HomeMy WebLinkAboutOrdinance 7031Page 1
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
Ordinance: 7031
File Number: 2026-2766
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2026-19
FOR APPROXIMATELY 0.56 ACRES LOCATED AT 201 EAST SPRING STREET IN WARD 1 FROM RI-
U, RESIDENTIAL-INTERMEDIATE, URBAN 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 RI-U, Residential-Intermediate, Urban 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: $ 85.12
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
Proposed UN
SPRING ST
DICKSON ST
COUNTYAVE
ALLEY
35
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WASHINGTON
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MEADOW ST
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CENTER ST
WALNUT
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MEADOW ST
ALLEY 172
CONNER ST
WASHINGTON
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CO
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RMF-24
R-O
MSC
DC
DG
RI-U
Urban Center
Unclassified
Alley
Residential Link
Hillside-Hilltop Overlay District
Trail (Proposed)
Design Overlay District
Planning Area
Fayetteville City Limits
Close Up View
RZN-2026-0019 201 E SPRING ST
N
0 150 300 450 60075
Feet
Subject Property
Zone Proposed
RI-U
UN
0.0
0.5
Total 0.5 ac1:2,400
Current
0.5
0.0
EXHIBIT A
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
765-12695-000, 765-12695-002, 765-12695-001
A part of the Southwest Quarter of the Northwest Quarter (SW 1/4 NW 1/4) of Section Fifteen (15),
Township
Sixteen (16) North, Range Thirty (30) West, being more particularly described as follows:
Commencing at the
Southwest corner of said 40 acre tract; thence N00°03'48"W along the West line of said 40 acre tract
678.81 feet
(41 rods and 3 1/2 links); thence leaving the West line of said 40 acre tract N88°54'53"E 697.50 feet
to a chiseled
"X" in a concrete driveway for the true point of beginning; thence S88°54'53"W 96.90 feet to a set
cotton spindle;
thence S00°27'11"E 160.51 feet; thence N88°54'53"E 96.90 feet to an existing iron rebar; thence
N00°72'13"W
160.51 feet to the point of beginning, containing 0.36 acres, more or less, Fayetteville, Washington
County,
Arkansas. It is understood that an easement exists for driveway purposes over and across the East
five feet of the
above-described 0.36 acre tract and the West 5 feet of the property lying immediately East of the
above described
0.36 acre tract for the joint use of the owers of the two adjoining tracts.
Subject to easements, right-of-ways, and protective covenants of record, if any.
Subject to all prior mineral reservations and oil and gas leases, if any.
765-12694-000
A
part of the Southwest Quarter (SW/4) of the Northwest Quarter
(NW/4) of Section Fifteen (15), Township Sixteen (16) North, Range
Thirty (30) West of the 5th P.M., Washington County, Arkansas, and
being more particularly described as follows, to-wit: Beginning at a point
which is 747.50 feet East and 41 rods and 3 ½ links North of the
Southwest corner of said 40 acre tract, and running thence West 50 feet;
thence South 9 rods and 18 links; thence East 50 feet; thence North 9
rods and 18 links to the place of beginning, situated in the City of
Fayetteville, Arkansas.
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
2026-2766
MEETING OF SEPTEMBER 1, 2026
TO: Mayor Rawn and City Council
THROUGH: Keith Macedo, Chief Information Officer
Jonathan Curth, Development Services Director
Jessica Masters, Planning Director
FROM: Citlali Samano, Planner
SUBJECT: RZN-2026-0019: Rezoning (201 E SPRING ST/BRIAN TEAGUE, 485) Submitted by
ODDLOT DEVELOPMENT for property located at 201 E SPRING ST in WARD 1. The
property is zoned RI-U, RESIDENTIAL-INTERMEDIATE, URBAN and contains
approximately 0.56 acres. The request is to rezone the property to UN, URBAN
NEIGHBORHOOD.
RECOMMENDATION:
City Staff and Planning Commission recommends approval of the rezone request as described and shown in
the attached Exhibits 'A' and 'B'
BACKGROUND:
The subject property is in central Fayetteville and is approximately 0.10 miles east of the N College Ave and
Spring St intersection. The property contains four parcels totaling approximately 0.56 acres which are zoned
RI-U, Residential-Intermediate, Urban. The properties contain a single-family dwelling, and three multi-family
dwelling units. The request includes 201 E Spring Street, and 144, 132, and 168 N. Washington Avenue. Both
201 E Spring Street and 168 N. Washington Avenue are of historic age and are potentially eligible as part of an
expanded Washington-Willow National Register Historic District or other National Register Historic District.
