HomeMy WebLinkAboutOrdinance 7038Page 1
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
Ordinance: 7038
File Number: 2026-3145
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2026-28
FOR APPROXIMATELY 1.98 ACRES LOCATED EAST OF 1435 NORTH STARR DRIVE IN WARD 3
FROM R-A, RESIDENTIAL-AGRICULTURAL TO RSF-2, RESIDENTIAL SINGLE-FAMILY, TWO UNITS
PER ACRE
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 R-A, Residential-Agricultural to RSF-2, Residential Single-Family, Two Units per
Acre.
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 October 6, 2026
Approved:
_______________________________
Molly Rawn, Mayor
Attest:
_______________________________
Kara Paxton, City Clerk Treasurer
This publication was paid for by the City Clerk-Treasurer of the City of Fayetteville,
Arkansas. Amount Paid: $88.16
Docusign Envelope ID: 31DA20AA-33C2-80B3-8032-527BF76C6560
Proposed
RSF-2
STARR DRHU
N
T
I
N
G
T
O
N
D
R
C ROSSBO W DR
R-A
Unclassified
Residential Link
Hillside-Hilltop Overlay District
Planning Area
Fayetteville City Limits
&ORVH8S9LHZ
RZN-2026-0028 EAST OF 1435 N STARR DR
-
0 80 160 240 32040
Feet
Subject Property
Zone Proposed
R-A
RSF-
0.0
2.0
Total 2.0 ac1:1,400
Current
1.9
0.0
EXHIBIT A
Docusign Envelope ID: 31DA20AA-33C2-80B3-8032-527BF76C6560
A PART OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER AND A PART OF THE NORTHEAST QUARTER
OF THE NORTHEAST QUARTER, ALL IN SECTION 12, TOWNSHIP 16 NORTH, RANGE 30 WEST, WASHINGTON
COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCIN G AT A FOUND 1/2"
REBAR MARKING THE SOUTHWEST CORNER OF THE SAID SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF
SAID SECTION 12; THENCE NORTH 01°54'48" EAST 795.41 FEET TO A FOUND 1/2" REBAR CAPPED "PLS 1532";
THENCE SOUTH 87°45'18" EAST 514.16 FEET TO A FOUND 1/2" REBAR CAPPED "PLS 1532" MARKING THE WEST
RIGHT-OF-WAY LINE OF NORTH STARR DRIVE; THENCE ALONG THE ARC OF A CURVE TO THE RIGHT WITH A RADIUS
OF 245.37 FEET WITH A CHORD BEARING AND DISTANCE OF NORTH 07°23'00" WEST 139.42 FEET; THENCE NORTH
08°27'34" EAST 21.70 FEET TO A FOUND 1/2" REBAR CAPPED "PLS 1826"; THENCE LEAVING SAID WEST RIGHT -OF-
WAY LINE NORTH 87°45'18" WEST 1.01 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 87°45'18" WEST
85.01 FEET TO A SET 5/8" REBAR CAPPED "AR 1926"; THENCE NORTH 14°58'40" WEST 230.70 FEET TO A SET 5/8"
REBAR CAPPED "AR 1926"; THENCE NORTH 03°50'50" EAST 324.00 FEET TO A SET 5/8" REBAR CAPPED "AR 1926"
MARKING THE PROPOSED SOUTH RIGHT-OF-WAY LINE OF NORTH STARR DRIVE; THENCE ALONG SAID PROPOSED
RIGHT-OF-WAY LINE SOUTH 79°59'30" EAST 89.06 FEET; THENCE ALONG THE ARC OF A CURVE TO THE RIGHT WITH
A RADIUS OF 236.65 FEET WITH A CHORD BEARING AND DISTANCE OF SOUTH 77°24'14" EAST 29.27 FEET; THENCE
ALONG THE ARC OF A CURVE TO THE RIGHT WITH A RADIUS OF 98.12 FEET WITH A CHORD BEARING AND
DISTANCE OF SOUTH 59°01'58" EAST 77.42 FEET; THENCE ALONG THE ARC OF A CURVE TO THE RIGHT WITH A
RADIUS OF 331.02 FEET WITH A CHORD BEARING AND DISTANCE OF SOUTH 02°23'24" WEST 119.07 FEET; THENCE
SOUTH 08°27'34" WEST 372.86 FEET TO THE POINT OF BEGINNING. CONTAINING 1.984 ACRES, MORE OR LESS.
