezoning request RZN-2026-0015. I live in a development near that zone. That undeveloped area is a protected wetland. I worry that rezoning to higher density will majorly affect drainage and cause flooding in developments nearby (like mine). It seems risky to build high density housing in a wetland that is prone to flooding. Please consider declining the rezone request and keep the land zoned as it currently is, which allows for fewer homes to be built that will not encroach on the wetland. Thank you, Agatha Kulesza A Concerned Fayetteville Resident Agatha Kulesza Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 44 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 ackulesza@gmail.com From: Angie Scheidweiler <ascheidweiler@gmail.com> Sent: Tuesday, May 19, 2026 2:42 AM To: Masters, Jessica <jmasters@fayetteville-ar.gov>; Planning Shared <planning@fayetteville- ar.gov> Subject: RZN-2026-0015 Comments 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. Hello, I've seen the sign about rezoning the land behind my house to a higher density development, and I'd like to voice my opposition to the rezone request. I'm concerned about more traffic coming through the area. Deane Solomon already has a lot of traffic from the existing neighborhoods, and the church down the road also causes issues. The continuing improvements of Underwood Park will also bring more traffic to the area. It's already difficult to turn out onto 112, and even more housing development wi ll make that much worse. Deane Solomon is also narrow, and doesn't have sidewalks for much of it. I see pedestrians walking on it often. I'm also concerned that the development will connect the roads near my home to Deane Solomon, and new traffic will then zip through my neighborhood. In addition, I'm concerned about runoff from a new development causing more issues. My backyard already floods with heavy rain. The soil gets waterlogged, and the drainage area behind my fence overflows. It's frequently swampy there, and if it were any worse, it would be pushing water close to my foundation. I also don't want to lose the greenspace in the area. There's a game trail that runs behind my fence. I see deer, rabbits, and coyotes often. I hear great horned owls, and various other birds. The other side of the field is a very marshy habitat, and I'd like to have the biodiversity preserved. Beyond that, I am concerned about changing the character of the neighborhood, and the effect on my property value. It's one thing to have similar houses developed, as was intended by the current zoning, but it's another to have twice as many placed in my back yard. With more dense housing, the houses tend to be built taller, and that causes much less privacy, with more people peering into your back yard. Setbacks are smaller, so the neighboring houses are closer, as well. I do understand the need for Fayetteville to have affordable housing, but there should be a cohesive plan for developing an area. I'm firmly against companies coming in, creating patchwork developments wherever they can squeeze them, to extract as much profit for themselves as they can, at the expense of the existing neighborhoods. I think if there is going to be a change in the Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 45 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 character of a neighborhood, maybe put a decent amount of transitory greenspace in between to alleviate some of the aforementioned problems, and improve the roads and sidewalks to handle the increase in traffic before the development takes place. Have an intentional plan for the entire area that would bring amenities with the increased population, not problems. Thank You, Angelin Scheidweiler 3084 N Bentley Rdg From: Matthew Tomiello <matthewtomiello@icloud.com> Sent: Monday, May 18, 2026 10:53 PM To: Planning Shared <planning@fayetteville-ar.gov> Subject: Opposition to RZN-2026-0015 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. Greetings, I live one-half mile from the proposed rezone in a nearby neighborhood. I feel sorry for the single family home property owners adjacent to the proposed rezone. It will devalue their property and make their peaceful Fayetteville neighborhood chaotic. People do not buy homes in neighborhoods like that to find themselves backed up to a multi-story housing complex and it’s much too expensive to relocate. We already feel traffic becoming less safe on Dean Solomon as people regularly speed through it, the increased traffic from Underwood Park construction, and vehicle congestion is increasing causing near impossible left turns onto Hwy 112 at certain times of day. Lastly, at this very moment we already have multiple (at least 3) high-density developments going up in Fayetteville within about a 2 mile radius of this proposed site (off of Gregg Ave, Van Asche Dr, and Mount Comfort Rd). The Dean Solomon area neighborhoods are much more well suited for single family homes which is what people actually want anyway (not a 4th brand new apartment complex in a small radius just this year!). Thank you, Matthew Tomiello Fayetteville Arkansas Resident/Citizen Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 46 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 -----Original Message----- From: Janan Lane <jlane58@att.net> Sent: Tuesday, May 19, 2026 5:42 PM To: Masters, Jessica <jmasters@fayetteville-ar.gov> Cc: Moore, Sarah <sarah.moore@fayetteville-ar.gov> Subject: Opposition to RZN-2026-2015 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. Dear Fayetteville Planning Commissioners, Planning Staff, City Officials, My name is Dr Janan R Lane. I am a resident of Creek Meadows, an affected neighborhood near the proposed development area on Deane Solomon Road. I am writing to formally voice my opposition to the requested rezoning and development associated with Plan Number: RZN-2026-0015. I respectfully urge the Planning Commission to recommend denial of this petition. A rezoning of this magnitude, moving from low-density greenfield to high-intensity residential must be held to the highest standard of scrutiny. The applicant has not yet demonstrated that this proposal aligns with the Fayetteville Unified Development Code, existing infrastructure capacities, or the long -term compatibility principles of our neighborhood. My primary concerns include: • Spot-zoning and incompatibility with the established character of the surrounding neighborhood. • Increased traffic burden and safety concerns on already constrained road infrastructure (especially Dean Solomon, Vanike, W Salem, Hwy-112) with frequent wildlife crossings throughout. • Increased pedestrian foot traffic on Dean Solomon which has incomplete sidewalk access going both north and south of Vanike with significant current bike and foot traffic as well. • Stormwater, runoff, grading, and downstream drainage impacts affecting neighboring properties. Due to improper current drainage, stormwater flooding develops at the low flow point for the entire area along Clabber Creek, the north side of Vanike and N Harrier Dr during heavy rains. Clabber Creek flooded in April 2017 with Dean Solomon at and around the Clabber Creek crossing and Creek Meadows streets water filled, flowing like rivers. • Potential reduction in neighboring property values and quality of life in yards and outdoor spaces including public lands during construction and after. • Insufficient transition buffering between existing residential uses and the proposed intensity. Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 47 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 • The wetland preserves and natural habitat of numerous animal species. • Precedent-setting impacts for future rezoning inconsistent with the area’s historic development pattern. • Whether existing utilities, emergency services, and transportation infrastructure can adequately support the proposed density and intensity during and after construction. • Significant increase in noise, air, water and light pollution on properties including the preserve and trail during and after construction. Fayetteville has an established precedent of protecting stable neighborhoods from incompatible, high-intensity shifts in land use (e.g., REZONING PETITION RZN 15-5240). Under Arkansas law and Fayetteville’s own planning framework, the burden of proof rests entirely on the applicant to demonstrate that this change serves the public welfare. In this case, the proposed density presents an abrupt and harsh transition that is physically and visually inconsistent with the surrounding character. Furthermore, the city must account for the cumulative traffic load of this project combined with other pending developments in the immediate corridor threatening the local Level of Service (LOS) to a failing grade. In an effort to have full transparency and allow possible mitigation prior to any vote on this matter, I request that the City: ● Disclose all communications, studies, and staff recommendations related to this application to the public immediately. ● Require independent third-party reviews of all traffic, drainage, and infrastructure assumptions rather than relying solely on the data provided by the applicant. This should include the uphill community of 270 units that was recently approved for construction but not yet built. ● Ensure full transparency regarding all communications between the developer, financing entities, and public officials prior to this request. I further request that the City require the following as a condition of any further consideration: ● A comprehensive pedestrian connectivity and sidewalk impact analysis to address the dangerous gaps on Deane Solomon between Mt. Comfort and Hwy -112. ● A developer-funded mitigation plan for sidewalk installation and traffic calming measures on Deane Solomon, W. Salem, Ika Dr., and Vanike Dr. Please include this letter in the official public record for this application. Thank you for your commitment to responsible growth and your service to the residents of Fayetteville. Sincerely, Janan R Lane Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 48 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 jlane58@att.net 3021 N Night Heron Drive Fayetteville, AR 72704 From: Zack Hulett <zhulett@gmail.com> Sent: Tuesday, May 19, 2026 6:26 PM To: Brink, Andrew <andrew.brink@fayetteville-ar.gov>; Holeyfield, Ashlyn <ashlyn.holeyfield@fayetteville-ar.gov>; Brewer, H. Rice <hrice.brewer@fayetteville-ar.gov>; Gulley, Fred <fred.gulley@fayetteville-ar.gov>; Madden, Mary <mary.madden@fayetteville-ar.gov>; McGetrick, Mary <mary.mcgetrick@fayetteville-ar.gov>; Cabe, Matthew <matthew.cabe@fayetteville-ar.gov>; Castin, Nick <nick.castin@fayetteville-ar.gov>; Werner, Nick <nick.werner@fayetteville-ar.gov>; Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: Formal Opposition to Rezoning Petition RZN-2026-0015 - Zachary Hulett 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. Dear Fayetteville Planning Commissioners and Planning Staff, My name is Zachary Hulett, and I am a resident of the Crystal Springs subdivision near the proposed development area on Deane Solomon. I am writing to formally voice my opposition to the requested rezoning associated with Plan Number: RZN-2026-0015. I respectfully urge the Planning Commission to recommend denial of this petition. A rezoning of this magnitude—moving from low-density greenfield to high-intensity residential—must be held to the highest standard of scrutiny. The applicant has not yet demonstrated that this proposal aligns with the Fayetteville Unified Development Code, existing infrastructure capacities, or the long -term compatibility principles of our neighborhood. My primary concerns include: *Incompatibility of Custom CPZD Zoning: The ~9.6-acre parcel (Parcel 765-23602-000) is currently a Commercial Planned Zoning District (CPZD). Moving to a generic RMF-12 designation ignores the "Bill of Assurance" and specific community benefits promised when this PZD was originally enacted. *Infrastructure Friction & Cumulative Traffic: The city must account for the cumulative traffic load of this project combined with the 270-unit "Next Chapter" development. Together, these projects represent nearly 4,800 daily vehicle trips on roads like Deane Solomon and Vanike Dr that lack the capacity for such intensity. *Low Infill Priority: According to the City’s own Infill Matrix Score, this area lacks the proximity to transit, paved trails, and urban infrastructure required to justify a high -density RMF-12 designation. Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 49 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 *Stormwater & Environmental Risk: This greenfield site contains potential wetland habitats and already suffers from drainage issues where heavy rains cause flooding behind Vanike properties. *Safety & Pedestrian Gaps: There are dangerous sidewalk gaps on Deane Solomon between Mt. Comfort and Hwy-112 that cannot support the increased pedestrian foot traffic of ~530 new residential units. *The Case for Incompatibility Fayetteville has an established precedent of protecting stable neighborhoods from incompatible, high-intensity shifts (e.g., RZN 15-5240). Under Arkansas law and Fayetteville’s planning framework, the burden of proof rests entirely on the applicant to demo nstrate that this change serves the public welfare. This proposal fails that test by creating an abrupt transition that is physically and visually inconsistent with the surrounding character. Formal Requests for Transparency and Mitigation Before any vote is taken, I request that the City: Require independent third-party reviews of traffic, drainage, and infrastructure assumptions rather than relying on applicant-provided data. Disclose the original PZD Master Plan and Ordinance for the CPZD parcel to determine what green space and quality-of-life protections were previously guaranteed to the city. Perform a pedestrian connectivity analysis and require a developer-funded mitigation plan for sidewalk installation and traffic calming on Deane Solomon, W. Salem, Ika Dr., and Vanike Dr. Please include this letter in the official public record for this application. Thank you for your commitment to responsible growth and your service to Fayetteville residents. Sincerely, Zachary Hulett 2570 W Vanike, Fayetteville, AR 72704 zhulett@gmail.com From: Carly Grace <carly.grace@gmail.com> Sent: Tuesday, May 19, 2026 6:27 PM To: Masters, Jessica <jmasters@fayetteville-ar.gov>; Planning Shared <planning@fayetteville- ar.gov>; Brink, Andrew <andrew.brink@fayetteville-ar.gov>; Holeyfield, Ashlyn <ashlyn.holeyfield@fayetteville-ar.gov>; Brewer, H. Rice <hrice.brewer@fayetteville-ar.gov>; Gulley, Fred <fred.gulley@fayetteville-ar.gov>; Madden, Mary <mary.madden@fayetteville-ar.gov>; McGetrick, Mary <mary.mcgetrick@fayetteville-ar.gov>; Cabe, Matthew <matthew.cabe@fayetteville-ar.gov>; Castin, Nick <nick.castin@fayetteville-ar.gov>; Werner, Nick Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 50 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 <nick.werner@fayetteville-ar.gov>; Moore, Sarah <sarah.moore@fayetteville-ar.gov>; Wiederkehr, Mike <mike.wiederkehr@fayetteville-ar.gov> Subject: Opposition to Rezoning Petition RZN-2026-0015 - Carly Grace 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. Dear City Council reps, Planning Commissioners, and Planning Staff, I am a Fayetteville resident living near the proposed development area on Vanike, and I am writing to formally oppose the rezoning request associated with Plan Number RZN-2026-0015. While I support the need for