However, 132 and 144 N Washington Ave. are not historic as they were constructed in 2020.
Request: The request is to rezone the subject property from RI-U, Residential-Intermediate, Urban to UN,
Urban Neighborhood. The applicant has indicated an intent to redevelop multi-family housing within the subject
parcels with a potential for low to medium-intensity commercial uses.
Public Comment: Staff received one inquiry and one public comment prior to the meeting. The comment stated
opposition to the request, citing parking concerns along Spring Street that causes overflow parking to
Washington Avenue and in areas marked as "No Parking".
Findings: Staff finds the requested rezoning to UN to be compatible with the surrounding neighborhood
context. While the immediate vicinity is primarily residential, an established mix of commercial uses exists just
200 feet west along the South College Avenue corridor, making the proposed UN district an ideal, logical
transition zone. This district establishes an appropriate buffer between the intensive commercial uses
permitted within the Downtown Center (DC) and Downtown General (DG) districts to the west, and the
residential areas extending east along East Spring Street. While the property's current RI-U designation
restricts development to residential uses only, the UN district permits a flexible mix of residential and
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
commercial uses, directly supporting the applicant's intent to maintain the existing residential use while
allowing future potential for integrated mixed-use development. Furthermore, both districts share nearly
identical urban design forms that ensure any future development remains harmonious with the existing
neighborhood scale, as both maintain a 3-story maximum height limit and require a minimum 50% buildable
street frontage to sustain a pedestrian-friendly streetscape. UN allows for a 0-foot side setback that slightly
optimizes the buildable area compared to the 5-foot residential setback in RI-U, and it removes the 60%
building area maximum found in RI-U to grant the flexibility necessary to achieve a true, viable mixed-use
urban form. Because the neighborhood form has remained unchanged since the 1970s, transitioning this
property to UN allows for revitalization while preserving the residential edge. While the requested UN rezoning
is not fully consistent with the property's specific Future Land Use Map designation, it strongly aligns with the
comprehensive goals of City Plan 2040. The property is currently designated as a Residential Neighborhood
Area, a classification that recommends residential uses interspersed with low-intensity, non-residential uses on
corners and along connecting corridors to serve the community. Although UN zoning is typically reserved for
higher-intensity City Neighborhoods at major intersections, applying it to these corner parcels maintains their
existing residential capacity while introducing a greater variety of compatible, by-right uses that offer enhanced
design flexibility. Furthermore, while the property does not fall within a specific Master Plan or overlay district, it
sits approximately 200 feet east of a designated Tier 1 Center at the intersection of South College Avenue and
East Spring Street. City Plan 2040 highlights Tier 1 Centers as “the most urban places in the region” and calls
for a dense mix of shops, homes, jobs, and amenities. This strategic location is supported by a relatively high
parcel infill score of 9-10, indicating the site is likely capable of supporting increased density and a broader
range of activities. Approving this zoning change aligns with recent City Council actions aimed at reducing
restrictive, single-use residential or commercial zoning districts along major corridors, exemplified by the recent
71B Rezoning Project which transitioned 586 acres to a mixed-use Urban Corridor district. Accordingly, staff
finds that rezoning to UN directly furthers the city's adopted growth policies by advancing Goal 1 (appropriate
infill and revitalization), Goal 2 (discouraging suburban sprawl), Goal 3 (compact, complete, and connected
development), and Goal 6 (creating opportunities for attainable housing
DISCUSSION:
At the August 10, 2026 Planning Commission meeting, Commissioners unanimously (8-0-0) voted for forward
the item to the City Council with a recommendation of approval. No public comment was offered on the item,
and Commissioners found the request to be compatible.
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 #: 2026-2766
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION
RZN 2026-19 FOR APPROXIMATELY 0.56 ACRES LOCATED AT 201 EAST SPRING
STREET IN WARD 1 FROM RI-U, RESIDENTIAL-INTERMEDIATE, URBAN 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 RI-U, Residential-Intermediate, Urban 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
2026-2766
Item ID
9/1/2026
City Council Meeting Date - Agenda Item Only
RZN-2026-0019: Rezoning (201 E SPRING ST/BRIAN TEAGUES, 485) Submitted by ODDLOT DEVELOPMENT for
property located at 201 E SPRING ST in WARD 1. The property is zoned RI-U, RESIDENTIAL-INTERMEDIATE, URBAN
and contains approximately 0.56 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 SERVICES (620)
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
THRU: Jessie Masters, Planning Director
FROM: Citlali Samano, Planner
MEETING DATE: August 10, 2026
SUBJECT: RZN-2026-0019: Rezoning (201 E SPRING ST/BRIAN TEAGUES, 485)
Submitted by ODDLOT DEVELOPMENT for property located at 201 E
SPRING ST. The property is zoned RI-U, RESIDENTIAL-INTERMEDIATE,
URBAN and contains approximately 0.56 acres. The request is to rezone
the property to UN, URBAN NEIGHBORHOOD.