SUBJECT TO EASEMENTS AND RIGHT-OF-WAYS OF RECORD.
EXHIBIT B
Docusign Envelope ID: 31DA20AA-33C2-80B3-8032-527BF76C6560
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
CITY COUNCIL MEMO
2026-3145
MEETING OF OCTOBER 6, 2026
TO: Mayor Rawn and City Council
THROUGH: Jennifer Walker, Chief of Staff
Britin Bostick, Interim Development Services Director
FROM: Jessica Masters, Planning Director
SUBJECT: RZN-2026-0028: Rezoning (EAST OF 1435 N STARR DR/HARVEY HOLDINGS LLC,
412): Submitted by BLEW & ASSOCIATES for property located EAST OF 1435 N
STARR DR. in WARD 3. The property is zoned R-A, RESIDENTIAL-AGRICULTURAL
and contains approximately 1.98 acres. The request is to rezone the property to RSF-
2, RESIDENTIAL SINGLE-FAMILY, TWO UNITS PER ACRE.
RECOMMENDATION:
Staff Recommendation Approval
PC Recommendation Approval (9-0-0)
Current Zoning R-A
Proposed Zoning RSF-2
Acres 1.98
The Planning Commission recommends approval of a modified request to rezone the subject property to RSF-
2, Residential Single-Family, Two Units per Acre as shown in the attached Exhibits ‘A’ and ‘B’. City Planning
staff recommended denial of the applicant’s original request to RSF-4, but agree with the Planning
Commission's recommendation to modify the request from RSF-4 to RSF-2.
BACKGROUND:
The subject property is in east Fayetteville on the City’s border with unincorporated Washington County. The
approximately 2 acre parcel is zoned R-A, Residential-Agricultural and is currently developed with a small
agricultural structure. The property is not subject to any overlay districts, except for a small portion which is
included in the Hillside-Hilltop Overlay District.
Request: The initial request was to rezone the subject property from R-A, Residential-Agricultural to RSF-4,
Residential Single-Family, Four Units per Acre. The applicant stated an intent to develop single-family
residential homes. Following discussion with the applicant during the meeting, the Planning Commission voted
to forward a modified recommendation of RSF-2 instead of the initially requested RSF-4 zoning in the meeting.
Public Comment: Staff did not receive any public comment relating to the rezoning request.
Docusign Envelope ID: 31DA20AA-33C2-80B3-8032-527BF76C6560
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
Land Use Compatibility: The property is surrounded by low-density residential and agricultural uses, with little
available infrastructure currently in place. The subject property is bordered by Washington County on two
sides, which typically has a 1-acre minimum lot size. The current R-A, Residential-Agricultural zoning allows for
low-density, 2 acre minimum lots and agricultural uses. RSF-4 (the applicant’s original request) is a single-
family zoning district, often reflected in the City’s suburban-style neighborhoods, which allows for up to 4 units
per acre and minimum lot sizes of 8,000 sq. ft. As the future of the property may not be agricultural, the City
has low density residential zoning districts that may be more harmonious with the large lots that currently
surround the site.
