HomeMy WebLinkAboutOrdinance 7030Page 1
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
Ordinance: 7030
File Number: 2026-2765
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2026-24
FOR APPROXIMATELY 0.40 ACRES LOCATED AT 722, 714 & 700 NORTH LEVERETT AVENUE AND
788 WEST CLEVELAND STREET IN WARD 2 FROM RMF-40, RESIDENTIAL MULTI-FAMILY, 40
UNITS PER ACRE TO UN, URBAN NEIGHBORHOOD
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS:
Section 1: That the City Council of the City of Fayetteville, Arkansas hereby changes the zone classification of the
property shown on the map (Exhibit A) and the legal description (Exhibit B) both attached to the Planning
Department’s Agenda Memo from RMF-40, Residential Multi-Family, 40 Units Per Acre to UN, Urban Neighborhood.
Section 2: That the City Council of the City of Fayetteville, Arkansas hereby amends the official zoning map of the
City of Fayetteville to reflect the zoning change provided in Section 1.
PASSED and APPROVED on September 1, 2026
Approved:
_______________________________
Molly Rawn, Mayor
Attest:
_______________________________
Kara Paxton, City Clerk Treasurer
This publication was paid for by the City Clerk-Treasurer of the City of Fayetteville,
Arkansas. Amount Paid: $ 8888.16
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
Proposed RI-U
LEVERETT
AVE
CLEVELAND ST CLEVELAND ST
BE
L
L
A
V
E
EAGLE ST
C-2
C-1
RMF-40
Neighborhood Link
Residential Link
Planning Area
Fayetteville City Limits
Close Up View
RZN-2026-0024 722, 714, & 700 N LEVERETT
AVE & 788 W CLEVELAND
N
0 50 100 150 20025
Feet
Subject Property
Zone Proposed
RI-U
RMF-40
0.4
0.0
Total 0.4 ac1:850
Current
0.0
0.4
UN
RMF-40
EXHIBIT A
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
SURVEY DESCRIPTION (PARCELS #765-10433-000, #765-10434-000, #765-10435-
000, & #765-10446-000):
A PART OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF
SECTION 9, TOWNSHIP 16 NORTH, RANGE 30 WEST, WASHINGTON COUNTY,
ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS, TO-WIT:
BEGINNING AT A POINT WHICH IS N02°47'47"E 20.61' AND S87°47'19"E 20.91'
FROM THE SOUTHWEST CORNER OF SAID FORTY ACRE TRACT AND RUNNING
THENCE N01°57'24"E 185.00', THENCE S88°06'22"E 95.27', THENCE S02°54'59"W
185.54' TO AN EXISTING PIPE, THENCE N87°47'19"W 92.16' TO THE POINT OF
BEGINNING, CONTAINING 0.40 ACRES, MORE OR LESS. SUBJECT TO THAT
PORTION IN NORTH LEVERETT AVENUE MASTER STREET PLAN RIGHT-OF-WAY
ON THE WEST SIDE, SUBJECT TO THAT PORTION IN WEST CLEVELAND STREET
MASTER STREET PLAN RIGHT-OF-WAY ON THE SOUTH SIDE OF HEREIN
DESCRIBED TRACT AND ALSO SUBJECT TO ALL OTHER EASEMENTS AND
RIGHTS-OF-WAY OF RECORD.
GIS Approved
07/13/2026
EXHIBIT B
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
CITY COUNCIL MEMO
2026-2765
MEETING OF SEPTEMBER 1, 2026
TO: Mayor Rawn and City Council
THROUGH: Keith Macedo, Chief Information Officer
Jonathan Curth, Development Services Director
FROM: Jessica Masters, Planning Director
SUBJECT: RZN-2026-0024: Rezoning (722, 714, & 700 N LEVERETT AVE & 788 W CLEVELAND
STREET/THOMAS P CAHOON, 444): Submitted by BATES & ASSOCIATES for
property located at 722, 714, & 700 N LEVERETT AVE & 788 W CLEVELAND STREET.
in WARD 2. The property is zoned RMF-40, RESIDENTIAL MULTI-FAMILY, FORTY
UNITS PER ACRE and contains approximately 0.40 acres. The request is to rezone
the property to UN, URBAN NEIGHBORHOOD.