RECOMMENDATION:
Staff recommends forwarding RZN-2026-0019 to City Council with a recommendation of
approval.
RECOMMENDED MOTION:
“I move to forward RZN-2026-0019 to City Council with a recommendation of approval.”
BACKGROUND:
The subject property is in central Fayetteville and is approximately 0.10 miles east of the N
College Ave and Spring St intersection. The property contains four parcels totaling approximately
0.56 acres which are zoned RI-U, Residential-Intermediate, Urban. The properties contain a
single-family dwelling, and three multi-family dwelling units. The request includes 201 E Spring
Street, and 144, 132, and 168 N. Washington Avenue. Both 201 E Spring Street and 168 N.
Washington Avenue are of historic age and are potentially eligible as part of an expanded
Washington-Willow National Register Historic District or other National Register Historic District.
However, 132 and 144 N Washington Ave. are not historic as they were constructed in 2020.
Surrounding land uses and zoning are depicted in Table 1.
Table 1:
Surrounding Land Uses and Zoning
Direction Land Use Zoning
North Residential RMF-24, Residential Multi-Family, 24 Units per Acre
South Residential RI-U, Residential-Intermediate, Urban
East Residential RMF-24, Residential Multi-Family, 24 Units per Acre
West Residential and Undeveloped RI-U, Residential-Intermediate, Urban
Request: The request is to rezone the subject property from RI-U, Residential-Intermediate,
Urban to UN, Urban Neighborhood. The applicant has indicated an intent to redevelop multi-family
housing within the subject parcels with a potential for low to medium-intensity commercial uses.
Public Comment: Staff has received one inquiry but no public comment at this time.
updated with PC results
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
INFRASTRUCTURE AND ENVIRONMENTAL REVIEW:
Streets: The subject property has frontage to East Spring Street which is a fully improved
Residential Link street with asphalt paving, sidewalk, curb and gutter. Any street
improvements required in these areas would be determined at the time of
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. There is an existing 12-inch water
main along East Spring St.
Sewer: Sanitary sewer is available to the subject area. There is an existing 8-inch sewer
main along East Spring St.
Drainage: 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. No
protected streams or FEMA Floodplain nor are there any hydric soils present in the
subject area.
Fire: Station 1, located at 303 W Center St., protects this site. The property is located
approximately 0.6 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. Fire Department response time is calculated
based on the drive time plus 1 minute for dispatch and 1.2 minutes for turn-out
time. Within the City Limits, the Fayetteville Fire Department has a response time
goal of 6 minutes for an engine and 8 minutes for a ladder truck.
Police: The Police Department did not comment on this request.
Tree Preservation:
The current zoning district of RI-U, Residential-Intermediate, Urban, requires 15%
minimum canopy preservation. The proposed zoning district of UN, Urban
Neighborhood, also requires 15% minimum canopy preservation.
CITY PLAN 2040 FUTURE LAND USE PLAN: The City Plan 2040 Future Land Use Plan
designates the property within the proposed rezone as 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.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score of 9-10 for this
site with a weighted score of 13.5. The following elements of the matrix contribute to the score:
• Adequate Fire Response (Station 1, 303 W Center St.)
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
• Near Sewer Main (8” at the end of E Spring St)
• Near Water Main (12” at the end of E Spring St)
• Near Grocery Store (Ozark Natural Foods)
• Near Public School (Washington Elementary School)
• Near City Park (Spring Street Pocket Park and Yvonne Richardson Community Center)
• Near ORT Bus Stop (N College & Dickson)
• Near Razorback Bus Stop (N College & Dickson and N College & Spring Street East)
• Sufficient Intersection Density
FINDINGS OF THE STAFF
1. A determination of the degree to which the proposed zoning is consistent with land use
planning objectives, principles, and policies and with land use and zoning plans.