Land Use Plan Analysis: Staff found that the initial request to rezone to RSF-4 was not fully consistent with
adopted land use policies or the Future Land Use Map designation (Rural Residential). Adding a four unit per
acre density at this location would counter the City’s stated goals of promoting infill and discouraging suburban
sprawl by placing additional units at a location that may not be set up to support them. Staff does support the
Commission’s recommendation for RSF-2 zoning, however, as it is more compatible with the Future Land Use
Map for the area and allows for splitting the property into approximately four additional lots.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score of 1–2 for this site. The
following elements of the matrix contribute to the score:
• Near Water Main (8” water line across N. Starr Drive)
• Near City Park (Trammel Park; Barrington Park Subdivision)
DISCUSSION:
At the September 14, 2026 Planning Commission meeting, Commissioners unanimously (9-0-0) forwarded a
recommendation to rezone the property to RSF-2, rather than the applicant’s initially proposed request of RSF-
4. Staff recommended denial of the request for RSF-4 based on a lack of available infrastructure and
inconsistency with the Future Land Use designation for the property. The applicant agreed with the Planning
Commission on the change to the RSF-2 zoning district at the meeting. No public comment was heard at or
provided prior to the meeting.
BUDGET/STAFF IMPACT:
N/A
ATTACHMENTS: 3. Staff Review Form, 4. Exhibit A, 5. Exhibit B, 6. Planning Commission Staff Report
Docusign Envelope ID: 31DA20AA-33C2-80B3-8032-527BF76C6560
Page 1
City of Fayetteville, Arkansas
Legislation Text
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
File #: 2026-3145
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION
RZN 2026-28 FOR APPROXIMATELY 1.98 ACRES LOCATED EAST OF 1435 NORTH
STARR DRIVE IN WARD 3 FROM R-A, RESIDENTIAL-AGRICULTURAL TO RSF-2,
RESIDENTIAL SINGLE-FAMILY, TWO UNITS PER ACRE
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 R-A, Residential-Agricultural to RSF-2,
Residential Single-Family, Two Units per Acre.
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: 31DA20AA-33C2-80B3-8032-527BF76C6560
9/15/2026
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
2026-3145
Item ID
10/6/2026
City Council Meeting Date - Agenda Item Only
RZN-2026-0028: Rezoning (EAST OF 1435 N STARR DR/HARVEY HOLDINGS LLC, 412): Submitted by BLEW &
ASSOCIATES for property located EAST OF 1435 N STARR DR. in WARD 3. The property is zoned R-A, RESIDENTIAL-
AGRICULTURAL and contains approximately 1.98 acres. The request is to rezone the property to RSF-2, RESIDENTIAL
SINGLE-FAMILY, TWO UNITS PER ACRE.
N/A for Non-Agenda Item
Action Recommendation:
Submitted By
Britin Bostick DEVELOPMENT SERVICES (620)
Division / Department
Comments:
Purchase Order Number:
Change Order Number:
Previous Ordinance or Resolution #
Approval Date:
Original Contract Number:
Docusign Envelope ID: 31DA20AA-33C2-80B3-8032-527BF76C6560
TO: Fayetteville Planning Commission
FROM: Jessie Masters, Planning Director
MEETING DATE: September 14, 2026
SUBJECT: RZN-2026-0028: Rezoning (EAST OF 1435 N STARR DR/HARVEY
HOLDINGS LLC, 412): Submitted by BLEW & ASSOCIATES for property
located EAST OF 1435 N STARR DR. The property is zoned R-A,
RESIDENTIAL, AGRICULTURAL and contains approximately 1.98 acres.
The request is to rezone the property to RSF-4, RESIDENTIAL SINGLE-
FAMILY, FOUR UNITS PER ACRE.
RECOMMENDATION:
Staff recommends denial of RZN-2026-0028.
RECOMMENDED MOTION:
“I move to forward RZN-2026-0028 to City Council with a recommendation of approval.”
BACKGROUND:
The subject property is in east Fayetteville on the City’s border with unincorporated Washington
County. The 2.0-acre parcel is zoned R-A, Residential-Agricultural and is currently undeveloped
but for some former agricultural outbuildings. The property is not subject to any overlay districts,
except for a portion which is included in the Hillside-Hilltop Overlay District. Surrounding land uses
and zoning are depicted in Table 1.