RECOMMENDATION:
City Planning staff and the Planning Commission recommend approval of a request to rezone the subject
property as described and shown in the attached Exhibits ‘A’ and ‘B’.
BACKGROUND:
The subject property is in central Fayetteville at the northeast corner of W. Cleveland Street and N. Leverett
Avenue. There are four parcels in question with this request that total approximately 0.40 acres, and they are
developed with single-family homes that the County Assessor shows were built in the early- to mid-20th
century. The property is zoned RMF-40, Residential Multi-Family, 40 Units per Acre, and there are no overlay
districts that currently encumber the property.
Request: The request is to rezone approximately 0.40 acres from RMF-40, Residential Multi-Family, 40 Units
per Acre, to UN, Urban Neighborhood.
Public Comment: No public comment has been received on this request.
Land Use Compatibility: Staff finds the request to be compatible. The current zoning designation, RMF-40,
allows for multi-family structures at a density up to 40 units per acre, one of the highest allowances in the City’s
zoning code. The requested zoning designation, UN, Urban Neighborhood, allows for multi-family uses with no
stated density maximum, albeit at a maximum building height of three stories, and additional non-residential
uses that can serve the surrounding neighborhood. Leverett and Cleveland are both designated as
Neighborhood Link Streets, which signals compatibility for some commercial retail at this corner. The UN
zoning district aligns with the higher intensity street classifications. UN has a lower building height allowance
than RMF-40 (three stories versus up to five stories), but RMF-40 has a step-back requirement that requires
additional setback the taller the structure gets. While zoned RMF-40, the surrounding neighborhood is not
strictly multi-family currently, with C-1 zoning to the immediate north, and mixed-density residential throughout.
Land Use Plan Analysis: Staff finds the proposed zoning to be consistent with the property’s Future Land Use
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
Map designation as a City Neighborhood. Those are areas that are intended to be densely developed in an
urban form, with buildings oriented towards the street, and offering a mix of residential and commercial uses.
This neighborhood is well-positioned for this classification and serves as a transition between the University of
Arkansas and the adjacent neighborhoods.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score of 11-12 for this site. The
following elements of the matrix contribute to the score:
• 4 Minute Fire Response (Station #2, 138 W. North Street)
• Near Sewer Main (8” Cleveland Street and 6” along northern property line)
• Near Water Main (6” N. Leverett Avenue)
• Near Grocery Store (Harps on N. Leverett)
• Near Public School (Leverett Elementary School)
• Near U of A Campus
• Near City Park (Wilson Park)
• Near Paved Trail (Razorback Greenway)
• Near ORT Bus Stop (N. College Avenue)
• Near Razorback Bus Stop (Garland Center)
• Appropriate Future Land Use (City Neighborhood)
• Sufficient Intersection Density (More than 140 intersections per sq. mi.)
DISCUSSION:
At the August 10, 2026 Planning Commission meeting, a vote of 8-0-0 forwarded the request to City Council
with a recommendation of approval. Commissioners offered little comment on the request, finding it compatible
with the future land use plans for the area and the current land use surroundings. No members of the public
spoke on the item.
BUDGET/STAFF IMPACT:
N/A
ATTACHMENTS: 3. Staff Review Form, 4. Exhibit A, 5. Exhibit B, 6. Planning Commission Staff Report
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
Page 1
City of Fayetteville, Arkansas
Legislation Text
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
File #: 2026-2765
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION
RZN 2026-24 FOR APPROXIMATELY 0.40 ACRES LOCATED AT 722, 714 & 700 NORTH
LEVERETT AVENUE AND 788 WEST CLEVELAND STREET IN WARD 2 FROM RMF-40,
RESIDENTIAL MULTI-FAMILY, 40 UNITS PER ACRE TO UN, URBAN NEIGHBORHOOD
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,
ARKANSAS:
Section 1: That the City Council of the City of Fayetteville, Arkansas hereby changes the zone
classification of the property shown on the map (Exhibit A) and the legal description (Exhibit B) both
attached to the Planning Department’s Agenda Memo from RMF-40, Residential Multi-Family, 40 Units
Per Acre to UN, Urban Neighborhood.