Finding: Land Use Compatibility: Staff finds the requested rezoning to UN (Urban
Neighborhood) to be compatible with the surrounding neighborhood
context. While the immediate vicinity is primarily residential, an established
mix of commercial uses exists just 200 feet west along the South College
Avenue corridor, making the proposed UN district an ideal, logical transition
zone. This district establishes an appropriate buffer between the intensive
commercial uses permitted within the Downtown Center (DC) and Downtown
General (DG) districts to the west, and the residential areas extending east
along East Spring Street. While the property's current RI-U designation
restricts development to residential uses only, the UN district permits a
flexible mix of residential and commercial uses, directly supporting the
applicant's intent to maintain the existing residential use while allowing
future potential for integrated mixed-use development. Furthermore, both
districts share nearly identical urban design forms that ensure any future
development remains harmonious with the existing neighborhood scale, as
both maintain a 3-story maximum height limit and require a minimum 50%
buildable street frontage to sustain a pedestrian-friendly streetscape. UN
allows for a 0-foot side setback that slightly optimizes the buildable area
compared to the 5-foot residential setback in RI-U, and it removes the 60%
building area maximum found in RI-U to grant the flexibility necessary to
achieve a true, viable mixed-use urban form. Because the neighborhood
form has remained unchanged since the 1970s, transitioning this property
to UN allows for revitalization while preserving the residential edge.
Land Use Plan Analysis: Staff finds that while the requested UN rezoning is
not fully consistent with the property's specific Future Land Use Map
designation, it strongly aligns with the comprehensive goals of City Plan
2040. The property is currently designated as a Residential Neighborhood
Area, a classification that recommends residential uses interspersed with
low-intensity, non-residential uses on corners and along connecting
corridors to serve the community. Although UN zoning is typically reserved
for higher-intensity City Neighborhoods at major intersections, applying it to
these corner parcels maintains their existing residential capacity while
introducing a greater variety of compatible, by-right uses that offer enhanced
design flexibility. Furthermore, while the property does not fall within a
specific master plan or overlay district, it sits approximately 200 feet east of
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
a designated Tier 1 Center at the intersection of South College Avenue and
East Spring Street. City Plan 2040 highlights Tier 1 Centers as “the most
urban places in the region” and calls for a dense mix of shops, homes, jobs,
and amenities. This strategic location is supported by a relatively high parcel
infill score of 9-10 and a weighted score of 13.5, indicating the site is likely
capable of supporting increased density and a broader range of activities.
Approving this zoning change aligns with recent City Council actions aimed
at reducing restrictive, single-use residential or commercial zoning districts
along major corridors, exemplified by the recent 71B Rezoning Project which
transitioned 586 acres to a mixed-use Urban Corridor district. Accordingly,
staff finds that rezoning to UN directly furthers the city's adopted growth
policies by advancing Goal 1 (appropriate infill and revitalization), Goal 2
(discouraging suburban sprawl), Goal 3 (compact, complete, and connected
development), and Goal 6 (creating opportunities for attainable housing).
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
Finding: Staff finds the proposed UN rezoning is justified at this time. While the
subject parcels are not adjacent, their location is less than a 1/4-mile radius
and connects them to the area between the downtown core and the 71B
corridor. The mass rezoning along the 71B corridor establishes a shift
toward mixed-use and residential growth outside of downtown. Applying UN
zoning to these parcels creates a land use transition between the two areas.
This zoning furthers the city's goal of introducing mixed uses within
proximity of downtown and the 71B corridor.
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: Staff finds that the requested rezoning from RI-U to UN is unlikely to create
or appreciably increase traffic danger or congestion, given that the property
is situated just off the main thoroughfare, its current use is already
established as multi-family residential, and RI-U already does not have a
density limit. While the UN district does not impose a stated density limit, the
relatively small size of the parcel combined with mandatory compliance for
parking, drainage, tree preservation, and other city development standards,
will naturally and appropriately limit any future development potential of the
site.
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 RI-U to UN does not have the potential to alter
the population density of the area as density allowances do not change
between the zoning districts therefore a rezoning to UN would not show
significant shift. The available infrastructure, water and sewer, and the
service volume of E. Spring St., would likely support an increase in
population density at this site though capacity issues were identified in the
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
City’s 2050 Sewer Master Plan and would need to be evaluated at time of
development. Fayetteville Public Schools did not comment on this request.
5. If there are reasons why the proposed zoning should not be approved in view of
considerations under b (1) through (4) above, a determination as to whether the proposed
zoning is justified and/or necessitated by peculiar circumstances such as:
a. It would be impractical to use the land for any of the uses permitted under
its existing zoning classifications;
b. There are extenuating circumstances which justify the rezoning even
though there are reasons under b (1) through (4) above why the proposed
zoning is not desirable.