Table 1:
Surrounding Land Uses and Zoning
Direction Land Use Zoning
North Low-Density Residential Washington County
South Low-Density Residential R-A, Residential Agricultural
East Low-Density Residential Washington County
West Low-Density Residential R-A, Residential Agricultural
Request: The request is to rezone the subject property from R-A, Residential Agricultural to RSF-
4, Residential Single-Family, 4 Units per Acre. The applicant has listed an intent to develop single-
family residential homes here.
Public Comment: Staff has not received any public comment at this time.
INFRASTRUCTURE AND ENVIRONMENTAL REVIEW:
Streets: The subject area has street frontage along North Starr Drive. North Starr Drive is
a partially improved Residential Link Street with asphalt paving and open ditches.
Any street improvements required in these areas would be determined at the time
of the development proposal. Any additional improvements or requirements for
drainage will be determined at time of development.
Planning Commission
September 14, 2026
RZN-2026-0028 (HARVEY HOLDINGS LLC)
Page 1 of 12
Updated with results
Docusign Envelope ID: 31DA20AA-33C2-80B3-8032-527BF76C6560
Water: Public water is available to the subject area. An existing 2.25-inch water main is
present in the southwest side of the subject property, and an existing 8-inch water
main is present along North Starr Drive.
Sewer: Sanitary sewer is not available to the subject area.
Drainage: There are no protected streams, floodplain or floodway, or hydric soils present on
the site. However, a portion of the site is within the Hillside-Hilltop Overlay District,
which means that additional restrictions will apply at the time of development.
Engineered footing designs will be required at the time of building permit submittal,
as well as grading, erosion control and abbreviated tree preservation plans.
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 5, located at 2979 N. Crossover Rd., protects this site. The property is
located approximately 2.6 miles from the fire station with an anticipated drive time
of approximately 7 minutes using existing streets. The anticipated response time
would be approximately 9.2 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 R-A, Residential-Agricultural requires 25% minimum
canopy preservation. The proposed zoning district of RSF-4, Residential Single-
Family, 4 Units per Acre, requires 25% minimum canopy preservation.
CITY PLAN 2040 FUTURE LAND USE PLAN: The City Plan 2040 Future Land Use Plan
designates the property within the proposed rezone as Rural Residential.
Rural Residential Areas recognize existing low-density large lot development but are identified
to encourage the conservation and preservation of woodlands, grasslands, or agricultural lands
that are sparsely settled. These areas may or may not have adequate street and water
infrastructure or public services, such as police and fire protection to support urban or suburban
densities and development patterns.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score of 1-2 for this
site with a weighted score of 2. The following elements of the matrix contribute to the score:
• Near Water Main (8” water line across N. Starr Drive)
• Near City Park (Trammel Park; Barrington Park Subdivision)
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.
Planning Commission
September 14, 2026
RZN-2026-0028 (HARVEY HOLDINGS LLC)
Page 2 of 12
Docusign Envelope ID: 31DA20AA-33C2-80B3-8032-527BF76C6560
Finding: Land Use Compatibility: The property is surrounded by low-density
residential and agricultural uses, with very little available infrastructure
currently in place. Bordered by Washington County on two sides, which
typically has a 1-acre minimum for lot size, the lot in question is currently
meeting the R-A zoning district bulk and area regulations. R-A, Residential
Agricultural allows for low-density, 2-acre minimum lots, and agricultural
uses. RSF-4 is primarily a single-family zoning district, often reflected in the
City’s suburban-style environments, which allows for up to 4 units per acre
and minimum lot sizes of 8,000 sq. ft. Acknowledging that the future of the
property may not be solely agricultural, the City has lower-density residential
zoning districts that may be more harmonious with the large lots that
currently surround the site, such as RSF-1 or RSF-2.
Land Use Plan Analysis: Staff finds that the request is not fully consistent
with adopted land use policies or the Future Land Use Map designation
(Rural Residential). Adding additional density at this location would run
counter to the City’s stated goals of promoting infill and discouraging
suburban sprawl by placing additional units at a location that may not be set
up to support them, which may place a higher burden on City services in the
long run.