affordable and attainable housing in Fayetteville, I am deeply concerned that these developments continue to be concentrated disproportionately in West Fayetteville rather than distributed equitably throughout the city. Affordable housing should be integrated across all areas of Fayetteville, including East Fayetteville, instead of repeatedly placing higher-density projects along the city’s western edge. Although this property technically falls within the city’s infill footprint, it sits on the far western boundary of Fayetteville and does not function as true centralized infill development. Rezoning this property from commercial to RMF-12 moves the area further away from balanced mixed-use planning and undermines the City’s stated New Urbanism goals. A core principle of New Urbanism is reducing dependency on automobiles by creating walkable environments where housing, services, retail, and daily needs are interconnected. This proposal does the opposite. Residents of this development would have virtually no walkable destinations beyond a gas station and would be forced to drive over a mile for groceries, restaurants, or services. Increasing residential density without corresponding commercial infrastructure will intensify traffic congestion rather than reduce it. Traffic and pedestrian safety are already major concerns along Dean Solomon, Vanike, W. Salem, and Highway 112. Dean Solomon in particular lacks continuous sidewalk connectivity both north and south of Vanike, creating unsafe conditions for pedestrians tod ay. Adding substantial residential density before these deficiencies are corrected would place additional strain on roads that are already struggling with capacity and safety. Furthermore, changes are underway which will increase traffic-- the project south of underwood park, the opening of underwood park, and the reconfiguration of 112 will all 3 add traffic that cannot yet be studied. It would be impossible to have an accurate traffic study in place until these changes are made,so a rezone would be unwise at this point with a moot traffic study. It would be reckless. I strongly urge the City to deny this rezone at present until present changes to the area can be completed, and impact felt. then The city should then conduct its own independent traffic and infrastructure analyses rather than relying solely on developer-provided studies. This is especially Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 51 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 important given the significant ongoing and future changes in the corridor. Traffic patterns in this area are actively changing, making any current traffic study inherently limited and potentially unreliable as a basis for long-term rezoning decisions. Approving a rezoning of this scale before those regional transportation impacts are fully realized would be premature and irresponsible. Additional concerns include: • Stormwater runoff, grading, and downstream drainage impacts affecting neighboring properties, including recurring flooding issues behind homes on the north side of Vanike during heavy rains -RMF 12 being too dense and out of touch with the neighboring zones. • Incompatibility with the established character and development pattern of the surrounding neighborhood; • Increased pedestrian safety risks due to incomplete sidewalk infrastructure; • Insufficient transition buffering between existing residential uses and the proposed density; • Impacts on wetlands, wildlife habitat, and natural open space; • Questions regarding whether existing utilities, emergency services, and transportation infrastructure can adequately support the proposed intensity. I respectfully request that the Planning Commission and City Council deny this rezoning request. I also request that: • All communications, studies, traffic analyses, drainage reports, and staff recommendations related to this application be fully disclosed to the public; • The City require independent review of traffic, drainage, and infrastructure assumptions rather than relying solely on applicant-provided analyses; • Public comments from adjacent residents receive substantial consideration prior to any vote; • Full transparency be provided regarding communications between the developer, financing entities, public officials, and related parties concerning future land use associated with this rezoning request. Before any approval is considered, the City should also require: • A comprehensive pedestrian connectivity and sidewalk impact analysis; • Identification of all sidewalk gaps and unsafe pedestrian corridors along Dean Solomon from Mount Comfort to Highway 112; • A developer-funded plan for sidewalk installation and connectivity improvements; Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 52 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 • Evaluation of traffic calming measures and pedestrian safety mitigation along Dean Solomon Road, W. Salem, and Vanike Drive. Please include this email in the official public record for this application. Thank you for your consideration and your service to Fayetteville residents. Sincerely, Carly Grace Night Heron Drive From: Greg Thomas <gregthomas615@gmail.com> Sent: Wednesday, May 20, 2026 3:15 AM To: Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: Re: RZN-2026-0015 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. Jessie, Thank you for taking the time to respond to my email. I am writing to formally oppose this rezoning request based on the concerns outlined below. First, in 2016 a rezoning request was considered in the nearby area for the Underwood Park development. At that time, the rezoning was rejected for several reasons, many of which remain directly applicable today. A primary factor cited by commission members in 2016 was traffic. At that time, no traffic study had been conducted for Deane Solomon Road, and the commission determined it could not reasonably conclude that the roadway could support the additional homes proposed. Since then, no improvements have been made to Deane Solomon Road, no traffic study has been conducted on the existing roadway, and—most critically—the City has approved multiple housing developments along Deane Solomon that have significantly increased traffic volume. Since 2016, Deane Solomon Road has seen the construction of 289 homes, with an additional 274 homes recently approved as part of the Underwood Park development. Allowing further development along this corridor without meaningful safety improvements or a co mprehensive traffic study would be irresponsible. To put this in perspective, since the 2016 rezoning request was denied due to publicly stated traffic concerns, the daily volume of vehicles on Deane Solomon Road has effectively tripled. Second, the 2016 rezoning request was also denied due to incompatibility with surrounding neighborhoods. That proposal, similar to the current RMF request, involved placing multifamily zoning deep within an established RSF neighborhood. Since that time, all approved RMF rezonings Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 53 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment RZN-2026-0015 within this area of the city have occurred along larger roadways with existing infrastructure, most notably Mount Comfort Road and Garland Avenue. Approving an RMF-12 development this far into an established RSF area has no precedent within this area of the city and is inconsistent with the City’s 2030 Strategic Plan. A PZD classification would be far more appropriate and consistent with surrounding neighborhood development patterns. Finally, city officials in 2016 identified significant concerns related to the creek watershed running through Underwood Park and the associated flooding issues. While it has been stated that the City’s development code is sufficient to protect properties along this watershed, ongoing development has demonstrated otherwise. Continued construction along this corridor has resulted in increased floodplain elevations and greater volumes of stormwater being directed into the creek. While I understand that individual developments may control the rate of stormwater discharge, the City’s development code does not adequately address the cumulative volume of stormwater being introduced into the watershed. Additional development on this parcel would increase impervious surface area, further increasing stormwater volume routed directly to the creek rather than allowing for natural infiltration. This poses increased risks, including longer durations of inundation affecting nearby properties and vital facilities. Importantly, in 2016 city officials explicitly acknowledged these concerns and stated that any development in this area would need to meet Low Impact Development (LID) requirements to have a chance of avoiding negative impacts. Due to the absence of such commitments, the rezoning request at that time was ultimately denied. The current rezoning proposal makes no commitment to LID standards and therefore should not be approved based on the precedent previously established by the City. Once again, pleas recall that and additional 563 homes have been developed within this watershed since these statements were made, making this Rezoning far more impactful Thank you for your consideration of these concerns. Respectfully, Greg Thomas Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 54 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Adrianna Carter 2992 W Marble Dr Fayetteville, AR 72704 May 19, 2026 Planning Commission 113 W Mountain Street, Suite 219 Fayetteville, AR 72701 RE: RZN-2026-0015 Dear Planning Commissioners: As a resident of the neighboring community just west of the proposed rezoning for nearly six years, I would like to offer my comments regarding RZN-2026-0015. I support responsible and appropriately scaled growth in Fayetteville; however, I believe this proposal raises significant compatibility and infrastructure concerns that have not been adequately resolved. The proposed rezoning substantially increases residential intensity despite acknowledged sewer capacity issues, partially improved roadway infrastructure, unresolved drainage considerations, and insufficiently defined mitigation measures. Beginning with sewer capacity, the City’s own engineering review identifies that “there are known wet weather sewer capacity issues identified in the City’s 2025 Sewer Master Plan that appear directly in front of the property in the system.” (Source: RZN-2026-0015-ENG Comments.docx) Given that known infrastructure concerns already exist, approving a substantial increase in residential density raises legitimate questions regarding whether the existing system can reliably support RMF-12 intensity without placing additional strain on public infrastructure and services. Road infrastructure is another major concern. North Deane Solomon Road, from North Shiloh Drive to Highway 112, spans approximately 1.65 miles as a two-way road without a single traffic light, roadway lighting system, or consistently connected sidewalks. The City’s engineering review further notes that “North Deane Solomon Road is a Partially improved Residential Link Street with asphalt paving and open ditches.” (Source: RZN-2026-0015-ENG Comments.docx) The roadway network serving the site is not fully built to urban standards despite the proposed increase in residential intensity. Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 55 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 The proposed intensity may also negatively affect neighboring residential desirability and long- term neighborhood stability. The cumulative impacts of the nearby Underwood Park development, increased residential density, parking areas, lighting, and associated activity levels raise additional concerns regarding neighborhood compatibility, nighttime light spillover, noise, and loss of privacy for adjacent single-family residents. Existing residents purchased homes in an area historically characterized by low-density single-family development patterns and reasonable expectations of compatibility with surrounding land uses. Additionally, the proposed RMF-12 zoning raises compatibility concerns related to potential multi-story development near the established single-family neighborhoods, including overlooking backyard privacy, increased lighting spillover, and greater overall activity intensity. While landscape buffering may eventually help some impacts, newly planted vegetation often requires many years before providing meaningful screening between higher-intensity multifamily development and neighboring homes. Another concern is that many details remain undefined at the rezoning stage. City documents repeatedly state that improvements or drainage considerations will be “determined at time of development.” Critical infrastructure mitigation measures should be clearly understood before granting substantially increased development rights. Hydric soils and potential wetlands are another important consideration in this area. The City’s engineering comments acknowledge the presence of hydric soils on the property, which suggests additional environmental and stormwater management considerations that warrant careful evaluation before substantial density increases are approved. For these reasons, I respectfully urge the Planning Commission to deny the proposed rezoning request as currently submitted or alternatively require a substantially lower-intensity transition that is more compatible with the surrounding neighborhood and existing infrastructure. Thank you for providing residents the opportunity to express their concerns regarding this proposal. Sincerely, Adrianna Carter Planning Commission May 26, 2026 RZN-2026-0015 (DRP HOLDINGS LLC) Page 56 of 56 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session From: Nicole <kieryalise@gmail.com> Sent: Tuesday, May 12, 2026 11:43 AM To: Planning Shared <planning@fayetteville-ar.gov> Subject: Proposed rezone of parcels 765-16658-101 and 765-23602-000 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. Good morning, I am writing to you regarding a rezoning notice for the parcels 765-16658-101 and 765-23602- 000. My understanding is that these areas are currently listed as protected wetland areas. Even if they are not, they do regularly flood, act as a water-sink for the nearby areas, and are home to a herd of deer and many other types of riparian wildlife. Yes, we need dense housing in order to promote Fayetteville to grow in good ways. However, backfilling a floodplain in an area that already has drainage problems to add more housing is NOT the answer. Beyond the wildlife use, this area is along a popular walking trail, the Clabber Creek Trail, and will impact people's ability to enjoy the trail and experience nature. Please do not allow the rezoning as requested. There are plenty of other places that houses can be placed that will not interfere in the same way. Thank you! From: ASHLEE STEWMAN <stew7014@yahoo.com> Sent: Thursday, May 21, 2026 9:54 PM To: Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: Fw: Formal Opposition to Rezoning Petition RZN-2026-0015 - Ashlee Smith 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. My email that was sent in opposition to Rezoning Petition RZN-2026-0015 - was not included in the agenda. My email was sent May 11. It looks like many of our emails were not included. Many of us are opposed to this rezoning and would like to be heard. Thank you ----- Forwarded Message ----- From: "ASHLEE STEWMAN" <stew7014@yahoo.com> To: "planning@fayetteville-ar.gov" <planning@fayetteville-ar.gov> Cc: Sent: Thu, May 21, 2026 at 9:47 PM Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session From: Nicole <kieryalise@gmail.com> Sent: Tuesday, May 12, 2026 11:43 AM To: Planning Shared <planning@fayetteville-ar.gov> Subject: Proposed rezone of parcels 765-16658-101 and 765-23602-000 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. Good morning, I am writing to you regarding a rezoning notice for the parcels 765-16658-101 and 765-23602- 000. My understanding is that these areas are currently listed as protected wetland areas. Even if they are not, they do regularly flood, act as a water-sink for the nearby areas, and are home to a herd of deer and many other types of riparian wildlife. Yes, we need dense housing in order to promote Fayetteville to grow in good ways. However, backfilling a floodplain in an area that already has drainage problems to add more housing is NOT the answer. Beyond the wildlife use, this area is along a popular walking trail, the Clabber Creek Trail, and will impact people's ability to enjoy the trail and experience nature. Please do not allow the rezoning as requested. There are plenty of other places that houses can be placed that will not interfere in the same way. Thank you! From: ASHLEE STEWMAN <stew7014@yahoo.com> Sent: Thursday, May 21, 2026 9:54 PM To: Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: Fw: Formal Opposition to Rezoning Petition RZN-2026-0015 - Ashlee Smith 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. My email that was sent in opposition to Rezoning Petition RZN-2026-0015 - was not included in the agenda. My email was sent May 11. It looks like many of our emails were not included. Many of us are opposed to this rezoning and would like to be heard. Thank you ----- Forwarded Message ----- From: "ASHLEE STEWMAN" <stew7014@yahoo.com> To: "planning@fayetteville-ar.gov" <planning@fayetteville-ar.gov> Cc: Sent: Thu, May 21, 2026 at 9:47 PM Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session Subject: Fw: Formal Opposition to Rezoning Petition RZN-2026-0015 - Ashlee Smith My email was not included on the agenda. It was sent May 11! Yahoo Mail: Search, Organize, Conquer ----- Forwarded Message ----- From: "ASHLEE STEWMAN" <stew7014@yahoo.com> To: Cc: Sent: Mon, May 11, 2026 at 3:48 PM Subject: Formal Opposition to Rezoning Petition RZN-2026-0015 - Ashlee Smith Dear Fayetteville Planning Commissioners and Planning Staff, My name is Ashlee Smith, and I am a resident of an affected neighborhood near the proposed development area on Deane Solomon. I am writing to formally voice my opposition to the requested rezoning and development associated with Plan Number: RZN-2026-0015. I respectfully urge the Planning Commission to recommend denial of this petition. A rezoning of this magnitude—moving from low-density greenfield to high-intensity residential—must be held to the highest standard of scrutiny. The applicant has not yet demonstrated that this proposal aligns with the Fayetteville Unified Development Code, existing infrastructure capacities, or the long -term compatibility principles of our neighborhood. My primary concerns include: • Spot-zoning and incompatibility with the established character of the surrounding neighborhood. • Increased traffic burden and safety concerns on already constrained road infrastructure (especially Dean Solomon, Vanike, W Salem, Hwy-112). • Stormwater, runoff, grading, and downstream drainage impacts affecting neighboring properties (especially the stormwater flooding that develops behind the north side of Vanike properties during heavy rains due to improper drainage). • Potential reduction in neighboring property values and quality of life. • The wetland preserve and natural habitat of numerous animal life. • Precedent-setting impacts for future rezonings inconsistent with the area’s historic development pattern. • Whether existing utilities, emergency services, and transportation infrastructure can adequately support the proposed density/intensity. The Case for Incompatibility and Infrastructure Friction Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session Fayetteville has an established precedent of protecting stable neighborhoods from incompatible, high-intensity shifts in land use (e.g., REZONING PETITION RZN 15-5240). Under Arkansas law and Fayetteville’s own planning framework, the burden of proof rests entirely on the applicant to demonstrate that this change serves the public welfare. In this case, the proposed density presents an abrupt and harsh transition that is physically and visually inconsistent with the surrounding character. Furthermore, the city must account for the cumulative traffic load of this project combined with other pending developments in the immediate corridor, which threatens to degrade the local Level of Service (LOS) to a failing grade. Formal Requests for Transparency and Mitigation Before any vote is taken on this matter, I request that the City: ● Disclose all communications, studies, and staff recommendations related to this application to the public immediately. ● Require independent third-party reviews of all traffic, drainage, and infrastructure assumptions rather than relying solely on data provided by the applicant. This should include the “Next Chapter” community of 170 units that was recently approved for construction but not yet built. ● Ensure full transparency regarding all communications between the developer, financing entities, and public officials prior to this request. Required Infrastructure Analysis I further request that the City require the following as a condition of any further consideration: ● A comprehensive pedestrian connectivity and sidewalk impact analysis to address the dangerous gaps on Deane Solomon between Mt. Comfort and Hwy -112. ● A developer-funded mitigation plan for sidewalk installation and traffic calming measures on Deane Solomon, W. Salem, Ika Dr., and Vanike Dr. Please include this letter in the official public record for this application. Thank you for your commitment to responsible growth and your service to the residents of Fayetteville. Sincerely, Ashlee Smith stew7014@yahoo.com 2555 W Vanike dr. Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session From: Masters, Jessica Sent: Friday, May 22, 2026 8:34 AM To: Greg Thomas <gregthomas615@gmail.com> Subject: RE: LID on Rezoning request. RZN- 2026-0015 Good morning, The overall PZD Ordinance and related information can be found attached. This was part of a multi- acre effort to preserve Wilson Springs. Between zoning regulations and the City’s typical development requirements, the City already has quite a bit of control over what developments can look like. That said, a PZD might be able to offer a development more custom approach, or add prescriptive design elements, or other requirements to ensure a specific outcome. A PZD is never required for a development. The development process is the same whether a property is developed under a PZD or not; developments still have to meet the minimum standards, including tree preservation requirements, that are established by the Unified Development Code. Tree preservation requirements can be found here: https://library.municode.com/ar/fayetteville/codes/code_of_ordinances?nodeId=CD_ORD_TITXVU NDECO_CH167TRPRPR If you have questions about how these work, I recommend reaching out to Willa Thomason (wthomason@fayetteville-ar.gov) or Bethany Douglas (bdouglas@fayetteville-ar.gov) who can walk you through specific questions. I will do my best to continue answering your questions, but I am in court today for a jury trial so will be largely unavailable. Please be assured that we are working on getting all public comment to the Planning Commission. Jessie Jessie Masters, AICP From: Greg Thomas <gregthomas615@gmail.com> Sent: Friday, May 22, 2026 3:41 AM To: Masters, Jessica <jmasters@fayetteville-ar.gov>; Planning Shared <planning@fayetteville- ar.gov> Subject: Re: LID on Rezoning request. RZN- 2026-0015 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. Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session Jessie, Also, are you able to provide additional information on the original Rezoning in 2003, or shed light on the CPZD restrictions that are on the site today? It seems like this area would be a great candidate for one of the clever PZD projects that have been developed across town. I’ve been impressed with these projects as they have maintained the character of neighborhoods and really added value to the surrounding communities by providing increased density along with smart gathering spots that can build a community bond. But I’m curious if the 2003 rezone put too many restrictions on allowing this type of development to happen. What would the proposed 2003 RMF -4 zoning look like if developed? Secondly, the city is investing quite a bit of time and money in this area near underwood park. It could potentially turn into the area surround gulley park if controlled properly. It seems like RMF-12 zoning relinquishes some of the city’s control over th e development. With all the investment and opportunity specific to this site, wouldn’t a PZD be fitting to ensure this gets developed with the right intention? In a similar thought, isn’t the rest of the underwood park development along deane solomon going to follow the PZD process? Lastly, is the 20-25% tree preservation requirement a “per tree” requirement or does it account for the square feet of canopy provided. While this site has thousands of trees, I feel that the code could allow the developer to remove ALL of the larger mature trees in favor of keeping 25% of the smaller diameter trees at more convenient for development locations. I feel like this does not meet the intent of the code, especially for a site with as many mature trees as this. I look forward to hearing back from you! Thanks! -Greg On Thu, May 21, 2026 at 11:05 PM Greg Thomas <gregthomas615@gmail.com> wrote: Hi Jessie, Does the planning commission or city council have the authority to require a project to utilize the City’s LID guidelines? Additionally, does the new underwood park residential development utilize LID guidelines? Thank you! Greg From: Christina and Jon Felker <felkercj@gmail.com> Sent: Friday, May 22, 2026 8:21 AM To: Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: Formal Opposition to Rezoning Petition RZN-2026-0015 - Christina Felker Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session 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. Dear Fayetteville Planning Commissioners and Planning Staff, My name is Christina Felker, and I am a resident of an affected neighborhood near the proposed development area on Deane Solomon. I am writing to formally voice my opposition to the requested rezoning and development associated with Plan Number: RZN-2026-0015. I respectfully urge the Planning Commission to recommend denial of this petition. A rezoning of this magnitude—moving from low-density greenfield to high-intensity residential—must be held to the highest standard of scrutiny. The applicant has not yet demonstrated that this proposal aligns with the Fayetteville Unified Development Code, existing infrastructure capacities, or the long-term compatibility principles of our neighborhood. My primary concerns include: • Spot-zoning and incompatibility with the established character of the surrounding neighborhood. • Increased traffic burden and safety concerns on already constrained road infrastructure (especially Dean Solomon, Vanike, W Salem, Hwy-112). • Stormwater, runoff, grading, and downstream drainage impacts affecting neighboring properties (especially the stormwater flooding that develops behind the north side of Vanike properties during heavy rains due to improper drainage). • Potential reduction in neighboring property values and quality of life. • Insufficient transition buffering between existing residential uses and the proposed intensity. • The wetland preserve and natural habitat of numerous animal life. • Precedent-setting impacts for future rezonings inconsistent with the area’s historic development pattern. • Whether existing utilities, emergency services, and transportation infrastructure can adequately support the proposed density/intensity. The Case for Incompatibility and Infrastructure Friction Fayetteville has an established precedent of protecting stable neighborhoods from incompatible, high-intensity shifts in land use (e.g., REZONING PETITION RZN 15-5240). Under Arkansas law and Fayetteville’s own planning framework, the burden of proof rests entirely on the applicant to demonstrate that this change serves the public welfare. In this case, the proposed density presents an abrupt and harsh transition that is physically and visually inconsistent with the surrounding character. Furthermore, the city must account for the cumulative traffic load of this project combined with other pending developments in the immediate corridor, which threatens to degrade the local Level of Service (LOS) to a failing grade. Formal Requests for Transparency and Mitigation Before any vote is taken on this matter, I request that the City: ● Disclose all communications, studies, and staff recommendations related to this Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session application to the public immediately. ● Require independent third-party reviews of all traffic, drainage, and infrastructure assumptions rather than relying solely on data provided by the applicant. This should include the “Next Chapter” community of 170 units that was recently approved for construction but not yet built. ● Ensure full transparency regarding all communications between the developer, financing entities, and public officials prior to this request. Required Infrastructure Analysis I further request that the City require the following as a condition of any further consideration: ● A comprehensive pedestrian connectivity and sidewalk impact analysis to address the dangerous gaps on Deane Solomon between Mt. Comfort and Hwy -112. ● A developer-funded mitigation plan for sidewalk installation and traffic calming measures on Deane Solomon, W. Salem, Ika Dr., and Vanike Dr. Please include this letter in the official public record for this application. Thank you for your commitment to responsible growth and your service to the residents of Fayetteville. Sincerely, Christina Felker felkercj@gmail.com 2722 Vanike Dr. Fayetteville Arkansas 72704 Christina Felker From: Lori Sherman <lorisherman17@gmail.com> Sent: Tuesday, May 19, 2026 10:19 PM To: Planning Shared <planning@fayetteville-ar.gov> Subject: Opposition to RZN-2026-0015 We firmly oppose the rezoning of the property off of Dean Solomon Road. The rezoning of this property does not make sense. The residential areas on this street will be taken over by too many apartment buildings and therefore will increase traffic along this road and will keep our neighborhoods from being a neighborhood community. There are already too many apartment buildings taking over the west side of Fayetteville. Safety on the streets will decline. Rezoning will create noise and decrease the value of homes in which many home owners have invested with their hard earned money not ever thinking that apartment buildings would be right next door to their homes. Let’s be fair and understanding of the requests you are hearing from many home owners. Creek Meadow resident Lori Sherman Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session From: Hunter Smith <hdsmith24@yahoo.com> Sent: Wednesday, May 20, 2026 11:18 AM To: Planning Shared <planning@fayetteville-ar.gov> Subject: Request to Preserve Existing Wetland from Residential Rezoning: Parcels 765-16658-10 and 765-23602-000 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. Good afternoon, I am a resident of Fayetteville whose neighborhood directly borders the natural wetland currently proposed for residential rezoning. I respectfully urge the City to preserve this land in its current state, as its environmental and community value far exceeds the short-term benefits of residential development. This wetland provides critical, well-documented benefits to Fayetteville residents and municipal infrastructure, including: • Flood mitigation: Absorbs and slows stormwater, reducing downstream flooding and damage to public infrastructure. • Water quality protection: Naturally filters pollutants, sediments, and nutrients before they enter local waterways and drinking-water sources. • Erosion control: Stabilizes soils and streambanks, protecting adjacent properties and city assets. • Wildlife habitat: Supports birds, pollinators, amphibians, and native species essential to local biodiversity. • Climate resilience: Stores carbon, moderates local temperatures, and buffers the impacts of extreme weather. • Groundwater recharge: Allows water to infiltrate and replenish aquifers, supporting long-term water supply. • Public health and quality of life: Provides open space, scenic value, noise buffering, and proven mental-health benefits for nearby residents. • Economic value: Reduces long-term municipal costs for stormwater management, flood control, and water treatment, while supporting nearby property values. • Regulatory alignment: Supports state and federal environmental objectives and reduces future mitigation and compliance risks. Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session Once a natural wetland is developed, its functions cannot be fully restored. I respectfully ask the City to reconsider rezoning this land and to prioritize long-term environmental resilience and community well-being. Thank you for your time and consideration. Sincerely, Hunter Smith From: Alyssa Lindau <alyssa.r.lindau@gmail.com> Sent: Wednesday, May 20, 2026 7:06 PM To: Planning Shared <planning@fayetteville-ar.gov> Subject: Formal Opposition to Rezoning Petition RZN-2026-0015 - Alyssa Dimitrov Dear Fayetteville Planning Commissioners and Planning Staff, My name is Alyssa Dimitrov, and I am a resident of an affected neighborhood near the proposed development area on Deane Solomon. I am writing to formally voice my opposition to the requested rezoning and development associated with Plan Number: RZN-2026-0015. I respectfully urge the Planning Commission to recommend denial of this petition. A rezoning of this magnitude—moving from low-density greenfield to high-intensity residential—must be held to the highest standard of scrutiny. The applicant has not yet demonstrated that this proposal aligns with the Fayetteville Unified Development Code, existing infrastructure capacities, or the long-term compatibility principles of our neighborhood. My primary concerns include: • Spot-zoning and incompatibility with the established character of the surrounding neighborhood. • Increased traffic burden and safety concerns on already constrained road infrastructure (especially Dean Solomon, Vanike, W Salem, Hwy-112). • Potential reduction in neighboring property values and quality of life. • Insufficient transition buffering between existing residential uses and the proposed intensity. • The wetland preserve and natural habitat of numerous animal life. • Precedent-setting impacts for future rezonings inconsistent with the area’s historic development pattern. • Whether existing utilities, emergency services, and transportation infrastructure can adequately support the proposed density/intensity. The Case for Incompatibility and Infrastructure Friction Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session Fayetteville has an established precedent of protecting stable neighborhoods from incompatible, high-intensity shifts in land use (e.g., REZONING PETITION RZN 15-5240). Under Arkansas law and Fayetteville’s own planning framework, the burden of proof rests entirely on the applicant to demonstrate that this change serves the public welfare. In this case, the proposed density presents an abrupt and harsh transition that is physically and visually inconsistent with the surrounding character. Furthermore, the city must account for the cumulative traffic load of this project combined with other pending developments in the immediate corridor, which threatens to degrade the local Level of Service (LOS) to a failing grade. Formal Requests for Transparency and Mitigation Before any vote is taken on this matter, I request that the City: ● Disclose all communications, studies, and staff recommendations related to this application to the public immediately. ● Require independent third-party reviews of all traffic, drainage, and infrastructure assumptions rather than relying solely on data provided by the applicant. This should include the “Next Chapter” community of 270 units that was recently approved for construction but not yet built. ● Ensure full transparency regarding all communications between the developer, financing entities, and public officials prior to this request. Required Infrastructure Analysis I further request that the City require the following as a condition of any further consideration: ● A comprehensive pedestrian connectivity and sidewalk impact analysis to address the dangerous gaps on Deane Solomon between Mt. Comfort and Hwy -112. ● A developer-funded mitigation plan for sidewalk installation and traffic calming measures on Deane Solomon, W. Salem, Ika Dr., and Vanike Dr. Please include this letter in the official public record for this application. Thank you for your commitment to responsible growth and your service to the residents of Fayetteville. Sincerely, Alyssa Dimitrov (A resident tired of cash-grabbing developers) 3186 N Bentley Rdg, Fayetteville AR 72704 (303) 408-1529 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session From: Grayson Barber <gmbarber91@gmail.com> Sent: Friday, May 22, 2026 8:22 AM To: Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: Fwd: Formal Opposition to Rezoning Petition RZN-2026-0015 - Grayson Barber Hello, I tried to send this May 19 but it didn’t make it into the rezoning packet. Thanks. ---------- Forwarded message --------- From: Grayson Barber <gmbarber91@gmail.com> Date: Tue, May 19, 2026 at 9:47 PM Subject: Formal Opposition to Rezoning Petition RZN-2026-0015 - Grayson Barber To: Dear Fayetteville Planning Commissioners and Planning Staff, My name is Grayson Barber, and I am a resident of an affected neighborhood near the proposed development area on Deane Solomon. I am writing to formally voice my opposition to the requested rezoning and development associated with Plan Number: RZN-2026-0015. I respectfully urge the Planning Commission to recommend denial of this rezoning. Are we to become a city of hastily built, multi-family construction that in 20 years will look 50? Perhaps I’m just sensitive to it because I live here, but everywhere I look in West Fayetteville (Mt Comfort, Van Asche, more Mt Comfort, Wedington, etc.) there are new apartments being built. I would really like to see less multi-family, high density constructions and more single-family homes being built (so long as proper infrastructure is in place in terms of wastewater, runoff, traffic mitigation, etc .) My primary concerns include: • Spot-zoning and incompatibility with the established character of the surrounding neighborhood.• Increased traffic burden and safety concerns on already constrained road infrastructure (especially Dean Solomon, Vanike, W Salem, Hwy-112). • Stormwater, runoff, grading, and downstream drainage impacts affecting neighboring properties (especially the stormwater flooding that develops behind the north side of Vanike properties during heavy rains due to improper drainage). • Potential reduction in neighboring property values and quality of life. • The wetland preserve and natural habitat of numerous animal life. • Precedent-setting impacts for future rezonings inconsistent with the area’s historic development pattern. • Whether existing utilities, emergency services, and transportation infrastructure can adequately support the proposed density/intensity. Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session The Case for Incompatibility and Infrastructure Friction Fayetteville has an established precedent of protecting stable neighborhoods from incompatible, high-intensity shifts in land use (e.g., REZONING PETITION RZN 15-5240). Under Arkansas law and Fayetteville’s own planning framework, the burden of proof rests entirely on the applicant to demonstrate that this change serves the public welfare. In this case, the proposed density presents an abrupt and harsh transition that is physically and visually inconsistent with the surrounding character. Furthermore, the city must account for the cumulative traffic load of this project combined with other pending developments in the immediate corridor, which threatens to degrade the local Level of Service (LOS) to a failing grade. Formal Requests for Transparency and Mitigation Before any vote is taken on this matter, I request that the City: Disclose all communications, studies, and staff recommendations related to this application to the public immediately. Require independent third-party reviews of all traffic, drainage, and infrastructure assumptions rather than relying solely on data provided by the applicant. This should include the “Next Chapter” community of 270 units that was recently approved for construction but not yet built. Ensure full transparency regarding all communications between the developer, financing entities, and public officials prior to this request. Required Infrastructure Analysis I further request that the City require the following as a condition of any further consideration: A comprehensive pedestrian connectivity and sidewalk impact analysis to address the dangerous gaps on Deane Solomon between Mt. Comfort and Hwy-112. A developer-funded mitigation plan for sidewalk installation and traffic calming measures on Deane Solomon, W. Salem, Ika Dr., and Vanike Dr. Please include this letter in the official public record for this application. Thank you for your commitment to responsible growth and your service to the residents of Fayetteville. Sincerely, Grayson Barber gmbarber91@gmail.com Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session From: Emily Barber <eabarber08@gmail.com> Sent: Friday, May 22, 2026 8:27 AM To: Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: Formal Opposition to Rezoning Petition RZN-2026-0015 - E, Barber Dear Fayetteville Planning Commissioners and Planning Staff, My name is Emily Barber, and I am a resident of an affected neighborhood near the proposed development area on Deane Solomon. I am writing to formally voice my opposition to the requested rezoning and development associated with Plan Number: RZN-2026-0015. I respectfully urge the Planning Commission to recommend denial of this petition. A rezoning of this magnitude—moving from low-density greenfield to high-intensity residential—must be held to the highest standard of scrutiny. The applicant has not yet demonstrated that this proposal aligns with the Fayetteville Unified Development Code, existing infrastructure capacities, or the long-term compatibility principles of our neighborhood. My primary concerns include: • Spot-zoning and incompatibility with the established character of the surrounding neighborhood. • Increased traffic burden and safety concerns on already constrained road infrastructure (especially Dean Solomon, Vanike, W Salem, Hwy-112). • Increased pedestrian foot traffic on Dean Solomon which has incomplete sidewalk access going both north and south of Vanike. • Stormwater, runoff, grading, and downstream drainage impacts affecting neighboring properties (especially the stormwater flooding that develops behind the north side of Vanike properties during heavy rains due to improper drainage). • Potential reduction in neighboring property values and quality of life. • Insufficient transition buffering between existing residential uses and the proposed intensity. • The wetland preserves and natural habitat of numerous animal life. The Case for Incompatibility and Infrastructure Friction Fayetteville has an established precedent of protecting stable neighborhoods from incompatible, high-intensity shifts in land use (e.g., REZONING PETITION RZN 15-5240). Under Arkansas law and Fayetteville’s own planning framework, the burden of proof rests entirely on the applicant to demonstrate that this change serves the public welfare. In this case, the proposed density presents an abrupt and harsh transition that is physically and visually inconsistent with the surrounding character. Furthermore, the city must account for the cumulative traffic load of this project combined with other pending Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session developments in the immediate corridor, which threatens to degrade the local Level of Service (LOS) to a failing grade. Before any vote is taken on this matter, I request that the City: • Disclose all communications, studies, and staff recommendations related to this application to the public immediately. • Require independent third-party reviews of all traffic, drainage, and infrastructure assumptions rather than relying solely on data provided by the applicant. This should include the “Next Chapter” community of 270 units that was recently approved for construction but not yet built. • Ensure full transparency regarding all communications between the developer, financing entities, and public officials prior to this request. I further request that the City require the following as a condition of any further consideration: • A comprehensive pedestrian connectivity and sidewalk impact analysis to address the dangerous gaps on Deane Solomon between Mt. Comfort and Hwy -112. • A developer-funded mitigation plan for sidewalk installation and traffic calming measures on Deane Solomon, W. Salem, Ika Dr., and Vanike Dr. Please include this letter in the official public record for this application. Thank you for your commitment to responsible growth and your service to the residents of Fayetteville. Sincerely, Emily Barber eabarber08@gmail.com 2740 W Vanike Dr. Fayetteville, AR 7 ---------- Forwarded message --------- From: Shane Kinniell <skinniell@gmail.com> Date: Wed, May 13, 2026 at 1:57 PM Subject: Formal Opposition to Rezoning Petition RZN-2026-0015 - Dustin Shane Kinniell To: <andrew.brink@fayetteville-ar.gov> Dear Fayetteville Planning Commissioners and Planning Staff, My name is Dustin Shane Kinniell, and I am a resident of an affected neighborhood near the proposed development area on Deane Solomon. I am writing to formally voice my opposition to the requested rezoning and development associated with Plan Number: RZN-2026-0015. Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session I respectfully urge the Planning Commission to recommend denial of this petition. A rezoning of this magnitude—moving from low-density greenfield to high-intensity residential—must be held to the highest standard of scrutiny. The applicant has not yet demonstrated that this proposal aligns with the Fayetteville Unified Development Code, existing infrastructure capacities, or the long -term compatibility principles of our neighborhood. My primary concerns include: • Spot-zoning and incompatibility with the established character of the surrounding neighborhood. • Increased traffic burden and safety concerns on already constrained road infrastructure (especially Dean Solomon, Vanike, W Salem, Hwy-112). • Increased pedestrian foot traffic on Dean Solomon which has incomplete sidewalk access going both north and south of Vanike. • Stormwater, runoff, grading, and downstream drainage impacts affect neighboring properties (especially the stormwater flooding that develops behind the north side of Vanike properties during heavy rains due to improper drainage). • Potential reduction in neighboring property values and quality of life. • The wetland preserve and natural habitat of numerous animal life. • Precedent-setting impacts for future rezonings inconsistent with the area’s historic development pattern. • Whether existing utilities, emergency services, and transportation infrastructure can adequately support the proposed density/intensity. The Case for Incompatibility and Infrastructure Friction Fayetteville has an established precedent of protecting stable neighborhoods from incompatible, high-intensity shifts in land use (e.g., REZONING PETITION RZN 15-5240). Under Arkansas law and Fayetteville’s own planning framework, the burden of proof rests entirely on the applicant to demonstrate that this change serves the public welfare. In this case, the proposed density presents an abrupt and harsh transition that is physically and visually inconsistent with the surrounding character. Furthermore, the city must account for the cumulative traffic load of this project combined with other pending developments in the immediate corridor, which threatens to degrade the local Level of Service (LOS) to a failing grade. Formal Requests for Transparency and Mitigation Before any vote is taken on this matter, I request that the City: • Disclose all communications, studies, and staff recommendations related to this application to the public immediately. Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session • Require independent third-party reviews of all traffic, drainage, and infrastructure assumptions rather than relying solely on data provided by the applicant. This should include the “Next Chapter” community of 270 units that was recently approved for construction but not yet built. • Ensure full transparency regarding all communications between the developer, financing entities, and public officials prior to this request. Required Infrastructure Analysis I further request that the City require the following as a condition of any further consideration: • A comprehensive pedestrian connectivity and sidewalk impact analysis to address the dangerous gaps on Deane Solomon between Mt. Comfort and Hwy-112. • A developer-funded mitigation plan for sidewalk installation and traffic calming measures on Deane Solomon, W. Salem, Ika Dr., and Vanike Dr. Please include this letter in the official public record for this application. Thank you for your commitment to responsible growth and your service to the residents of Fayetteville. Sincerely, Dustin Shane Kinniell skinniell@gmail.com 3165 N Night Heron Dr From: Jessica House <jhouse5782@yahoo.com> Sent: Friday, May 22, 2026 8:31 AM To: Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: Re: Formal Opposition to Rezoning Petition RZN-2026-0015 - Jessica Johnson 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. · Dear Fayetteville Planning Commissioners and Planning Staff, My name is Jessica Johnson, and I am a resident of an affected neighborhood near the Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session proposed development area on Deane Solomon. I am writing to formally voice my opposition to the requested rezoning and development associated with Plan Number:RZN-2026-0015. I respectfully urge the Planning Commission to recommend denial of this petition. A rezoning of this magnitude—moving from low-density greenfield to high-intensity residential—must be held to the highest standard of scrutiny. The applicant has not yet demonstrated that this proposal aligns with the Fayetteville Unified Development Code, existing infrastructure capacities, or the long-term compatibility principles of our neighborhood. My primary concerns include: • Spot-zoning and incompatibility with the established character of the surrounding neighborhood. • Increased traffic burden and safety concerns on already constrained road infrastructure (especially Dean Solomon, Vanike, W Salem, Hwy-112). • Increased pedestrian foot traffic on Dean Solomon which has incomplete sidewalk access going both north and south of Vanike. • Stormwater, runoff, grading, and downstream drainage impacts affecting neighboring properties (especially the stormwater flooding that develops behind the north side of Vanike properties during heavy rains due to improper drainage). • Potential reduction in neighboring property values and quality of life. • Insufficient transition buffering between existing residential uses and the proposed intensity. • The wetland preserve and natural habitat of numerous animal life. • Precedent-setting impacts for future rezonings inconsistent with the area’s historic development pattern. • Whether existing utilities, emergency services, and transportation infrastructure can adequately support the proposed density/intensity. Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session The Case for Incompatibility and Infrastructure Friction: Fayetteville has an established precedent of protecting stable neighborhoods from incompatible, high-intensity shifts in land use (e.g., REZONING PETITION RZN 15-5240). Under Arkansas law and Fayetteville’s own planning framework, the burden of proof rests entirely on the applicant to demonstrate that this change serves the public welfare. In this case, the proposed density presents an abrupt and harsh transition that is physically and visually inconsistent with the surrounding character. Furthermore, the city must account for the cumulative traffic load of this project combined with other pending developments in the immediate corridor, which threatens to degrade the local Level of Service (LOS) to a failing grade. Formal Requests for Transparency and Mitigation: Before any vote is taken on this matter, I request that the City: ● Disclose all communications, studies, and staff recommendations related to this application to the public immediately. ● Require independent third-party reviews of all traffic, drainage, and infrastructure assumptions rather than relying solely on data provided by the applicant. This should include the “Next Chapter” community of 270 units that was recently approved for construction but not yet built. ● Ensure full transparency regarding all communications between the developer, financing entities, and public officials prior to this request. Required Infrastructure Analysis: I further request that the City require the following as a condition of any further consideration: ● A comprehensive pedestrian connectivity and sidewalk impact analysis to address Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session the dangerous gaps on Deane Solomon between Mt. Comfort and Hwy -112. ● A developer-funded mitigation plan for sidewalk installation and traffic calming measures on Deane Solomon, W. Salem, Ika Dr., and Vanike Dr. Please include this letter in the official public record for this application. Thank you for your commitment to responsible growth and your service to the residents of Fayetteville. Sincerely, Jessica Johnson jhouse5782@yahoo.com 3131 N Night Heron Dr, Fayetteville, AR, 72704 · On Friday, May 22, 2026 at 08:05:14 AM CDT, Masters, Jessica <jmasters@fayetteville-ar.gov> wrote: Good morning, Thank you for re-sending. Unfortunately, I do not appear to have your original message, and the information below is cut off. Can you please re-forward to me your original email so I can add it to the record? Thank you, Jessie Jessie Masters, AICP Planning Director Development Services City of Fayetteville, Arkansas Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session (479) 575-8239 www.fayetteville-ar.gov Website | Facebook | Twitter | Instagram | YouTube Please note that Planning is currently short-staffed and that communications and review times may increase as a result. Please bear with us in the interim. From: Jessica Johnson <jhouse5782@yahoo.com> Sent: Thursday, May 21, 2026 7:34 PM To: Brink, Andrew <andrew.brink@fayetteville-ar.gov>; Holeyfield, Ashlyn <ashlyn.holeyfield@fayetteville-ar.gov>; Brewer, H. Rice <hrice.brewer@fayetteville-ar.gov>; Gulley, Fred <fred.gulley@fayetteville-ar.gov>; Madden, Mary <mary.madden@fayetteville-ar.gov>; McGetrick, Mary <mary.mcgetrick@fayetteville-ar.gov>; Cabe, Matthew <matthew.cabe@fayetteville-ar.gov>; Castin, Nick <nick.castin@fayetteville-ar.gov>; Werner, Nick <nick.werner@fayetteville-ar.gov>; Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: Re: Formal Opposition to Rezoning Petition RZN-2026-0015 - Jessica Johnson 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. Resending. Sent on 5/18. Please ensure this is attached to the meeting refrences on 5/26. I did not receive notification that it was received or will be included. Thanks! Jessica Johnson On May 18, 2026, at 9:52 AM, Jessica House <jhouse5782@yahoo.com> wrote: Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session Dear Fayetteville Planning Commissioners and Planning Staff, My name is Jessica Johnson, and I am a resident of an affected neighborhood near the proposed development area on Deane Solomon. I am writing to formally voice my opposition to the requested rezoning and development associated with Plan Number: RZN-2026-0015. I respectfully urge the Planning Commission to recommend denial of this petition. A rezoning of this magnitude—moving from low-density greenfield to high-intensity residential—must be held to the highest standard of scrutiny. The applicant has not yet demonstrated that this proposal aligns with the Fayetteville Unified Development Code, existing infrastructure capacities, or the long-term compatibility principles of our neighborhood. My primary concerns include: • Spot-zoning and incompatibility with the established character of the surrounding neighborhood. • Increased traffic burden and safety concerns on already constrained road infrastructure (especially Dean Solomon, Vanike, W Salem, Hwy-112). • Increased pedestrian foot traffic on Dean Solomon which has incomplete sidewalk access going both north and south of Vanike. • Stormwater, runoff, grading, and downstream drainage impacts affecting neighboring properties (especially the stormwater flooding that develops behind the north side of Vanike properties during heavy rains due to improper drainage). • Potential reduction in neighboring property values and quality of life. • Insufficient transition buffering between existing residential uses and the proposed intensity. • The wetland preserve and natural habitat of numerous animal life. • Precedent-setting impacts for future rezonings inconsistent with the area’s historic development pattern. • Whether existing utilities, emergency services, and transportation infrastructure can Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session adequately support the proposed density/intensity. The Case for Incompatibility and Infrastructure Friction: Fayetteville has an established precedent of protecting stable neighborhoods from incompatible, high-intensity shifts in land use (e.g., REZONING PETITION RZN 15-5240). Under Arkansas law and Fayetteville’s own planning framework, the burden of proof rests entirely on the applicant to demonstrate that this change serves the public welfare. In this case, the proposed density presents an abrupt and harsh transition that is physically and visually inconsistent with the surrounding character. Furthermore, the city must account for the cumulative traffic load of this project combined with other pending developments in the immediate corridor, which threatens to degrade the local Level of Service (LOS) to a failing grade. Formal Requests for Transparency and Mitigation: Before any vote is taken on this matter, I request that the City: ● Disclose all communications, studies, and staff recommendations related to this application to the public immediately. ● Require independent third-party reviews of all traffic, drainage, and infrastructure assumptions rather than relying solely on data provided by the applicant. This should include the “Next Chapter” community of 270 units that was recently approved for construction but not yet built. ● Ensure full transparency regarding all communications between the developer, financing entities, and public officials prior to this request. Required Infrastructure Analysis: I further request that the City require the following as a condition of any further consideration: ● A comprehensive pedestrian connectivity and sidewalk impact analysis to address the dangerous gaps on Deane Solomon between Mt. Comfort and Hwy -112. ● A developer-funded mitigation plan for sidewalk installation and traffic calming measures on Deane Solomon, W. Salem, Ika Dr., and Vanike Dr. Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session Please include this letter in the official public record for this application. Thank you for your commitment to responsible growth and your service to the residents of Fayetteville. Sincerely, Jessica Johnson jhouse5782@yahoo.com 3131 N Night Heron Dr, Fayetteville, AR, 72704 From: Leta Darling <letadarling@icloud.com> Sent: Friday, May 22, 2026 8:50 AM To: Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: Fwd: Rezoning Petition RZN-2026-0015 – Opposition Letter 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. Hi, Jessie, My opposition letter (see below) was not included in the agenda packet. Are you able to add please? Thank you for your help. Respectfully, Leta Begin forwarded message: From: Leta Darling <letadarling@icloud.com> Date: May 19, 2026 at 11:13:45 PM CDT To: hrice.brewer@fayetteville-ar.gov, fred.gulley@fayetteville-ar.gov, mary.madden@fayetteville- ar.gov, mary.mcgetrick@fayetteville-ar.gov, matthew.cabe@fayetteville-ar.gov, nick.castin@fayetteville-ar.gov, nick.werner@fayetteville-ar.gov Cc: andrew.brink@fayetteville-ar.gov, ashlyn.holeyfield@fayetteville-ar.gov Subject: Rezoning Petition RZN-2026-0015 – Opposition Letter Hey you guys. Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session I know you are going to get a lot of these because the residents in the area are resoundingly opposed to the rezone and development under consideration. My hope is that you thoughtfully consider the content as well as the number of communications you receive. Please deny this rezoning request. There are many reasons to do so. I’ll try to be succinct and only address four. 1) Drainage. The existing residential area was built on a swamp. The clay content is high, and so is the water table. The existing residents currently employ methods ranging from sump pumps to paving sections of their backyards to enable year-round use. Otherwise, there can be standing water for months of the year (this includes the backyards of the houses on Vanike, which would border the proposed development). While East and Central Fayetteville have sewer and drainage issues due to growth and aging infrastructure, the west side is relatively new and already experiences comparable issues. Clabber Creek floods to the point that it runs over Dean Solomon and/or Salem at times. Adding runoff by decreasing the surrounding fields and trees will intensify the problem. This development could definitely impact the floodplain. Should the rezoning not be denied immediately, I would ask you to please consider a delay to allow a third-party study of the area's ability to accommodate the necessary drainage and sewage systems tied to the project. The city might require the applicant to present a sewer system plan for review by a third-party expert and approval by the city PRIOR to the rezone, with the cost of the study and plan implementation to be borne by the applicant. Understanding that some basic infrastructure or connections are already in place, the study could examine whether these could support such a concentrated population without substantial additional cost to the city. 2) The additional traffic flow would be untenable with the current infrastructure, and making the necessary modifications would be costly. Dean Solomon is a two-lane road with no shoulders. It cannot support the thoroughfare. If expanded, the huge drainage ditch on the west side would be lost. This will exacerbate existing drainage issues tied to Clabber Creek and the area's overall physiography and topography. An additional stoplight at the corner of Dean Solomon and Shiloh Dr. would be required at the very least, but the additional traffic burden would still cause significant congestion and delays. Mount Comfort is already overburdened—even now, before the HUGE apartment complex under construction at the Salem Dr. junction is occupied. 3) Fayetteville’s rental market is saturated. We don’t need more rentals—particularly not apartments. We need homes. Homes of the type compatible with the current zoning. 4) This project is directly opposed to the City of Fayetteville’s long-term plan. There are no commercial services on Mount Comfort, other than two gas stations. This development would not be a step towards a walkable community. The proposed is not infill. It is greenfield development. This development would DESTROY the aesthetic of the surrounding neighborhood, congest the area, and operate in direct contrast to the city’s stated goals. This is Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session urban sprawl. (If apartments were to be allowed there, limiting them to those built over businesses in support of the city’s long-term plan to promote walkable, sustainable communities would be a better approach.) Please consider the costs to the city in developing this area, with an eye toward achieving long-term goals. I don’t want an apartment complex in my backyard for the same reasons you wouldn’t. Transient populations, higher incidence of crime, diminished property values, environmental concerns, you name it. But this particular project isn’t just objectionable for personal reasons of the neighboring residents. It will be extremely costly in many ways, both immediately and long-term. It is contrary to the city’s long-term plan. It is against the city’s overall best interest. Please vote with the residents and the city you protect. Please deny this rezone. Thank you for your time, your thoughtful consideration, and your commitment to public service. Respectfully, Leta Darling Neighboring Resident Fayetteville, AR 72704 -----Original Message----- From: Lex Broyles <LBroyles@knwa.com> Sent: Friday, May 22, 2026 9:16 AM To: Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: Rezoning on Vanike & Deane Solomon Hello, I am writing to protest the rezoning plan in this area. I live off of Deane Solomon and so I see the traffic issues and the water runoff and flooding issues. Placing multi family in a purely residential single family neighborhood area with zero commercial services is not aligned with city guidelines. Everyone that is added to this area will have to drive long distances for anything other than a gas station. Also planning commission lists Deane Solomon as a neighborhood link street that can handle more traffic yet it has none of the characteristics listed in the city’s own guidelines for what constitutes a link street: “these streets may have on street parking, center turn lanes, or wider lanes accommodating truck or transit vehicles where appropriate.” Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session Deane Solomon has none of these features and in fact is the exact opposite of what the city code describes. It is so narrow that several times a year a car ends up in the ditch on the west side of the road. Multi family is not appropriate, nor can the street handle the additional traffic it would bring. None of the traffic discussion incorporates the number of autos that will be added with the Underwood development as well as park visitors once that is finally completed. Please keep this development single family. Thank you for your service to the city. Lex Broyles Sent from my iPhone From: Jon F <jon.felker@gmail.com> Sent: Friday, May 22, 2026 9:56 AM To: Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: Fwd: Formal Opposition to Rezoning Petition RZN-2026-0015 - Jonathan Felker ---------- Forwarded message --------- From: Jon F <jon.felker@gmail.com> Date: Sat, May 16, 2026 at 10:14 AM Subject: Formal Opposition to Rezoning Petition RZN-2026-0015 - Jonathan Felker To: <andrew.brink@fayetteville-ar.gov>, <ashlyn.holeyfield@fayetteville-ar.gov>, <hrice.brewer@fayetteville-ar.gov>, <fred.gulley@fayetteville-ar.gov>, <mary.madden@fayetteville- ar.gov>, <mary.mcgetrick@fayetteville-ar.gov>, <matthew.cabe@fayetteville-ar.gov>, <nick.castin@fayetteville-ar.gov>, <nick.werner@fayetteville-ar.gov> Dear Fayetteville Planning Commissioners and Planning Staff, My name is Jonathan Felker, and I am a resident of an affected neighborhood near the proposed development area on Deane Solomon. I am writing to formally voice my opposition to the requested rezoning and development associated with Plan Number: RZN-2026-0015. I respectfully urge the Planning Commission to recommend denial of this petition. A rezoning of this magnitude—moving from low-density greenfield to high-intensity residential—must be held to the highest standard of scrutiny. The applicant has not yet demonstrated that this proposal aligns with the Fayetteville Unified Development Code, existing infrastructure capacities, or the long-term compatibility principles of our neighborhood. My primary concerns include: • Spot-zoning and incompatibility with the established character of the surrounding neighborhood. Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session • Increased traffic burden and safety concerns on already constrained road infrastructure (especially Dean Solomon, Vanike, W Salem, Hwy-112). • Increased pedestrian foot traffic on Dean Solomon which has incomplete sidewalk access going both north and south of Vanike. • Stormwater, runoff, grading, and downstream drainage impacts affecting neighboring properties (especially the stormwater flooding that develops behind the north side of Vanike properties during heavy rains due to improper drainage). • Potential reduction in neighboring property values and quality of life. • Insufficient transition buffering between existing residential uses and the proposed intensity. • The wetland preserve and natural habitat of numerous animal life. • Precedent-setting impacts for future rezonings inconsistent with the area’s historic development pattern. • Whether existing utilities, emergency services, and transportation infrastructure can adequately support the proposed density/intensity. • The area is a wet prairie with subterranean prairie crawfish. This means there is constantly ground water, so retention ponds for any proposed developments will remain full and not capture storm water. Increased impermeable surfaces without retention will only stress the new Underwood park drainage, and potentially raise the flood zone of Clabber Creek. • The vacancy rate of multifamily apartments has skyrocketed. If this development is a speculative investment, there is potential that the development is never finished. This could become abandoned unfinished structures if the market cannot support more luxury multifamily units. Fayetteville needs more options for first time home buyers, not apartments. The Case for Incompatibility and Infrastructure Friction Fayetteville has an established precedent of protecting stable neighborhoods from incompatible, high-intensity shifts in land use (e.g., REZONING PETITION RZN 15-5240). Under Arkansas law and Fayetteville’s own planning framework, the burden of proof rests entirely on the applicant to demonstrate that this change serves the public welfare. In this case, the proposed density presents an abrupt and harsh transition that is physically and visually inconsistent with the surrounding character. Furthermore, the city must account for the cumulative traffic load of this project combined with other pending developments in the immediate corridor, which threatens to degrade the local Level of Service (LOS) to a failing grade. Formal Requests for Transparency and Mitigation Before any vote is taken on this matter, I request that the City: Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session Disclose all communications, studies, and staff recommendations related to this application to the public immediately. Require independent third-party reviews of all traffic, drainage, and infrastructure assumptions rather than relying solely on data provided by the applicant. This should include the “Next Chapter” community of 270 units that was recently approved for construction but not yet built. Ensure full transparency regarding all communications between the developer, financing entities, and public officials prior to this request. Required Infrastructure Analysis I further request that the City require the following as a condition of any further consideration: A comprehensive pedestrian connectivity and sidewalk impact analysis to address the dangerous gaps on Deane Solomon between Mt. Comfort and Hwy-112. A developer-funded mitigation plan for sidewalk installation and traffic calming measures on Deane Solomon, W. Salem, Ika Dr., and Vanike Dr. Please include this letter in the official public record for this application. Thank you for your commitment to responsible growth and your service to the residents of Fayetteville. Sincerely, Jonathan Felker 479-841-9048 2722 W Vanike Dr jon.felker@gmail.com From: Debbie Medlock <medlockd8350@gmail.com> Sent: Friday, May 22, 2026 10:54 AM To: Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: Fwd: Opposition to RZN-2026-0015 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. Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session ---------- Forwarded message --------- From: Debbie Medlock <medlockd8350@gmail.com> Date: Fri, May 8, 2026 at 12:35 PM Subject: Opposition to RZN-2026-0015 To: <planning@fayetteville-ar.gov> Dear Fayetteville Planning Commission, I am writing to formally express my opposition to RZN-2026-0015 resulting increase in traffic that will affect my street. As a resident of the Cobblestone subdivision living on Marble Drive, I am deeply concerned about the impact that additional vehicle volume will have on the safety, noise levels, and overall quality of life in our neighborhood. I request that my opposition be noted for the record during the planning and review process. Thank you for your time and for considering the concerns of the residents. Best regards, Deborah Medlock From: Lisa Leclerc <lisaleclercmn@gmail.com> Sent: Friday, May 22, 2026 10:57 AM To: Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: Fwd: Formal Opposition to Rezoning Petition RZN-2026-0015 - Lisa B Leclerc Begin forwarded message: From: Lisa Leclerc <lisaleclercmn@gmail.com> Date: May 19, 2026 at 3:18:24 PM CDT Subject: Formal Opposition to Rezoning Petition RZN-2026-0015 - Lisa B Leclerc Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session Sent from my iPhone Dear Fayetteville Planning Commissioners and Planning Staff, My name is Lisa B Leclerc , and I am a resident of an affected neighborhood near the proposed development area on Deane Solomon. I am writing to formally voice my opposition to the requested rezoning and development associated with Plan Number: RZN-2026-0015. I respectfully urge the Planning Commission to recommend denial of this petition. A rezoning of this magnitude—moving from low-density greenfield to high-intensity residential—must be held to the highest standard of scrutiny. The applicant has not yet demonstrated that this proposal aligns with the Fayetteville Unified Development Code, existing infrastructure capacities, or the long-term compatibility principles of our neighborhood. My primary concerns include: • Increased traffic burden and safety concerns on already constrained road infrastructure (especially Dean Solomon, Vanike, W Salem, Hwy-112).• Increased pedestrian foot traffic on Dean Solomon which has incomplete sidewalk access going both north and south of Vanike. • Stormwater, runoff, grading, and downstream drainage impacts affecting neighboring properties (especially the stormwater flooding that develops behind the north side of Vanike properties during heavy rains due to improper drainage). • Potential reduction in neighboring property values and quality of life. • Insufficient transition buffering between existing residential uses and the proposed intensity. • The wetland preserve and natural habitat of numerous animal life. • Precedent-setting impacts for future rezonings inconsistent with the area’s historic development pattern. The Case for Incompatibility and Infrastructure Friction Fayetteville has an established precedent of protecting stable neighborhoods from incompatible, high-intensity shifts in land use (e.g., REZONING PETITION RZN 15-5240). Under Arkansas law and Fayetteville’s own planning framework, the burden of proof rests Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session entirely on the applicant to demonstrate that this change serves the public welfare. In this case, the proposed density presents an abrupt and harsh transition that is physically and visually inconsistent with the surrounding character. Furthermore, the city must account for the cumulative traffic load of this project combined with other pending developments in the immediate corridor, which threatens to degrade the local Level of Service (LOS) to a failing grade. Formal Requests for Transparency and Mitigation Before any vote is taken on this matter, I request that the City: Disclose all communications, studies, and staff recommendations related to this application to the public immediately. Require independent third-party reviews of all traffic, drainage, and infrastructure assumptions rather than relying solely on data provided by the applicant. This should include the “Next Chapter” community of 270 units that was recently approved for construction but not yet built. Ensure full transparency regarding all communications between the developer, financing entities, and public officials prior to this request. Required Infrastructure Analysis I further request that the City require the following as a condition of any further consideration: A comprehensive pedestrian connectivity and sidewalk impact analysis to address the dangerous gaps on Deane Solomon between Mt. Comfort and Hwy -112. A developer-funded mitigation plan for sidewalk installation and traffic calming measures on Deane Solomon, W. Salem, Ika Dr., and Vanike Dr.Please include this letter in the official public record for this application. Thank you for your commitment to responsible growth and your service to the residents of Fayetteville. Sincerely, Lisa B Leclerc 4373 W Sandingham St Fayetteville, AR 72704 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session ---------- Forwarded message --------- From: Eric Schuldt <gohawgsgo@gmail.com> Date: Tue, May 19, 2026 at 7:45 PM Subject: Formal Opposition to Rezoning Petition RZN-2026-0015 - Eric and Angie Schuldt To: <andrew.brink@fayetteville-ar.gov>, <ashlyn.holeyfield@fayetteville-ar.gov>, <hrice.brewer@fayetteville-ar.gov>, <fred.gulley@fayetteville-ar.gov>, <mary.madden@fayetteville- ar.gov>, <mary.mcgetrick@fayetteville-ar.gov>, <matthew.cabe@fayetteville-ar.gov>, <nick.castin@fayetteville-ar.gov>, <nick.werner@fayetteville-ar.gov> Dear Planning Committee: Our names are Eric and Angie Schuldt, and we are residents of a neighborhood near a proposed development area on Deane Solomon. We are writing to formally voice our opposition to the requested rezoning and development associated with Plan Number: RZN-2026-0015. We respectfully urge the Planning Commission to recommend denial of this petition. A rezoning of this magnitude moving from low-density greenfield to high-intensity residential must be held to the highest standard of scrutiny. We do not believe that the proposal aligns with the existing infrastructure capacities, or the long-term compatibility principles of our neighborhood. Our primary concerns include: • Spot-zoning and incompatibility with the established character of the surrounding neighborhood. • Increased traffic burden and safety concerns on already constrained road infrastructure (especially Dean Solomon, Vanike, W Salem, Hwy-112). • Stormwater, runoff, grading, and downstream drainage impacts affecting neighboring properties (especially the stormwater flooding that develops behind the north side of Vanike properties during heavy rains due to improper drainage). • Potential reduction in neighboring property values and quality of life. • Insufficient transition buffering between existing residential uses and the proposed intensity. • The wetland preserves and natural habitat of numerous animal life. The Case for Incompatibility and Infrastructure Friction The proposed density presents an abrupt and harsh transition that is physically and visually inconsistent with the surrounding character. Furthermore, the city must account for the Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session cumulative traffic load of this project combined with other pending developments in the immediate corridor, which threatens to degrade the local Level of Service (LOS) to a failing grade. Required Infrastructure Analysis We further request that the City require the following as a condition of any further consideration: ● A comprehensive pedestrian connectivity and sidewalk impact analysis to address the dangerous gaps on Deane Solomon between Mt. Comfort and Hwy -112. ● A developer-funded mitigation plan for sidewalk installation and traffic calming measures on Deane Solomon, W. Salem, Ika Dr., and Vanike Dr. Please include this letter in the official public record for this application. Thank you for your commitment to responsible growth and your service to the residents of Fayetteville. Sincerely, Eric and Angie Schuldt gohawgsgo@gmail.com 2756 W. Vanike Drive From: Sarah Martin <smrtn64@gmail.com> Sent: Friday, May 22, 2026 3:27 PM To: Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: Fwd: Formal Opposition to Rezoning Petition RZN-2026-0015 From: smrtn64@gmail.com> Date: May 18, 2026 at 14:37:44 CDT To: andrew.brink@fayetteville-ar.gov, ashlyn.holeyfield@fayetteville-ar.gov, hrice.brewer@fayetteville-ar.gov, fred.gulley@fayetteville-ar.gov, mary.madden@fayetteville-ar.gov, mary.mcgetrick@fayetteville-ar.gov, matthew.cabe@fayetteville-ar.gov, nick.castin@fayetteville- ar.gov, nick.werner@fayetteville-ar.gov Cc: teresa.turk@fayetteville-ar.gov Subject: Formal Opposition to Rezoning Petition RZN-2026-0015 Dear Fayetteville Planning Commissioners and Planning Staff, My name is Sarah Martin, and I am a resident of an affected neighborhood near the proposed development area on Deane Solomon. I am writing to formally voice my opposition to the requested rezoning and development associated with Plan Number: RZN-2026-0015. Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session I respectfully urge the Planning Commission to recommend denial of this petition. A rezoning of this magnitude—moving from low-density greenfield to high-intensity residential—must be held to the highest standard of scrutiny. The applicant has not yet demonstrated that this proposal aligns with the Fayetteville Unified Development Code, existing infrastructure capacities, or the long-term compatibility principles of our neighborhood. My primary concerns include: • Spot-zoning and incompatibility with the established character of the surrounding neighborhood.• Increased traffic burden and safety concerns on already constrained road infrastructure (especially Dean Solomon, Vanike, W Salem, Hwy-112). • The wetland preserve and natural habitat of numerous animal life. • Precedent-setting impacts for future rezonings inconsistent with the area’s historic development pattern. The Case for Incompatibility and Infrastructure Friction Fayetteville has an established precedent of protecting stable neighborhoods from incompatible, high-intensity shifts in land use (e.g., REZONING PETITION RZN 15-5240). Under Arkansas law and Fayetteville’s own planning framework, the burden of proof rests entirely on the applicant to demonstrate that this change serves the public welfare. In this case, the proposed density presents an abrupt and harsh transition that is physically and visually inconsistent with the surrounding character. Furthermore, the city must account for the cumulative traffic load of this project combined with other pending developments in the immediate corridor, which threatens to degrade the local Level of Service (LOS) to a failing grade. Formal Requests for Transparency and Mitigation Before any vote is taken on this matter, I request that the City: Disclose all communications, studies, and staff recommendations related to this application to the public immediately. Require independent third-party reviews of all traffic, drainage, and infrastructure Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session assumptions rather than relying solely on data provided by the applicant. This should include the “Next Chapter” community of 270 units that was recently approved for construction but not yet built. Ensure full transparency regarding all communications between the developer, financing entities, and public officials prior to this request. Required Infrastructure Analysis I further request that the City require the following as a condition of any further consideration: A comprehensive pedestrian connectivity and sidewalk impact analysis to address the dangerous gaps on Deane Solomon between Mt. Comfort and Hwy -112. A developer-funded mitigation plan for sidewalk installation and traffic calming measures on Deane Solomon, W. Salem, Ika Dr., and Vanike Dr. Please include this letter in the official public record for this application. Thank you for your commitment to responsible growth and your service to the residents of Fayetteville. Thank you, Sarah Martin 2867 Vanike Dr Fayetteville From: Jason Miller <jakaamiller@gmail.com> Sent: Friday, May 22, 2026 4:38 PM To: Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: Fwd: Formal Opposition to Rezoning Petition RZN-2026-0015 - Amanda Miller Begin forwarded message: From: Jason Miller <jakaamiller@gmail.com> Date: May 19, 2026 at 9:27:38 PM CDT To: andrew.brink@fayetteville-ar.gov, ashlyn.holeyfield@fayetteville-ar.gov, hrice.brewer@fayetteville-ar.gov, fred.gulley@fayetteville-ar.gov, mary.madden@fayetteville-ar.gov, mary.mcgetrick@fayetteville-ar.gov, matthew.cabe@fayetteville-ar.gov, nick.castin@fayetteville- ar.gov, nick.werner@fayetteville-ar.gov Subject: Formal Opposition to Rezoning Petition RZN-2026-0015 - Amanda Miller Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session Dear Fayetteville Planning Commissioners and Planning Staff, My name is Amanda Miller, and I am a resident of an affected neighborhood near the proposed development area on Deane Solomon. I am writing to formally voice my opposition to the requested rezoning and development associated with Plan Number: RZN-2026-0015. I respectfully urge the Planning Commission to recommend denial of this petition. A rezoning of this size—moving from low-density greenfield to high-intensity residential—must be held to the highest standard of scrutiny. The applicant has not yet demonstrated that this proposal aligns with the Fayetteville Unified Development Code, existing infrastructure capacities, or the long-term compatibility principles of our neighborhood. My primary concerns include: • Spot-zoning and incompatibility with the established character of the surrounding neighborhood.• Increased traffic burden and safety concerns on already constrained road infrastructure (especially Dean Solomon, Vanike, W Salem, Hwy-112). • Stormwater, runoff, grading, and downstream drainage impacts affecting neighboring properties (especially the stormwater flooding that develops behind the north side of Vanike properties during heavy rains due to improper drainage). • Potential reduction in neighboring property values and quality of life. • Insufficient transition buffering between existing residential uses and the proposed intensity. • The wetland preserve and natural habitat of numerous animal life. The Case for Incompatibility and Infrastructure Friction Fayetteville has an established precedent of protecting stable neighborhoods from incompatible, high-intensity shifts in land use (e.g., REZONING PETITION RZN 15-5240). Under Arkansas law and Fayetteville’s own planning framework, the burden of proof rests entirely on the applicant to demonstrate that this change serves the public welfare. In this case, the proposed density presents an abrupt and harsh transition that is physically and visually inconsistent with the surrounding character. Furthermore, the city must account for the cumulative traffic load of this project combined with other pending developments in the Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session immediate corridor, which threatens to degrade the local Level of Service (LOS) to a failing grade. Formal Requests for Transparency and Mitigation Before any vote is taken on this matter, I request that the City: Disclose all communications, studies, and staff recommendations related to this application to the public immediately. Require independent third-party reviews of all traffic, drainage, and infrastructure assumptions rather than relying solely on data provided by the applicant. This should include the “Next Chapter” community of 170 units that was recently approved for construction but not yet built. Ensure full transparency regarding all communications between the developer, financing entities, and public officials prior to this request. Required Infrastructure Analysis I further request that the City require the following as a condition of any further consideration: A comprehensive pedestrian connectivity and sidewalk impact analysis to address the dangerous gaps on Deane Solomon between Mt. Comfort and Hwy -112. A developer-funded mitigation plan for sidewalk installation and traffic calming measures on Deane Solomon, W. Salem, Ika Dr., and Vanike Dr. Please include this letter in the official public record for this application. Thank you for your commitment to responsible growth and your service to the residents of Fayetteville Sincerely, Amanda Miller Jakaamiller@gmail.com 3086 N Night Heron Dr. Fayetteville, AR 72704 Sent from my iPhone Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session From: Lauren Mrak <laurenmrak@gmail.com> Sent: Sunday, May 24, 2026 7:04 PM To: Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: Formal Opposition to Rezoning Petition RZN-2026-0015 - Lauren Mrak Dear Fayetteville Planning Commissioners and Planning Staff, My name is Lauren Mrak , and I am a resident of an affected neighborhood near the proposed development area on Deane Solomon. I am writing to formally voice my opposition to the requested rezoning and development associated with Plan Number: RZN-2026-0015. I respectfully urge the Planning Commission to recommend denial of this petition. A rezoning of this magnitude—moving from low-density greenfield to high-intensity residential—must be held to the highest standard of scrutiny. The applicant has not yet demonstrated that this proposal aligns with the Fayetteville Unified Development Code, existing infrastructure capacities, or the long -term compatibility principles of our neighborhood. My primary concerns include: • Spot-zoning and incompatibility with the established character of the surrounding neighborhood. • Increased traffic burden and safety concerns on already constrained road infrastructure (especially Dean Solomon, Vanike, W Salem, Hwy-112). • Increased pedestrian foot traffic on Dean Solomon which has incomplete sidewalk access going both north and south of Vanike. • Stormwater, runoff, grading, and downstream drainage impacts affecting neighboring properties (especially the stormwater flooding that develops behind the north side of Vanike properties during heavy rains due to improper drainage). • Potential reduction in neighboring property values and quality of life. • The wetland preserve and natural habitat of numerous animal life. • Precedent-setting impacts for future rezonings inconsistent with the area’s historic development pattern. • Whether existing utilities, emergency services, and transportation infrastructure can adequately support the proposed density/intensity. • Increased number of accidents at the crosswalks and the bike trail crossing. Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session The Case for Incompatibility and Infrastructure Friction Fayetteville has an established precedent of protecting stable neighborhoods from incompatible, high-intensity shifts in land use (e.g., REZONING PETITION RZN 15-5240). Under Arkansas law and Fayetteville’s own planning framework, the burden of proof rests entirely on the applicant to demonstrate that this change serves the public welfare. In this case, the proposed density presents an abrupt and harsh transition that is physically and visually inconsistent with the surrounding character. Furthermore, the city must account for the cumulative traffic load of this project combined with other pending developments in the immediate corridor, which threatens to degrade the local Level of Service (LOS) to a failing grade. Formal Requests for Transparency and Mitigation Before any vote is taken on this matter, I request that the City: ● Disclose all communications, studies, and staff recommendations related to this application to the public immediately. ● Require independent third-party reviews of all traffic, drainage, and infrastructure assumptions rather than relying solely on data provided by the applicant. This should include the “Next Chapter” community of 270 units that was recently approved for construction but not yet built. ● Ensure full transparency regarding all communications between the developer, financing entities, and public officials prior to this request. Required Infrastructure Analysis I further request that the City require the following as a condition of any further consideration: ● A comprehensive pedestrian connectivity and sidewalk impact analysis to address the dangerous gaps on Deane Solomon between Mt. Comfort and Hwy -112. ● A developer-funded mitigation plan for sidewalk installation and traffic calming measures on Deane Solomon, W. Salem, Ika Dr., and Vanike Dr. Please include this letter in the official public record for this application. Thank you for your commitment to responsible growth and your service to the residents of Fayetteville. Sincerely, Lauren Mrak laurenmrak@gmail.com Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session 2571 W Vanike Dr, Fayetteville, AR 72704 -----Original Message----- From: Brittney <brexit@gmail.com> Sent: Tuesday, May 26, 2026 11:31 AM To: Masters, Jessica <jmasters@fayetteville-ar.gov>; Planning Shared <planning@fayetteville- ar.gov> Subject: Opposition to RZN-2026-0015 To whom it may concern, My name is Brittney Robison and I live on Bentley Ridge, which is in the neighborhood including Van Ike. I am highly against this rezoning. It is not compatible with this neighborhood nor is it compatible with this part of Fayetteville . You are destroying our city. Just take a look at what happened east of the Fayetteville high school football stadium… just one example out of hundreds. Every time I leave my house, there is a new monster apartment complex and several of the charming Fayetteville homes are gone. Enough is enough. I have lived in Fayetteville since 1989 ,after I graduated from high school .While much of the growth has been positive, in the last few years, it has completely gotten out of hand. Leave our peaceful neighborhood alone, please. Sincerely, Brittney Robison 479-366-8514 From: Leslie Stephens <lesliebstephens@gmail.com> Sent: Tuesday, May 26, 2026 10:34 AM To: Planning Shared <planning@fayetteville-ar.gov> Subject: Opposition to RZN-2026-0015 Leslie Stephens, MS, CHES From: Clark Eckels <clark.eckels@gmail.com> Sent: Tuesday, May 26, 2026 1:22 PM To: Planning Shared <planning@fayetteville-ar.gov> Subject: Please Support Dean Solomon Rezoning and Staff Code Amendments Dear Planning Commissioners, My name is Clark Eckels and I live at 95 E. Madrid Street. I am writing to ask you to support the following items at tonight's meeting and forward them to the City Council with a recommendation of approval. Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session RZN-2026-0015: Rezoning (NORTHWEST OF N DEANE SOLOMON ROAD AND W VANIKE DR/DRP HOLDINGS LLC, 246 & 247) • I urge you to support this rezoning as it aligns with our city's long term goals and is located in close proximity to major water infrastructure improvements, Clabber Creek Trail, Holcombe Elementary, and the new Underwood Park. I grew up on nearby Howard Nickell Rd and lived for more than 4 years just off of Hwy 112 and know the area well. I think some modest density would serve this area well! ADM-2026-0006: Administrative Item (Unified Development Code Section 155.01) • Please support this item as it will grant homebuilders more flexibility in addressing our current housing crisis. ADM-2026-0007: Administrative Item (Unified Development Code Sections 161.12, 161.22, 161.24, 161.27, and 161.28) • Please support this item as it will grant homebuilders more flexibility in addressing our current housing crisis. ADM-2026-0009: Administrative Item (Unified Development Code Sections 172.05) • I believe that the city council made a reactive and short sighted decision when it approved Ordinance 6864 last May. This ordinance has had a significant negative impact on the ability to build affordable housing and address the housing crisis in our city. Not only did it reduce the maximum allowed reductions to parking in most cases, it removed the ability to make reductions by right, thus adding delays and uncertainty to homebuilders. Fayetteville was a national leader in parking reform when it repealed commercial parking minimums and set the previous standards back in 2015 and it is frustrating to see us moving backward on this issue in the midst of a housing crisis. Across the country, more than 100 cities (including Rogers) have repealed their parking minimums entirely. I urge you to support this amendment from city staff. While it does not go as far as I might like, it does make incremental progress in the right reduction. While I wish that it would return by right reductions to homebuilders who provide bike parking or build in proximity to trail and transit, I really like that this ordinance is designed to best support local small scale by significantly increasing their maximum possible parking reductions. In addition to taking up a lot of space, parking is also expensive to build. I think giving homebuilders (especially local ones) more flexibility to decide how much parking the market demands for their specific site is a critical piece of the puzzle in making housing in our city more affordable. Thank you so much for your consideration. Clark Eckels Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session From: Katie Garman <katgarman@gmail.com> Sent: Tuesday, May 26, 2026 4:34 PM To: Masters, Jessica <jmasters@fayetteville-ar.gov>; Planning Shared <planning@fayetteville- ar.gov>; Agenda Item Comment <agendaitemcomment@fayetteville-ar.gov> Subject: RZN-2026-0015 comment Hi there! I'd like to make comment that I am AGAINST the proposition of "RZN-2026-0015: Rezoning (NORTHWEST OF N DEANE SOLOMON ROAD AND W VANIKE DR/DRP HOLDINGS LLC, 246 & 247): Submitted by CRAFTON TULL for property located NORTHWEST OF N DEANE SOLOMON ROAD AND W VANIKE DR. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRES AND CPZD, COMMERCIAL PLANNED ZONING DISTRICT and contains approximately 36.2 acres. The request is to rezone the property to RMF- 12, RESIDENTIAL-MULTI FAMILY, 12 UNITS PER ACRE and RSF-8, RESIDENTIAL SINGLE-FAMILY, EIGHT UNITS PER ACRE." I live in this neighborhood, and I bike through this area no less than 5 times a week. I'm deeply connected to the wildlife and ecosystem that is budding and repairing itself from previous developments.I'd like to make it known that this area is a riparian area, wetlands, hydric soils, and we already have issues with flooding in the surrounding neighborhoods. We've fought hard to preserve what is still left of the surrounding wetland area, there are protected species that are trying to make a comeback on this entire side of town, and we continue to take 1 step forward and 2 steps back in being stewards to our Natural State motto. I believe we have done irreparable harm to the area already; with a constant oversight being all the areas that are also affected downstream. I do support more housing in Fayetteville, but when we have areas like the NWA mall sitting and rotting away, it makes me think we should better think about the areas that have already been developed and could be better utilized for high-density housing rather than continuously mowing over our nature preserves, wetlands and other wildlife areas for the sake of new construction and putting a "housing fix" sticker/stamp of approval. Yes we need more housing but we can't continue to pave paradise for parking lots & cheap short-term housing fixes. This area is home to so much wildlife, and it would be detrimental to continue to develop it into oblivion. We have so many native species, including plants that help with the absorption of water runoff to prevent flood neighboring areas and also downstream areas that are already maxed out... Putting high density housing means you have to also alotte for adequate parking, and we've seen time and time again that more parking is NOT the answer for preventing public sprawl or preserving nature/helping with runoff. I'd like to argue IN FAVOR or upholding these Fayettville Vision 2050 Guiding Principles: Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session Ecosystem Preservation, Naturally beautiful city, & Well maintained infrastructure & facilities. This specific area does not need more irresponsible housing, it needs more preservation. And until it can be proven that developers actually consider the environmental impact their construction will have, it shouldn't be handled as flippantly and quietly called a "rezoning issue" In conclusion, we already have areas in Fayetteville (huge empty parking lots, and buildings falling to disrepair, etc) that are developed and could/SHOULD be considered for high density housing. Please stop mowing over our NATURE without the foresight of how it will wash away Fayetteville in the future and cause more harm than good; when one doesn't consider the huge role that nature/wildlife/ecosystems actually hold in keeping our land in good working condition (ie thunderstorms, major flooding, tornados, snow/ice runoff, etc) you can't truly appreciate it's beauty when everything is sunshine and rainbows. From: jeff glover <gloverjeff@hotmail.com> Sent: Tuesday, May 26, 2026 6:03 PM To: Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: Rezoning at Vanike and Dean Soloman Good afternoon, This e-mail is in regards to Planning Commission review of rezoning request at Vanike Dr. and Dean Solomon. I read the staff findings. I disagree that this rezoning will not increase density and somehow aligns with the existing neighborhoods. It is curious to me why the proposal does not follow the existing neighborhood structure for the larger parcel and puts the burden on the commission to justify why not change it. I would rather the developer explain why it should be changed. A few extra dollars for their endeavor should not dictate our neighborhood's ongoing overcrowding and lower cost development encroachment. I understand that the findings are focused on traffic, infrastructure, etc. I am more concerned about GREEN space in Fayetteville. Have any of you looked around? The changes in the last 6 months, 1 year, 3 years, 5 years is staggering. It almost feels that we won't have an open field or stand of trees left at this rate in this decade. For someone who enjoys the neighborhood amenities, the trail system, the open space and the wildlife, I would say that this development would be an utter loss to our community. I understand that development will occur in the large parcel but seriously th e full stand of trees that create a buffer for wildlife is outrageous. Tree City? Jeff Glover 3295 W. Barite Dr From: Sarah Geurtz <sdg@eda-pa.com> Sent: Thursday, May 21, 2026 10:12 AM Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session To: Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: RE: Deane Solomon rezone question I have contacted the NWA Land Trust to see if it applies to just their land strip there. This morning, the Corps told me that there’s a wetland mitigation area there for a past development and that I would have to FOIA them to find out more. Sarah Geurtz, PLA Landscape Architect EDA From: Masters, Jessica <jmasters@fayetteville-ar.gov> Sent: Thursday, May 21, 2026 10:09 AM To: Sarah Geurtz <sdg@eda-pa.com> Subject: RE: Deane Solomon rezone question Got it. Thank you for pointing this out! This is definitely more of a development-level detail, but I will make sure it is noted in the Planning Commission report. Jessie Jessie Masters, AICP Planning Director Development Services City of Fayetteville, Arkansas (479) 575-8239 www.fayetteville-ar.gov Website | Facebook | Twitter | Instagram | YouTube From: Sarah Geurtz <sdg@eda-pa.com> Sent: Thursday, May 21, 2026 9:32 AM To: Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: RE: Deane Solomon rezone question I apologize! I hit some keyboard shortcut that sent my below email accidentally! I have no idea what key combo does that. Frustrating! Anyway, this parcel holds water ( and Wilson Wetland Prairie is adjacent). Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session Sincerely, Sarah Geurtz, PLA Landscape Architect EDA From: Sarah Geurtz Sent: Thursday, May 21, 2026 9:18 AM To: 'Masters, Jessica' <jmasters@fayetteville-ar.gov> Subject: RE: Deane Solomon rezone question Thank you, Jessica. I took a photograph of the sign yesterday (pic is attached). I have also attached an image of where this sign is located. Sarah Geurtz, PLA Landscape Architect EDA From: Masters, Jessica <jmasters@fayetteville-ar.gov> Sent: Wednesday, May 20, 2026 3:10 PM To: Sarah Geurtz <sdg@eda-pa.com> Subject: RE: Deane Solomon rezone question Sarah, Thank you for the question, and sorry for the delay in my response. County records are showing me that this piece of property is currently owned by DRP Holdings, LLC, who is requesting the rezoning. While I don’t doubt that there are likely areas that the Corps may have jurisdiction in places due to the presence of wetlands in the general area, I’m not immediately seeing where the Corps owns property? Please help point me to what you are seeing so I can work to get you the best answers. As far as your question regarding the current CPZD that governs this property, this can be found in Ordinance 4523. The lot in question is referred to in several documents on record for that item as “Lot 4”, which currently grants entitlement to building multi-family structures on that property. The applicant is requesting to remove this from the CPZD, and transition to a standard zoning district that would allow for more uses, by-right, with some additional density. Hopefully this answers your questions. Happy to provide additional information where I can. Jessie Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Public Comment Post Agenda Session From: Sarah Geurtz <sdg@eda-pa.com> Sent: Tuesday, May 12, 2026 1:44 PM To: Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: Deane Solomon rezone question Hi, Jessie. Can you provide information about the past CPZD approved off Deane Solomon (go to the intersection of W Vanike Dr and Deane Solomon to zoom to it)? The Corps has a strip of land between the trail and Deane Solomon posted but the land is now up for a rezone to potentially put apartments on it and I’m confused about this. I’m wondering if this Corps strip was given to the Corps to maintain as part of the overall CPZD agreement back in the day. I have attached the neighbor notification packet here for your reference. Thank you, Sarah Geurtz Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Additional Information Received Date Received: MM/DD/YYYY Time: 00:00 (AM/PM) From: Name & Title To: Name & Title Agenda Meeting Date: MM/DD/YYYY Civic Clerk Number: Ex. 2025-994 Forwarded to City Attorney’s Office and Department Head 06/30/2026 4:23 PM Jessie Masters, Planning Director City Clerk's Office 07/07/2026 2026-1944 Received from department staff with City Attorneys copied. Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Additional Information Received Date Received: MM/DD/YYYY Time: 00:00 (AM/PM) From: Name & Title To: Name & Title Agenda Meeting Date: MM/DD/YYYY Civic Clerk Number: Ex. 2025-994 Forwarded to City Attorney’s Office and Department Head 07/15/2026 5:16 PM Jonathan Curth, Development Services Director City Council 07/21/2026 2026-1944 n/a Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Accident Data Accident Data request area (Deane Solomon corridor between Hwy 112 and Shiloh Dr.) RZN-2026-0015 (DRP Holdings rezoning request) Supplemental Information RZN-2026-0015 (DRP Holdings) Northwest of N. Deane Solomon Rd. Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 ~0.5% ~0.7% ~0.7% ~0.7% ~0.6% ~0.5% Topography Exhibit Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2 Additional Information Received Date Received: MM/DD/YYYY Time: 00:00 (AM/PM) From: Name & Title To: Name & Title Agenda Meeting Date: MM/DD/YYYY Civic Clerk Number: Ex. 2025-994 Forwarded to City Attorney’s Office and Department Head 07/21/2026 8:20 PM Jonathan Curth, Development Services Director Office of the City Clerk Treasurer 07/21/2026 2026-1944 n/a Docusign Envelope ID: 6E0F0F5F-A88B-8A4A-83BC-3252D02B82D2