Finding:
RECOMMENDATION: Planning staff recommends forwarding RZN-2026-0019 to City
Council with a recommendation of approval.
PLANNING COMMISSION ACTION: Required YES
Date: August 10, 2026 ❒ Tabled ❒ Forwarded ❒ Denied
Motion:
Second:
Vote:
BUDGET/STAFF IMPACT:
None
ATTACHMENTS:
• Project Maps
o One Mile Map
o Close-Up Map
o Current Land Use Map
o Future Land Use Map
• Unified Development Code
o §161.12 District RI-U, Residential Intermediate - Urban
o §161.37 District UN, Urban Neighborhood
• Staff Exhibits
o Long-Range Planning Memo
• Applicant Exhibits
o Request Letter
o Additional Information Letter
Madden
Castin
8-0-0
Discussion: No discussion was made
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
HUNTSVILLERD
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LAFAYETTE ST
RMF-24
R-O
RMF-40
I-1
RPZD
RSF-4R-A
RSF-8
RMF-6
DG
MSC
DC
P-1
NC
UT
CS
Neighborhood Link
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-2026-0019 201 E SPRING ST N
0 0.25 0.50.13 Miles
Planning Area
Fayetteville City Limits
Subject Property
Planning Commission
August 10, 2026
LSD-2026-0014 (BCG GRAND VILLAGE LLC)
Page 6 of 20
Planning Commission
August 10, 2026
RZN-2026-0019 (BRIAN TEAGUES)
Page 6 of 20
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
Proposed UN
SPRING ST
DICKSON ST
COUNTYAVE
ALLEY
35
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WASHINGTON
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CONNER ST
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RMF-24
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DC
DG
RI-U
Urban Center
Unclassified
Alley
Residential Link
Hillside-Hilltop Overlay District
Trail (Proposed)
Design Overlay District
Planning Area
Fayetteville City Limits
Close Up View
RZN-2026-0019 201 E SPRING ST
N
0 150 300 450 60075
Feet
Subject Property
Zone Proposed
RI-U
UN
0.0
0.5
Total 0.5 ac1:2,400
Current
0.5
0.0
Planning Commission
August 10, 2026
LSD-2026-0014 (BCG GRAND VILLAGE LLC)
Page 7 of 20
Planning Commission
August 10, 2026
RZN-2026-0019 (BRIAN TEAGUES)
Page 7 of 20
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
CENTER ST
DICKSON ST
SPRING ST
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2026 Imagery | Bowman | EagleView Technologies
Urban Center
Unclassified
Alley
Residential Link
Trail (Proposed)
Planning Area
Fayetteville City Limits
Design Overlay District
Current Land Use
RZN-2026-0019 201 E SPRING ST N
0 225 450 675 900112.5
Feet
Subject Property
Single-Family Residential
Single-Family Residential
and Undeveloped
Mixed Use
Mixed Use
1:3,600
Planning Commission
August 10, 2026
LSD-2026-0014 (BCG GRAND VILLAGE LLC)
Page 8 of 20
Planning Commission
August 10, 2026
RZN-2026-0019 (BRIAN TEAGUES)
Page 8 of 20
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
Civic and
Private
Open Space
Residential
Neighborhood
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E
G
E
A
V
E
MISSION
BLVD
DICKSON ST
MARTIN LUTHER
KING JR BLVD
ROCKST
SCHOOL
AVE
NELSON
HACKETTBLVD MI
L
L
AV
E
LAFAYETTE ST
Neighborhood Link
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-2026-0019 201 E SPRING ST N
0 610 1,220 1,830 2,440305
Feet
Subject Property
1:10,000
Planning Commission
August 10, 2026
LSD-2026-0014 (BCG GRAND VILLAGE LLC)
Page 9 of 20
Planning Commission
August 10, 2026
RZN-2026-0019 (BRIAN TEAGUES)
Page 9 of 20
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
161.12 - District RI-U, Residential Intermediate — Urban
(A) Purpose. The RI-U Residential District is designed to permit and encourage the development of detached
and attached dwellings in suitable environments, to provide a range of housing types compatible in scale with
single-family homes and to encourage a diversity of housing types to meet demand for walkable urban living.
(B) Uses.
(1) Permitted Uses
Unit 1 City-wide uses by right
Unit 8 Single-family dwellings
Unit 9 Two-family dwellings
Unit 10 Three- and four-family dwellings
Unit 41 Accessory dwellings
Unit 44 Cluster housing development
Unit 46 Short-term rentals
(2) Conditional Uses.