Section 2: That the City Council of the City of Fayetteville, Arkansas hereby amends the official zoning
map of the City of Fayetteville to reflect the zoning change provided in Section 1.
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
8/11/2026
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
2026-2765
Item ID
9/1/2026
City Council Meeting Date - Agenda Item Only
RZN-2026-0024: Rezoning (722, 714, & 700 N LEVERETT AVE & 788 W CLEVELAND STREET/THOMAS P CAHOON,
444): Submitted by BATES & ASSOCIATES for property located at 722, 714, & 700 N LEVERETT AVE & 788 W
CLEVELAND STREET. in WARD 2. The property is zoned RMF-40, RESIDENTIAL MULTI-FAMILY, FORTY UNITS PER
ACRE and contains approximately 0.40 acres. The request is to rezone the property to UN, URBAN
NEIGHBORHOOD.
N/A for Non-Agenda Item
Action Recommendation:
Submitted By
Jonathan Curth DEVELOPMENT REVIEW (630)
Division / Department
Comments:
Purchase Order Number:
Change Order Number:
Previous Ordinance or Resolution #
Approval Date:
Original Contract Number:
9/01/2026
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
TO: Fayetteville Planning Commission
FROM: Jessie Masters, Planning Director
MEETING DATE: August 10, 2026
SUBJECT: RZN-2026-0024: Rezoning (722, 714, & 700 N LEVERETT AVE & 788 W
CLEVELAND STREET/THOMAS P CAHOON, 444): Submitted by BATES
& ASSOCIATES for property located at 722, 714, & 700 N LEVERETT AVE
& 788 W CLEVELAND STREET. The property is zoned RMF-40,
RESIDENTIAL MULTI-FAMILY, FORTY UNITS PER ACRE and contains
approximately 0.40 acres. The request is to rezone the property to UN,
URBAN NEIGHBORHOOD.
RECOMMENDATION:
Staff recommends forwarding RZN-2026-0024 to City Council with a recommendation of
approval.
RECOMMENDED MOTION:
“I move to forward RZN-2026-0024 to City Council with a recommendation of approval.”
BACKGROUND:
The subject property is in central Fayetteville at the northeast corner of W. Cleveland Street and
N. Leverett Avenue. There are four parcels in question with this request that total approximately
0.40 acres, and they are developed with single-family homes that the County Assessor shows
were built in the early- to mid-20th century. The property is zoned RMF-40, Residential Multi-
Family, 40 Units per Acre, and there are no overlay districts that currently encumber the property.
Surrounding land uses and zoning are depicted in Table 1.
Table 1:
Surrounding Land Uses and Zoning
Direction Land Use Zoning
North Commercial C-1, Neighborhood Commercial
South Mixed-Density Residential RMF-40, Residential Single-Family, 40 Units per Acre
East Mixed-Density Residential RMF-40, Residential Single-Family, 40 Units per Acre
West Mixed-Density Residential RMF-40, Residential Single-Family, 40 Units per Acre
Request: The request is to rezone approximately 0.40 acres from RMF-40, Residential Multi-
Family, 40 Units per Acre, to UN, Urban Neighborhood.
Public Comment: Staff has not received any public comment on this item.
INFRASTRUCTURE AND ENVIRONMENTAL REVIEW:
Streets: The subject area has street frontage along N. Leverett Avenue, which is a fully
improved Neighborhood Link Street with asphalt paving, sidewalk and curb and
gutter. The subject area also has street frontage along W. Cleveland Street, which
Planning Commission
August 10, 2026
RZN-2026-0024 (THOMAS P CAHOON)
Page 1 of 17
Updated with final results
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
is a partially improved Residential Link Street with asphalt paving, sidewalk, open
ditch 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 6-inch water main is
present along N. Leverett Avenue and an existing 6-inch water main is present
along the W. Cleveland Street.
Sewer: Sanitary sewer is available to the subject area. Two existing 8-inch sewer mains
are present along W, Cleveland Street. There are known wet weather sewer
capacity issues identified in the City’s 2025 Sewer Master Plan that appear in the
system 450 feet east of the subject property.
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 also no hydric soils
present on site.