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
Finding: A rezone from R-A to RSF-4 does not maintain the site’s agreement with the
“Rural Residential Area” designation, which calls for “low-density large lot
development” and to “encourage the conservation and preservation of
woodlands, grasslands, or agricultural lands that are sparsely settled. RSF-
4, while certainly not high density, is a more traditional, suburban form of
residential development that does not reflect this stated future trajectory.
Further, there are few amenities in this area on the direct edge of town.
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: Rezoning the property from R-A to RSF-4 would not likely appreciably
increase traffic danger and congestion here, given the size of the overall
parcel (2.0 acres). However, E. Starr Drive is a county road, so if a residential
subdivision were to be developed here, the City would have little influence
on how the streets would be improved at this location due to the lack of
control over subdivision regulations in what was formerly the City’s planning
area.
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 R-A to RSF-4 would increase the potential
population at the site, but not to an undesirable degree. There is currently
no viable way to provide sewer service to this property, so the lots must be
subdivided to accommodate septic. The Arkansas Department of Health
Planning Commission
September 14, 2026
RZN-2026-0028 (HARVEY HOLDINGS LLC)
Page 3 of 12
Docusign Envelope ID: 31DA20AA-33C2-80B3-8032-527BF76C6560
typically requires a minimum lot size of 1.5 acres in these cases, which may
self-regulate the amount of development that could occur on this site overall,
regardless of the zoning district that is applied to it.
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-2026-0028 to City
Council with a recommendation of approval.
________________________________________________________________________
PLANNING COMMISSION ACTION: Required YES
Date: September 14, 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 §161.03 District R-A, Residential-Agricultural
o §161.07 District RSF-4, Residential Single-Family — Four (4) Units Per Acre
• Long Range Planning Memo
• Request Letter
Planning Commission
September 14, 2026
RZN-2026-0028 (HARVEY HOLDINGS LLC)
Page 4 of 12
Cabe
Castin
9-0-0
with a recommendation
of approval for the
RSF-2 zoning district.
X
RSF-2, Residential Single-Family, 2 Units per Acre
Docusign Envelope ID: 31DA20AA-33C2-80B3-8032-527BF76C6560
161.03 District R-A, Residential-Agricultural
(A) Purposes. The regulations of the agricultural district are designed to protect agricultural land until an orderly
transition to urban development has been accomplished; prevent wasteful scattering of development in rural
areas; obtain economy of public funds in the providing of public improvements and services of orderly growth;
conserve the tax base; provide opportunity for affordable housing, increase scenic attractiveness; and conserve
open space.
(B) Uses.
(1) Permitted Uses.
Unit 1 City-wide uses by right
Unit 3 Public protection and utility facilities
Unit 6 Agriculture
Unit 7 Animal husbandry
Unit 8 Single-family dwellings
Unit 9 Two-family dwellings
Unit 37 Manufactured homes
Unit 41 Accessory dwellings
Unit 43 Animal boarding and training
Unit 46 Short-term rentals
(2) Conditional Uses.
Unit 2 City-wide uses by conditional use permit
Unit 4 Cultural and recreational facilities
Unit 5 Government facilities
Unit 20 Commercial recreation, large sites
Unit 24 Home occupations
Unit 35 Outdoor Music Establishments
Unit 36 Wireless communications facilities
Unit 42 Clean technologies
(C) Density.
Units per acre One-half (½)
(D) Bulk and Area Regulations.
Lot width minimum 200 feet
Lot Area Minimum:
Residential: 2 acres
Nonresidential: 2 acres
Lot area per dwelling unit 2 acres
(E) Setback Requirements.
Front Side Rear
35 feet 20 feet 35 feet
(F) Height Requirements. There shall be no maximum height limits in the R-A District, provided, however, if a
building exceeds the height of one (1) story, the portion of the building over one (1) story shall have an
additional setback from any boundary line of an adjacent residential district. The amount of additional setback
for the portion of the building over one (1) story shall be equal to the difference between the total height of that
portion of the building and one (1) story.
(G) Building area. None.