Unit 2 City-wide uses by conditional use permit
Unit 3 Public protection and utility facilities
Unit 4 Cultural and recreational facilities
Unit 5 Government facilities
Unit 12a Limited business
Unit 24 Home occupations
Unit 26 Multi-family dwellings
Unit 36 Wireless communications facilities
Unit 48 Private dormitories
(C) Density. None.
(D) Bulk and Area Regulations.
Dwelling
(all types)
Lot width minimum 18 feet
Lot area minimum None
(E) Setback Requirements.
Front Side
Other
Uses
Side Single
& Two-
family
Rear
Other
Uses
Rear, from
centerline of
an alley
A build-to zone
that is located
between the
front property,
line and a line
25 feet from
the front
property line.
None 5 feet 5 feet 12 feet
(F) Building Height Regulations.
Building height maximum 2 stories/3 stories*
Planning Commission
August 10, 2026
LSD-2026-0014 (BCG GRAND VILLAGE LLC)
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Planning Commission
August 10, 2026
RZN-2026-0019 (BRIAN TEAGUES)
Page 10 of 20
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
* 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.
(G) Building Area. The area occupied by all buildings shall not exceed 60% of the total lot area. Accessory
ground mounted solar energy systems shall not be considered buildings.
(H) Minimum Buildable Street Frontage. 50% of the lot width.
(Ord. No. 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.
(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
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
Unit 48 Private dormitories
Planning Commission
August 10, 2026
LSD-2026-0014 (BCG GRAND VILLAGE LLC)
Page 11 of 20
Planning Commission
August 10, 2026
RZN-2026-0019 (BRIAN TEAGUES)
Page 11 of 20
Additional permitted uses in UN that were not included in
the original packet and accidentally omitted
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
(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
LSD-2026-0014 (BCG GRAND VILLAGE LLC)
Page 12 of 20
Planning Commission
August 10, 2026
RZN-2026-0019 (BRIAN TEAGUES)
Page 12 of 20
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
TO: Citlali Samano, Planner
FROM: Kylee Cole, Long Range & Preservation Planner
MEETING DATE: August 10, 2026
SUBJECT: Long Range Planning Comments Regarding RZN-2026-0019
BACKGROUND:
The applicant requests to rezone approximately 0.50 acres from RI-U, Residential Intermediate
- Urban 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
LSD-2026-0014 (BCG GRAND VILLAGE LLC)
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Planning Commission
August 10, 2026
RZN-2026-0019 (BRIAN TEAGUES)
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Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
DISCUSSION:
Zoning History:
This property is part of the original town plat from 1870. 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 being zoned into the medium-density “R-2” zoning district,
which was subsequently translated to “RMF-24” with the adoption of the city’s Unified
Development Code. In 2022, the property was rezoned to RI-U (Ord. No. 6607).
City Plan 2040 and Future Land Use Plan:
This area is designated as a Residential Neighborhood area, which are “primarily residential in
nature and support a wide variety of housing types of appropriate scale and context.” This land
use designation also encourages the incorporation of low-intensity non-residential uses intended
to serve the surrounding neighborhood, such as retail or offices.1 Prioritizing creating complete,
compact and connected neighborhoods in areas where infrastructure already exists provides
better outcomes for residents, minimizes public investment in infrastructure costs, and supports
Goals 1, 2, 3, and 6 of City Plan 2040.
An earlier iteration of this request which only included the property at 201 E. Spring raised concern
about the potential for inserting commercial uses between residential parcels in a configuration
not typically in alignment with traditional neighborhood planning and development. This amended
request, which includes the property at the corner of E. Spring and N. Washington is more
appropriate as it opens the corner up for potential commercial activity and additional housing
opportunities.
Property History:
The rezoning request includes numerous properties:
1. 168 N. Washington Ave. – The subject property contains a single-family gable front
dwelling constructed ca. 1915, according to Washington County Tax Assessor records.
The property has been surveyed and assigned a Moderate preservation priority. It is
potentially eligible as part of an expanded Washington-Willow National Register Historic
District or other National Register Historic District. Please see the survey form, attached.
2. 144 N. Washington Ave. – Non-historic single-family dwelling constructed in 2020.
3. 132 N. Washington Ave. – Non-historic single-family dwelling constructed in 2020.
4. 201 E. Spring St. - The subject property contains a single-family Bungalow constructed
ca. 1940, according to Washington County Tax Assessor records. The property has
been surveyed and assigned a Moderate preservation priority. It is potentially eligible as
part of an expanded Washington-Willow National Register Historic District or other
National Register Historic District. Please see the survey form, attached.