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 2, located at 138 W. North Street, protects this site. The property is located
approximately 0.8 miles from the fire station with an anticipated drive time of
approximately 3 minutes using existing streets. The anticipated response time
would be approximately 5.2 minutes. The Fire Department response time is
calculated based on the drive time plus 1 minute for dispatch and 1.2 minutes for
turn-out time. Within the City Limits, the Fayetteville Fire Department has a
response time goal of 6 minutes for an engine and 8 minutes for a ladder truck.
Police: The Police Department did not comment on this request.
Tree Preservation:
The proposed zoning district UN, Urban Neighborhood requires 15% minimum
canopy preservation. The current zoning district RMF-40, Residential Multi-
Family, 40 Units per Acre requires 20% minimum canopy preservation.
CITY PLAN 2040 FUTURE LAND USE PLAN: The City Plan 2040 Future Land Use Plan
designates the property within the proposed rezone as City Neighborhood.
City Neighborhood Areas are more densely developed than residential neighborhood areas and
provide a mix of non-residential and residential uses. This designation supports the widest
spectrum of uses and encourages density in all housing types, from single-family to multi-family.
Non-residential and commercial uses are primarily located at street intersections and along major
corridors. Ideally, commercial uses would have a residential component and vary in size, variety
and intensity. The street network should have a high number of intersections creating a system
of small blocks with a high level of connectivity between neighborhoods. Building setbacks and
landscaping are urban in form with street trees typically being located within the sidewalk zone.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score of 11-12 for this
site with a weighted score of 17. The following elements of the matrix contribute to the score:
Planning Commission
August 10, 2026
RZN-2026-0024 (THOMAS P CAHOON)
Page 2 of 17
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
• 4 Minute Fire Response (Station #2, 138 W. North Street)
• Near Sewer Main (8” Cleveland Street and 6” along northern property line)
• Near Water Main (6” N. Leverett Avenue)
• Near Grocery Store (Harps on N. Leverett)
• Near Public School (Leverett Elementary School)
• Near U of A Campus
• Near City Park (Wilson Park)
• Near Paved Trail (Razorback Greenway)
• Near ORT Bus Stop (N. College Avenue)
• Near Razorback Bus Stop (Garland Center)
• Appropriate Future Land Use (City Neighborhood)
• Sufficient Intersection Density (More than 140 intersections per sq. mi.)
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 current
zoning designation, RMF-40, allows for multi-family structures at a density
up to 40 units per acre, one of the highest allowances in the City’s zoning
code. The requested zoning designation, UN, Urban Neighborhood, would
allow for multi-family uses with no stated density maximum, and additional
non-residential uses that would serve the surrounding neighborhood.
Leverett and Cleveland Avenues are both designated as Neighborhood Link
Streets, which signals compatibility for some commercial retail at this
corner. The higher intensity zoning district aligns with the higher intensity
street classifications. UN has a lower building height allowance than RMF-
40 (three stories versus up to five stories), but RMF-40 has a step-back
requirement that requires additional setback the taller the structure gets.
While zoned RMF-40, the surrounding neighborhood is not strictly
residential currently, with C-1 zoning to the immediate north, and mixed-
density residential throughout.
Land Use Plan Analysis: Staff finds the proposed zoning to be consistent
with the property’s Future Land Use Map designation as a City
Neighborhood. Those are areas that are intended to be densely developed in
an urban form, with buildings oriented towards the street, and offering a mix
of residential and commercial uses. This neighborhood is well-positioned for
this classification, and serves as a transition between the University of
Arkansas and the adjacent neighborhoods.
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 RMF-40 to UN,
Urban Neighborhood. Under the “City Neighborhood” classification, “non-
residential and commercial uses are primarily located at street intersections
Planning Commission
August 10, 2026
RZN-2026-0024 (THOMAS P CAHOON)
Page 3 of 17
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
and along major corridors;” the stated intent of the Urban Neighborhood
designation aligns perfectly with that intent at this location.
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. That said, rezoning to this classification
could enable the insertion of non-residential uses which can help promote
walkability in an area that already has good intersection density and street
networks.
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 RMF-40 to UN is not likely to undesirably
increase the load in public services, given the available infrastructure,
transportation options, and existing density.