(Ord. No. 6945, §5(Exh. D), 12-16-25)
Planning Commission
September 14, 2026
RZN-2026-0028 (HARVEY HOLDINGS LLC)
Page 5 of 12
Docusign Envelope ID: 31DA20AA-33C2-80B3-8032-527BF76C6560
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
September 14, 2026
RZN-2026-0028 (HARVEY HOLDINGS LLC)
Page 6 of 12
Docusign Envelope ID: 31DA20AA-33C2-80B3-8032-527BF76C6560
FOXHUNTER RD
R-A
R-O
RSF-4
P-1
Regional Link
Unclassified
Residential Link
Planned Residential Link
Trail (Proposed)
Fayetteville City Limits
Planning Area
One Mile View
RZN-2026-0028 EAST OF 1435 N STARR DR N
0 0.25 0.50.13 Miles
Planning Area
Fayetteville City Limits
Subject Property
Planning Commission
September 14, 2026
RZN-2026-0028 (HARVEY HOLDINGS LLC)
Page 7 of 12
Docusign Envelope ID: 31DA20AA-33C2-80B3-8032-527BF76C6560
Proposed
RSF-4
STARR DRHU
N
T
I
N
G
T
O
N
D
R
C R O S S B O W DR
R-A
Unclassified
Residential Link
Hillside-Hilltop Overlay District
Planning Area
Fayetteville City Limits
Close Up View
RZN-2026-0028 EAST OF 1435 N STARR DR
N
0 80 160 240 32040
Feet
Subject Property
Zone Proposed
R-A
RSF-4
0.0
2.0
Total 2.0 ac1:1,400
Current
1.9
0.0
Planning Commission
September 14, 2026
RZN-2026-0028 (HARVEY HOLDINGS LLC)
Page 8 of 12
Docusign Envelope ID: 31DA20AA-33C2-80B3-8032-527BF76C6560
STARR DR
2026 Imagery | Bowman | EagleView Technologies
Unclassified
Residential Link
Planning Area
Fayetteville City Limits
Current Land Use
RZN-2026-0028 EAST OF 1435 N STARR DR N
0 225 450 675 900112.5
Feet
Subject Property
Single-Family Residential
Undeveloped
Single-Family Residential
Single-Family Residential
1:3,600
Planning Commission
September 14, 2026
RZN-2026-0028 (HARVEY HOLDINGS LLC)
Page 9 of 12
Docusign Envelope ID: 31DA20AA-33C2-80B3-8032-527BF76C6560
Residential
Neighborhood
Rural
Residential
FOX HUNTERRD
Regional Link
Unclassified
Residential Link
Planned Residential Link
Planning Area
Fayetteville City Limits
Trail (Proposed)
City Neighborhood
Civic Institutional
Civic and Private Open Space
Industrial
Natural
Non-Municipal Government
Residential Neighborhood
Rural Residential
Urban Center
Future Land Use
RZN-2026-0028 EAST OF 1435 N STARR DR N
0 610 1,220 1,830 2,440305
Feet
Subject Property
1:10,000
Planning Commission
September 14, 2026
RZN-2026-0028 (HARVEY HOLDINGS LLC)
Page 10 of 12
Docusign Envelope ID: 31DA20AA-33C2-80B3-8032-527BF76C6560
TO: Jessica Masters, Planning Director
FROM: Kylee Cole, Long Range & Preservation Planner
MEETING DATE: September 14, 2026
SUBJECT: Long Range Planning Comments Regarding RZN-2026-0028
BACKGROUND:
The applicant requests to rezone approximately 1.98 acres from R-A, Residential Agricultural to
RSF-4, Residential Single-Family, Four Units Per Acre.
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.
City Plan 2040 carried forward goals from prior comprehensive plans and organized them into
six primary goals 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:
This property was annexed in 1971 (Ord. 1839). “Modern” zoning began on June 29, 1970
which enacted a new zoning map and zoning requirements. This map shows the subject
property as being zoned into the agricultural “A-1” zoning district, which was subsequently
translated to “R-A” with the adoption of the city’s Unified Development Code.