1 City Plan 2040, 128.
Planning Commission
August 10, 2026
LSD-2026-0014 (BCG GRAND VILLAGE LLC)
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Planning Commission
August 10, 2026
RZN-2026-0019 (BRIAN TEAGUES)
Page 14 of 20
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
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.
Attachments:
1. Resource #170 Survey Form
2. Resource #171 Survey Form
Planning Commission
August 10, 2026
LSD-2026-0014 (BCG GRAND VILLAGE LLC)
Page 15 of 20
Planning Commission
August 10, 2026
RZN-2026-0019 (BRIAN TEAGUES)
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Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
Resource # 170 Project: Citywide Windshield Survey Phase 1
Parcel # 765-12695-000 Date Recorded: October - November 2025
Address: 168 N WASHINGTON
AVE
Coordinates: 36.06438001, -94.1556929 AHPP#:
Resource Type: Single Family
Residential
Style/Type: Gable Front Architect:
Build Date: 1915, Estimated Eligibility: Potentially Eligible as part of
NRHD
Preservation Priority: 2-Moderate
Historic Context Notes: Could potentially contribute to expanded Washington and WIllow NRHD. Parcel data
associates this parcel number with address 156 N Washington
Notes on Integrity:
Potentially Significant or
Historic-Age Outbuildings:
None noted
Survey completed by: Ellis Mumford-Russell, Post Oak Preservation Solutions
Planning Commission
August 10, 2026
LSD-2026-0014 (BCG GRAND VILLAGE LLC)
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Planning Commission
August 10, 2026
RZN-2026-0019 (BRIAN TEAGUES)
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Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
Resource # 171 Project: Citywide Windshield Survey Phase 1
Parcel # 765-12694-000 Date Recorded: October - November 2025
Address: 201 E SPRING ST Coordinates: 36.06437837, -94.15542904 AHPP#:
Resource Type: Single Family
Residential
Style/Type: Bungalow Architect:
Build Date: 1940, Estimated Eligibility: Potentially Eligible as part of
NRHD
Preservation Priority: 2-Moderate
Historic Context Notes: Could potentially contribute to expanded Washington-WIllow NRHD. intact, looks like
a Sears house
Notes on Integrity:
Potentially Significant or
Historic-Age Outbuildings:
None noted
Survey completed by: Ellis Mumford-Russell, Post Oak Preservation Solutions
Planning Commission
August 10, 2026
LSD-2026-0014 (BCG GRAND VILLAGE LLC)
Page 17 of 20
Planning Commission
August 10, 2026
RZN-2026-0019 (BRIAN TEAGUES)
Page 17 of 20
Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
Project Description
Applicant: OddLot Development
Property Owner: Brian Teague
Property Location: 168 N. Washington Avenue, 144 N. Washington Avenue, 132 N. Washington Avenue, and 201
E. Spring Street, Fayetteville, Arkansas
Current Zoning: Residential Intermediate–Urban (RI-U)
Overall Property Size: Approximately 0.50 acres
OddLot Development, on behalf of property owner Brian Teague, is requesting to rezone approximately 0.50 acres
located at 168 N. Washington Avenue, 144 N. Washington Avenue, 132 N. Washington Avenue, and 201 E.
Spring Street from Residential Intermediate–Urban (RI-U) to Urban Neighborhood (UN).
The Urban Neighborhood (UN) zoning district is intended to accommodate primarily residential development,
including single-family, duplex, townhouse, and small-scale multifamily housing, while also allowing
neighborhood-serving commercial uses compatible with surrounding development.
The UN zoning district does not establish a maximum residential density. Development is instead regulated by
applicable dimensional standards and other requirements of the Unified Development Code.
Public Hearings
Planning Commission: Monday, August 10, 5:30 PM
113 West Mountain Street (City Administration Building, Room 219)
Fayetteville, AR 72701
There are many options for observing or participating in public hearings. The weekly calendar of upcoming public
meetings, posted each Friday, includes attendance options (Zoom, in-person, or hybrid).
https://www.fayetteville-ar.gov/3947/Public-Meetings-Agendas-Minutes-and-Videos
Property Owner and/or Developer
The following individual may be contacted for information regarding this request:
Wesley Bates
Phone #: (479) 595-5499
Review Location, Meeting Details, & Public Comment
Ahead of the Planning Commission hearing, project information is available for public review at the City of Fayetteville
Planning Division.
125 West Mountain Street
Fayetteville, AR 72701
Standard office hours: Monday–Friday, 8:00 AM–5:00 PM
Information can also be requested by calling (479) 575-8267 or emailing planning@fayetteville-ar.gov.