5. If there are reasons why the proposed zoning should not be approved in view of
considerations under b (1) through (4) above, a determination as to whether the proposed
zoning is justified and/or necessitated by peculiar circumstances such as:
a. It would be impractical to use the land for any of the uses permitted under
its existing zoning classifications;
b. There are extenuating circumstances which justify the rezoning even
though there are reasons under b (1) through (4) above why the proposed
zoning is not desirable.
Finding: N/A
RECOMMENDATION: Planning staff recommends forwarding RZN-2026-0024 to City
Council with a recommendation of approval.
________________________________________________________________________
PLANNING COMMISSION ACTION: Required YES
Date: August 10, 2026 ❒ Tabled ❒ Forwarded ❒ Denied
Motion:
Second:
Vote:
Planning Commission
August 10, 2026
RZN-2026-0024 (THOMAS P CAHOON)
Page 4 of 17
Castin
Cabe
8-0-0
X
with a recommendation
of approval.
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
BUDGET/STAFF IMPACT:
None
ATTACHMENTS:
• One Mile Map
• Close-Up Map
• Current Land Use Map
• Future Land Use Map
• Unified Development Code
o §161.17 District RMF-40, Residential Multi-Family — Forty (40) Units Per Acre
o §161.37 Urban Neighborhood
• Long-Range Planning Memo
• Request Letter
• Applicant Exhibit
161.17 District RMF-40, Residential Multi-Family — Forty (40) Units Per Acre
(A) Purpose. The RMF-40 Multi-family Residential District is designated to protect existing high density multi -family
development and to encourage additional development of this type where it is desirable.
(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 CUP
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 occupation
Unit 25 Professional offices
Unit 36 Wireless communications facilities
Unit 48 Private dormitories
(C) Density.
Units per acre Forty (40) or less
(D) Bulk and Area Regulations.
(1) Lot Width Minimum.
Manufactured home park 100 feet
Planning Commission
August 10, 2026
RZN-2026-0024 (THOMAS P CAHOON)
Page 5 of 17
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
Lot within a Manufactured home
park
50 feet
Single-family 30 feet
Two-family 30 feet
Three-family or more 70 feet
Professional offices 100 feet
(2) Lot Area Minimum.
Manufactured home park 3 acres
Lot within a mobile home park 4,200 square feet
Townhouses: Individual lot 2,000 square feet
Single-family 2,500 square feet
Two-family 3,000 square feet
Three-family or more 7,000 square feet
Fraternity or Sorority 1 acre
(3) Land Area Per Dwelling Unit.
Manufactured Home 3,000 square feet
Fraternity or Sorority 500 square feet per resident
(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/5 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, between 10—20 feet from
the master street plan right-of-way a maximum height of three (3) stories and buildings or portions of the
building setback greater than 20 feet from the master street plan right-of-way shall have a maximum height of
five (5) 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)
161.37 Urban Neighborhood
(A) Purpose. The Urban Neighborhood District is designed to serve as a mixed-use area of medium intensity and
provide a transition into residential neighborhoods from more intense, mixed-use districts. Urban Neighborhood
promotes a walkable, pedestrian-oriented neighborhood development form with a variety of housing options
and complementary neighborhood businesses that are compatible in scale and use with surrounding land uses.
For the purpose of Chapter 96: Noise Control, the Urban Neighborhood District is a residential zone.
Planning Commission
August 10, 2026
RZN-2026-0024 (THOMAS P CAHOON)
Page 6 of 17
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
(B) Uses.
(1) Permitted Uses.
Unit 1 City-wide uses by right
Unit 4 Cultural and recreational facilities
Unit 8 Single-family dwellings
Unit 9 Two-family dwellings
Unit 10 Three- and four-family dwellings
Unit 12b General business
Unit 13 Eating places
Unit 24 Home occupations
Unit 25 Offices, studios, and related services
Unit 26 Multi-family dwellings
Unit 40 Sidewalk cafes
Unit 41 Accessory dwelling units
Unit 44 Cluster housing development
Unit 46 Short-term rentals
Note: Any combination of above uses is permitted upon any lot within this zone. Conditional uses shall need
approval when combined with pre-approved uses.
(2) Conditional Uses.