City Plan 2040 and Future Land Use Plan:
This area is designated as a Rural Residential area, which recognize “existing low-density large
lot development” and “are identified to encourage the conservation and preservation of… lands
that are sparsely settled.” Areas may not have infrastructure or public services “to support urban
or suburban densities and development patterns,” as is the case here (lack of sewer and a long
fire response time). The request for RSF-4, a suburban density, may increase infrastructure
demands that create additional burden on city services and may result in safety issues. This
request would run counter for goals to discourage urban sprawl, by increasing the potential
density on the city’s periphery beyond what the infrastructure can handle at this time. It does not
advance other goals for attainable housing (goal 6) or goals for creating compact, complete and
connected development. There are alternatives to the request that may be more suitable, such
as RSF-1 or RSF-2, which may alleviate concerns about added density on the city’s periphery,
but concern about a lack of sewer access and emergency service response time would still exist.
Planning Commission
September 14, 2026
RZN-2026-0028 (HARVEY HOLDINGS LLC)
Page 11 of 12
Docusign Envelope ID: 31DA20AA-33C2-80B3-8032-527BF76C6560
APPLICANT:
BLEW SURVEYING
3825 N SHILOH DRIVE, FAYETTEVILLE, AR 72704
479-443-4506
CLIENT:
BEN HARVEY
HARVEY HOLDINGS LLC
4034 N OLD WIRE ROAD, FAYETTEVILLE, AR 72703
TO:
FAYETTEVILLE PLANNING DIVISION
CITY OF FAYETTEVILLE
113 W. MOUNTAIN STREET, FAYETTEVILLE, AR 72701
RE: RE-ZONING FOR PARCEL 765-14226-003, N STARR (WC 350) DR
DEAR PLANNING DIVISION,
I AM WRITING TO FORMALLY SUBMIT A RE-ZONING REQUEST FOR PARCEL 765-14226-003, LOCATED AT N STARR (WC 350) DR, FAYETTEVILLE,
AR 72701. THE REQUEST IS TO REZONE THE PROPERTY FROM R-A TO RSF-4.
THE ZONE RSF-4 IS A MORE SUITABLE ZONING DISTRICT FOR LOW-DENSITY SINGLE-FAMILY HOMES.
THERE ARE NO FARMING ACTIVITIES ON THE SUBJECT PROPERTY.
THE REZONE WOULD ALSO ALLOW THE PROPERTY TO BE SPLIT WHILE STILL MEETING THE MINUMUM SQUARE FOOTAGE REQUIREMENT OF
10,000 SQUARE FEET.
THANK YOU FOR YOUR CONSIDERATION,
TANNER NEWKIRK
BLEW SURVEYING 479-443-4506
Planning Commission
September 14, 2026
RZN-2026-0028 (HARVEY HOLDINGS LLC)
Page 12 of 12
Docusign Envelope ID: 31DA20AA-33C2-80B3-8032-527BF76C6560
161.06 District RSF-2, Residential Single-Family — Two (2) Units Per Acre
(A) Purpose. To provide a single-family dwelling transition zone between single-family neighborhoods that have
developed with larger lot sizes (1 acre and over) and areas that have developed with smaller lot sizes (8,000
square feet), and 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.
(C) Permitted Uses.
Unit 1 City-wide uses by right
Unit 8 Single-family dwellings
Unit 41 Accessory dwellings
Unit 46 Short-term rentals
(D) 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 24 Home occupations
Unit 36 Wireless communications facilities
Unit 44 Cluster Housing Development
(E) Density.
Units per acre 2
(F) Bulk and Area Regulations.
Lot width minimum 100 feet
Lot area minimum 17,860 square feet
Land area per dwelling unit 17,860 square feet
(G) Setback Requirements.
Front Side Rear
30 feet 15 feet 30 feet
(H) Building Height Regulations.
Building Height Maximum 3 stories
(I) Building Area. None.
(Ord. No. 6945, §5(Exh. D), 12-16-25)
Docusign Envelope ID: 31DA20AA-33C2-80B3-8032-527BF76C6560