Planning Commission
August 10, 2026
LSD-2026-0014 (BCG GRAND VILLAGE LLC)
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Planning Commission
August 10, 2026
RZN-2026-0019 (BRIAN TEAGUES)
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Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
100 West Center Street Suite 300
Fayetteville, AR 72701
479.790.6775
brian@communitybydesignllc.com
Page 1 of 2
August 4, 2026
Via Email: planning@fayetteville-ar.gov
Mr. Nick Werner, Chairman
City of Fayetteville Planning Commission
113 West Mountain Street, Suite 219
Fayetteville, Arkansas 72701
RE: East Spring Street and North Washington Avenue – RZN 2026 0019 Rezone Request
Dear Chairman and Planning Commissioners,
I am the owner of the properties for which RZN 2026 0019 would apply if approved. I am writing to further explain the
reasoning behind the rezone request. The reason for the request is so that additional smaller scaled multi-family buildings
can be built on the property by right. The request is to rezone the properties from RI-U (Residential Intermediate – Urban)
to UN (Urban Neighborhood). The UN zoning district, which allows multi-family by right but limits building height to 3
stories, is compatible with adjacent properties which are all zoned RMF-24 (Residential Multi-Family 24 units per acre).
The RMF-24 zoning district also allows multi-family by right but allows building height up to 5 stories. The properties
proposed for the rezone are approximately 600’ from College Avenue, a 2-minute walk away. There are large areas of
property zoned DC (Downtown Core) approximately 320’ from the subject property and DG (Downtown General)
approximately 240’ from the subject property.
I have lived on the subject property at 201 East Spring Street for 20 years. In 2020 I built 2 apartment houses or multi -
family buildings on the subject property at 132 and 144 N. Washington Avenue. Since multi-family is not by right in the
RI-U zoning district, conditional use permits and variances were required that would not otherwise be required with the
UN zoning district. I am planning to build additional multi-family buildings on the property and would like to zone the
property so that conditional use permits and variances are not required in order to permit new multi-family buildings.
Having worked for developers and builders over the years in Fayetteville as just a designer, the 132 and 144 apartment
houses were my first opportunity to design and build. My main focus as designer and builder was for the apartment houses
to fit seamlessly into the neighborhood by maintaining the scale of the single -family houses in the neighborhood and also
by getting all of the exterior architectural detailing right and in accordance with Ozark Vernacular housing typologies.
Generally the 132 and 144 apartment houses were well received, with many people positively commenting on the exterior
look of the buildings and the scale and many thinking that they are single-family houses. A few images of the constructed
132 and 144 apartment houses are attached to this letter. I still own and manage the apartment houses , which are mostly
occupied by young professionals who tend to move from other major U.S. Cities to live and work in Fayetteville and who
are generally looking for a rental alternative to the college housing apartment complex.
Because of our shared interest, I have been working with Oddlot Development (Wes Bates and Konrad Siemek) on
multiple projects. I supported their nearby rezone to UN at 209 S. Willow Avenue, which seemed to be a very similar
situation based on the proximity to College Avenue, and subsequently asked for their assistance on my property or the
subject property.
Being a relatively new zoning district, the UN zoning district fills a void that had been needed for some time for the
smaller scaled multi-family development that is not allowed by right in RI-U. My hope is that the UN district and the
Planning Commission
August 10, 2026
LSD-2026-0014 (BCG GRAND VILLAGE LLC)
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Planning Commission
August 10, 2026
RZN-2026-0019 (BRIAN TEAGUES)
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Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978
Letter to Planning Commission
RE: East Spring Street and North Washington Avenue Rezone Request
August 4, 2026
100 West Center Street Suite 300
Fayetteville, AR 72701
479.790.6775
brian@communitybydesignllc.com
Page 2 of 2
apartment house prototype will help to normalize missing middle housing in Fayetteville or make it more common. While
limited non-residential use is allowed by right in the UN zoning district and it would be appropriate on a micro-scale at
the corner of E. Spring Street and N. Washington Ave nue, non-residential use is not planned for the subject property nor
is it the reason for the rezone request.
I welcome your questions or concerns regarding the request. Feel free to reach our at the contact info below.
Sincerely,
Brian Teague, Director of Design
Community By Design
Planning Commission
August 10, 2026
LSD-2026-0014 (BCG GRAND VILLAGE LLC)
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Planning Commission
August 10, 2026
RZN-2026-0019 (BRIAN TEAGUES)
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Docusign Envelope ID: 63870A09-A886-82E7-82C6-0235D745C978