Unit 2 City-wide uses by conditional use permit
Unit 3 Public protection and utility facilities
Unit 5 Government facilities
Unit 14 Hotel, motel and amusement services
Unit 15 Neighborhood shopping goods
Unit 36 Wireless communication facilities
Unit 45 Small scale production
Unit 48 Private dormitories
(C) Density. None.
(D) Bulk and Area Regulations.
(1) Lot Width Minimum.
All dwellings 12 feet
All other uses None
(2) Lot Area Minimum. None.
(E) Setback Regulations.
Front A build-to zone that is located between the front
property line and a line 25 feet from the front property
line.
Side None
Rear 5 feet
Rear, from center line of an alley 12 feet
(F) Building Height Regulations.
Building Height Maximum 3 stories
(G) Minimum Buildable Street Frontage. 50% of the lot width.
(Ord. No. 6945, §5(Exh. D), 12-16-25)
Planning Commission
August 10, 2026
RZN-2026-0024 (THOMAS P CAHOON)
Page 7 of 17
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
CLEVELAND ST
ARKANSAS
AVE
GARLAND
AVE
DICKSON ST
GA
R
L
A
N
D
A
V
E
GR
E
G
G
A
V
E
NORTH ST
WEDINGTONDR
MAPLE ST
LEVERETT
AVE
RA
Z
O
R
B
A
C
K
R
D
GARLAND
AVE
RMF-40
R-O
C-1
I-1
P-1
RMF-24
C-2
RSF-4
DG NC
MSC
CS
RSF-18
Regional Link
Neighborhood Link
Institutional Master Plan
Regional Link - High Activity
Urban Center
Unclassified
Alley
Residential Link
Shared-Use Paved Trail
Trail (Proposed)
Design Overlay District
Fayetteville City Limits
Planning Area
One Mile View
RZN-2026-0024 722, 714, & 700 N LEVERETT
AVE & 788 W CLEVELAND N
0 0.25 0.50.13 Miles
Planning Area
Fayetteville City Limits
Subject Property
Planning Commission
August 10, 2026
RZN-2026-0024 (THOMAS P CAHOON)
Page 8 of 17
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
Proposed RI-U
LEVERETT
AVE
CLEVELAND ST CLEVELAND ST
BE
L
L
A
V
E
EAGLE ST
C-2
C-1
RMF-40
Neighborhood Link
Residential Link
Planning Area
Fayetteville City Limits
Close Up View
RZN-2026-0024 722, 714, & 700 N LEVERETT
AVE & 788 W CLEVELAND
N
0 50 100 150 20025
Feet
Subject Property
Zone Proposed
RI-U
RMF-40
0.4
0.0
Total 0.4 ac1:850
Current
0.0
0.4
UN
RMF-40
Planning Commission
August 10, 2026
RZN-2026-0024 (THOMAS P CAHOON)
Page 9 of 17
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
DOUGLAS ST
LEVERETT
AVE
CLEVELAND ST
FRISCO
AVE
2026 Imagery | Bowman | EagleView Technologies
Neighborhood Link
Unclassified
Alley
Residential Link
Planning Area
Fayetteville City Limits
Current Land Use
RZN-2026-0024 722, 714, & 700 N LEVERETT AVE
& 788 W CLEVELAND STREET N
0 225 450 675 900112.5
Feet
Subject Property Multi-Family Residential
Multi-Family Residential
Single-Family Residential
Multi-Family Residential
1:3,600
Planning Commission
August 10, 2026
RZN-2026-0024 (THOMAS P CAHOON)
Page 10 of 17
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
City
Neighborhood
Civic and
Private
Open Space
Non-Municipal
Government
Residential
Neighborhood
CLEVELAND ST
WE
S
T
A
V
E
MOUNT
COMFORTRD
DOUGLAS ST
OA
K
L
A
N
D
A
V
E
PROSPECT ST
MAPLE ST
GR
E
G
G
A
V
E
MOUNTCOMFORTRD
STADIUM
DR
WI
L
S
O
N
A
V
E
LEVERETT
AVE
FRISCOAVE
GR
E
G
G
A
V
E
ARKANSAS
AVE
GARLAND
AVE
NORTH ST
WEDINGTON DR
MAPLE ST
GA
R
L
A
N
D
A
V
E
Neighborhood Link
Institutional Master Plan
Regional Link - High Activity
Urban Center
Unclassified
Alley
Residential Link
Planning Area
Fayetteville City Limits
Trail (Proposed)
Design Overlay District
City Neighborhood
Civic Institutional
Civic and Private Open Space
Industrial
Natural
Non-Municipal Government
Residential Neighborhood
Rural Residential
Urban Center
Future Land Use
RZN-2026-0024 722, 714, & 700 N LEVERETT
AVE & 788 W CLEVELAND N
0 490 980 1,470 1,960245
Feet
Subject Property
1:8,000
Planning Commission
August 10, 2026
RZN-2026-0024 (THOMAS P CAHOON)
Page 11 of 17
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
TO: Jessica Masters, Planning Director
FROM: Kylee Cole, Long Range & Preservation Planner
