HomeMy WebLinkAboutOrdinance 7047Page 1
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
Ordinance: 7047
File Number: 2026-3465
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION RZN 2026-321
FOR APPROXIMATELY 24.34 ACRES LOCATED NORTHEAST OF EAST JOYCE BOULEVARD AND
NORTH OLD MISSOURI ROAD IN WARD 3 FROM R-A, RESIDENTIAL-AGRICULTURAL TO CS,
COMMUNITY SERVICES
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS:
Section 1: That the City Council of the City of Fayetteville, Arkansas hereby changes the zone classification of the
property shown on the map (Exhibit A) and the legal description (Exhibit B) both attached to the Planning
Department’s Agenda Memo from R-A, Residential-Agricultural to CS, Community Services.
Section 2: That the City Council of the City of Fayetteville, Arkansas hereby amends the official zoning map of the
City of Fayetteville to reflect the zoning change provided in Section 1.
PASSED and APPROVED on October 20, 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: $86.64
Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
Proposed CS
O
L
D
M
I
S
S
O
U
R
I
R
D
JOYCE BLVD
RSF-4
R-A
R-O
CS
RMF-24
Neighborhood Link
Regional Link - High Activity
Unclassified
Planning Area
Fayetteville City Limits
Close Up View
RZN-2026-0032 NORTHEAST CORNER OF E
JOYCE & N OLD MISSIOURI
N
0 150 300 450 60075
Feet
Subject Property
Zone Proposed
CS
R-A
24.34
0.00
Total 24.34 ac1:2,400
Current
0.00
24.34
Exhibit A
Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
PART OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 25, TOWNSHIP 17 NORTH, RANGE
30 WEST, WASHINGTON COUNTY, ARKANSAS, ALSO BEING DESCRIBED AS FOLLOWS:
BEGINNING AT A FOUND 2" MONUMENT "1005", MARKING THE NORTHEAST CORNER OF THE NORTHWEST
QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 25, THENCE ALONG THE EAST LINE THEREOF,
S02°51'55"W 1,264.65 FEET TO A SET MAG NAIL WITH WASHER "BLEW 1532 MYERS 1826" ON THE NORTH RIGHT-
OF-WAY LINE OF EAST JOYCE BOULEVARD; THENCE ALONG SAID RIGHT-OF-WAY LINE, N87°28'46"W 684.00 FEET
TO A SET MAG NAIL WITH WASHER "BLEW 1532 MYERS 1826"; THENCE N82°17'36"W 110.63 FEET TO A SET MAG
NAIL WITH WASHER "BLEW 1532 MYERS 1826"; THENCE N39°46'33"W 65.56 FEET TO A SET MAG NAIL WITH
WASHER "BLEW 1532 MYERS 1826" ON THE EAST RIGHT-OF-WAY LINE OF NORTH OLD MISSOURI ROAD; THENCE
ALONG SAID RIGHT-OF-WAY LINE, N07°49'49"E 437.07 FEET; THENCE N05°53'14"E 54.94 FEET; THENCE
N00°47'45"E 58.32 FEET; THENCE N05°12'40"W 85.09 FEET; THENCE N07°38'49"W 138.85 FEET; THENCE
N09°18'24"W 444.27 FEET TO A SET 5/8" REBAR WITH CAP "BLEW 1532 MYERS 1826" ON THE NORTH LINE OF THE
NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 25; THENCE ALONG SAID NORTH LINE,
S87°36'01"E 931.00 FEET TO THE POINT OF BEGINNING. CONTAINING 24.339 ACRES, MORE OR LESS.
EXHIBIT B
Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
CITY COUNCIL MEMO
2026-3465
MEETING OF OCTOBER 20, 2026
TO: Mayor Rawn and City Council
THROUGH: Jennifer Walker, Chief of Staff
Britin Bostick, Interim Development Services Director
FROM: Donna Wonsower, Senior Planner
SUBJECT: RZN-2026-0032: Rezoning (NORTHEAST CORNER OF E JOYCE BLVD & N OLD
MISSOURI/ 2188 LLC; THE TRAILS AT PARADISE VALLEY, 176): Submitted by BLEW
& ASSOCIATES for property located NORTHEAST OF E. JOYE BLVD. AND N. OLD
MISSOURI RD in Ward 3. The property is zoned R-A, RESIDENTIAL, AGRICULTURAL
and contains approximately 24.34 acres. The request is to rezone the property to CS,
COMMUNITY SERVICES.
RECOMMENDATION:
ITEM VALUE
Staff Recommendtion Approval
PC Recommendation Approval (6-0-1)
Current Zoning R-A
Requested Zoning CS
Acres 24.34
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 north Fayetteville on the north-east corner of the intersection of E Joyce Blvd and N
Old Missouri Rd in Ward 3. The property contains one undeveloped parcel totaling 24.34 acres, which is
currently zoned R-A, Residential Agricultural. The property is not subject to any overlay districts.
Request: The initial request was to rezone the subject property from R-A, Residential Agricultural, to CS,
Community Services (19.564 acres) and UT, Urban Thoroughfare (4.775 acres). A Bill of Assurance had been
offered which would make Use Unit 34: Liquor Stores a conditional use permit. The applicant also proposed
splitting Use Unit 18, with Gasoline Service Stations made a conditional use permit and Drive-in/Drive-Through
Restaurants remaining by-right. After consulting with planning staff prior to the Planning Commission meeting,
the applicant amended their request to only CS zoning with no Bill of Assurance. That request was supported
by staff and forwarded by the Planning Commission.