MEETING DATE: August 10, 2026
SUBJECT: Long Range Planning Comments Regarding RZN-2026-0024
BACKGROUND:
The applicant requests to rezone approximately 0.40 acres from RMF-40, Residential Multi-
Family, Forty Units Per Acre to UN, Urban Neighborhood. Two long range planning documents
are relevant when evaluating this request: City Plan 2040 and the Heritage & Historic
Preservation Plan.
City Plan 2040 (2020):
City Plan 2040 includes several relevant plan goals and objectives:
• Goal 1 – We will make appropriate infill and revitalization our highest priority.
• Goal 2 – We will discourage suburban sprawl.
• Goal 3 – We will make compact, complete, and connected development the standard.
• Goal 6 – We will create opportunities for attainable housing.
o 3.6.1 - Increase housing choices by encouraging a mixture of housing types and
sizes dispersed throughout the city and in proximity to transit and active
transportation networks. (p.45)
On its adoption in early 2020, City Plan 2040 carried forward goals from prior comprehensive
plans and organized them into six primary goals. The goals were meant to focus the City’s
efforts on appropriate infill that furthers a variety of transportation options, supports the creation
of attainable housing, and limits the amount of land consumed by development on the City’s
periphery, often termed “suburban sprawl”.
Heritage & Historic Preservation Plan (2023):
The City’s Heritage & Historic Preservation Plan was initiated by City Plan 2040.
Heritage and Historic Preservation Master Plan Relevant Goals and Action Items
1.9 Plan Review Include historic preservation staff in review of proposed major
projects and zoning changes to determine impacts to historic
resources.
1.10 Demolition
Ordinance
Pass an ordinance to allow for the review of proposed demolitions
for resources forty-five years or older. Staff to evaluate each
property for significance. Work with property owner to discourage
demolition. Reviews should be taken up by HDC as needed.
4.9 Community
Engagement:
Transparency
Publish information about historic preservation reviews and
demolitions of historic properties to increase transparency.
Planning Commission
August 10, 2026
RZN-2026-0024 (THOMAS P CAHOON)
Page 12 of 17
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
Property History:
The rezoning impacts several historic age properties:
1. 700 N. Leverett Ave. - A single-family side-gabled minimal traditional dwelling
constructed in 1950, is of historic age and not individually eligible for state or National
Register of Historic Places.
2. 714 N. Leverett Ave. – A single-family side-gabled vernacular residence constructed ca.
1930. The property is of historic age, but is not individually eligible for state or National
Register of Historic Places.
3. 722 N. Leverett Ave. – A multi-family dwelling constructed ca. 1956. Though of historic
age, the property appears to have undergone extensive changes of materials and design
and is not individually eligible for state or National Register of Historic Places.
4. 788 W. Cleveland St. – A single-family pyramidal-roof dwelling constructed ca. 1951.
Planning Commission
August 10, 2026
RZN-2026-0024 (THOMAS P CAHOON)
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Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
The property is of historic age and not individually eligible for state or National Register
of Historic Places.
Since rezoning requests often precede redevelopment plans, the property owner and/or
applicant should consult with Long Range & Preservation Planner prior to demolition or
alteration of historic-age structures to capture photo documentation. Documentation of historic
resources is an effective way to mitigate against the loss of historic structures when regulatory
tools are not available.
DISCUSSION:
Zoning History:
The subject property was annexed into the City in August of 1910 with the passage of
Ordinance 283. “Modern” zoning began with Ordinance 1747 approved on June 29, 1970 which
enacted a new zoning map and set of districts and zoning requirements for the city. This map
shows the subject property and surrounding neighborhood as being zoned into the high-density
“R-3” zoning district, which was subsequently translated to “RMF-40” with the adoption of the
city’s Unified Development Code.
City Plan 2040 and Future Land Use Plan:
This area is designated as a City Neighborhood area, which are “more densely developed than
residential neighborhood areas and provide a mix of non-residential and residential uses.” This
area supports a wide variety of primarily residential in nature and support a wide variety of housing
types of appropriate scale and context.” This land use designation also encourages the
incorporation of a variety of housing options beyond just single-family and new commercial uses
which would contribute to creating complete neighborhoods (Goals 3 & 6). UN would also serve
as a transition between the University of Arkansas and adjacent neighborhoods. The request
aligns with goals 1, 2, and 6 of City Plan 2040 by creating opportunities for denser development
in an area of the center of the city that is already served by infrastructure.
Planning Commission
August 10, 2026
RZN-2026-0024 (THOMAS P CAHOON)
Page 14 of 17
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
July 14th, 2026
Planning Staff
City of Fayetteville
113 West Mountain
Fayetteville, AR 72701
RE: Leverett & Cleveland Development Rezoning
Dear Planning Staff,
Bates & Associates, Inc., on behalf of Thomas P Cahoon, has applied for a rezoning in
Fayetteville. The location of the proposed rezoning is NE of the corner of N Leverett Avenue
and W Cleveland Street (Washington County Parcels 765-10433-000, 765-10434-000, 765-
10435-000 & 765-10446-000). The total acreage of the development is 0.40 acres. The current
zoning district is currently RMF-40 with the request to rezone to UN (Urban Neighborhood).
If you have any questions or require additional information, please feel free to contact me at your
convenience.
Sincerely,
Bates & Associates, Inc.
Geoffrey Bates
President of Engineering
Planning Commission
August 10, 2026
RZN-2026-0024 (THOMAS P CAHOON)
Page 15 of 17
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
July 14th, 2026
Planning Staff
City of Fayetteville
113 West Mountain
Fayetteville, AR 72701
RE: Leverett & Cleveland Development Rezoning
Dear Planning Staff,
The surrounding properties are currently zoned RMF-4, C-1, C-2, R-O, and RI-U. The proposed
rezoning of the subject property from RMF-40 to UN is compatible with the established zoning
pattern and surrounding land uses. The exhibit on the following page depicts the existing zoning
of the subject property and adjacent parcels. Because the proposed UN zoning is consistent with
the area's existing urban development pattern and supports the connectivity of the surrounding
neighborhood, the rezoning is not anticipated to have any adverse impacts on adjacent land uses
or the overall development pattern.
If you have any questions or require additional information, please feel free to contact me at your
convenience.
Sincerely,
Bates & Associates, Inc.
Geoffrey Bates
President of Engineering
Planning Commission
August 10, 2026
RZN-2026-0024 (THOMAS P CAHOON)
Page 16 of 17
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
Fayetteville, AR
Exhibit
RI-U
RMF-40
R-O
C-1
C-2
The data contained herein was compiled from various sources for the sole
use and benefit of the City of Fayetteville Geographic Information System
and the public agencies it serves. Any use of the data by anyone other than
the City of Fayetteville is at the sole risk of the user; and by acceptance of
this data, the user does hereby agree to indemnify the City of Fayetteville
and hold the City of Fayetteville harmless from and without liability for any
claims, actions, cost for damages of any nature, including the city's cost of
defense, asserted by user or by another arising from the use of this data.
The City of Fayetteville makes no express or implied warrantees with
reference to the data. No word, phrase, or clause found herein shall be
construed to waive that tort immunity set forth under Arkansas law.
Created: 6/29/2026
Credits: City of Fayetteville, AR
Map Author:
0 150 30075 ft
SITE
Planning Commission
August 10, 2026
RZN-2026-0024 (THOMAS P CAHOON)
Page 17 of 17
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978