Public Comment: Staff did not receive public comment prior to the Planning Commission meeting. At the
Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
meeting, one member of the public had questions for the applicant about the use of the site and asked the
Planning Commission how they could approve something that did not have complete plans. Chair Werner
asked the Planning Director, Jessie Masters, to explain the criteria for a rezoning and that development plans
would be reviewed separately from a rezoning request and at a later time.
Land Use Compatibility: Staff finds the amended request compatible with its immediate surroundings. The
applicant initially proposed UT zoning adjacent to E. Joyce Blvd with CS zoning extending north for the
remainder of the site. Staff agrees that a higher density, mixed-use zoning would fit this location considering
the existing multifamily and commercial uses. UT zoning, however, includes auto-oriented uses by right. Auto-
oriented uses do not generally exist in the area currently nor are they generally permitted by right in the
existing zoning districts. Staff found the UT zoning would also potentially conflict with the planned investment in
street improvements for Joyce Blvd under the Safe Streets for All grant and the project goals to improve traffic
safety and manage vehicle access to and from properties within the project scope. The proposed CS zoning
for the whole site allows a variety of housing types and requires approval of a Conditional Use Permit for drive-
thru restaurants.
Land Use Plan Analysis: Staff finds that the request is consistent with adopted city goals. The mixed-used CS
zoning district is more consistent with the city’s long-term goals for the area than the existing R-A zoning, and
allows for a mix of uses that coordinate with the upcoming street improvements for Joyce Blvd.
City Plan 2040 Infill Matrix: City Plan 2040’s Infill Matrix indicates a score of 4-7 for this site. The following
elements of the matrix contribute to the score:
• Adequate Fire Response (Station 5, 2979 N. Crossover Rd.)
• Near Sewer Main (6-inch line, N. Old Missouri Rd.)
• Near Water Main (8-inch line, North Side of Property)
• Near City Park (Mud Creek Trail Corridor, Lake Fayetteville)
• Near Paved Trail (E. Joyce Blvd. and N. Old Missouri Rd. Side Path Trails)
• Near ORT Bus Stop (Vantage Drive and Mud Creek Trail)
• Appropriate Future Land Use
DISCUSSION:
At the September 28, 2026, Planning Commission meeting, Commissioners unanimously forwarded (6-0-1) the
request to City Council with a recommendation of approval. There was one public comment asking for details
of the development shown by the applicant in their presentation. The Commission discussed the amended
proposal with staff and Chair Werner asked the Planning Director to explain the difference between the
rezoning request and the process for future development review. The item was motioned and seconded for
approval by Commissioners Holeyfield and Cabe.
BUDGET/STAFF IMPACT:
N/A
ATTACHMENTS: 3. Staff Review Form, 4. Exhibit A, 5. Exhibit B, 6. Planning Commission Staff Report
Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
Page 1
City of Fayetteville, Arkansas
Legislation Text
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
File #: 2026-3465
AN ORDINANCE TO REZONE THE PROPERTY DESCRIBED IN REZONING PETITION
RZN 2026-321 FOR APPROXIMATELY 24.34 ACRES LOCATED NORTHEAST OF EAST
JOYCE BOULEVARD AND NORTH OLD MISSOURI ROAD IN WARD 3 FROM R-A,
RESIDENTIAL-AGRICULTURAL TO CS, COMMUNITY SERVICES
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,
ARKANSAS:
Section 1: That the City Council of the City of Fayetteville, Arkansas hereby changes the zone
classification of the property shown on the map (Exhibit A) and the legal description (Exhibit B) both
attached to the Planning Department’s Agenda Memo from R-A, Residential-Agricultural to CS,
Community Services.
Section 2: That the City Council of the City of Fayetteville, Arkansas hereby amends the official zoning
map of the City of Fayetteville to reflect the zoning change provided in Section 1.
Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
9/29/2026
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
2026-3465
Item ID
10/20/2026
City Council Meeting Date - Agenda Item Only
RZN-2026-0032: Rezoning (NORTHEAST CORNER OF E JOYCE BLVD & N OLD MISSOURI/ 2188 LLC; THE TRAILS AT
PARADISE VALLEY, 176): Submitted by BLEW & ASSOCIATES for property located NORTHEAST OF E. JOYE BLVD. AND
N. OLD MISSOURI RD in Ward 3. The property is zoned R-A, RESIDENTIAL, AGRICULTURAL and contains
approximately 24.34 acres. The request is to rezone the property to CS, COMMUNITY SERVICES.
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: 939FABA1-7EE7-867A-811B-3E8008FD2849
TO: Fayetteville Planning Commission
THRU: Jessie Masters, Planning Director
FROM: Donna Wonsower, Senior Planner
MEETING DATE: September 28, 2026
SUBJECT: RZN-2026-0032: Rezoning (NORTHEAST CORNER OF E JOYCE BLVD
& N OLD MISSOURI/ 2188 LLC; THE TRAILS AT PARADISE VALLEY,
176): Submitted by BLEW & ASSOCIATES for property located
NORTHEAST OF E. JOYE BLVD. AND N. OLD MISSOURI RD. The
property is zoned R-A, RESIDENTIAL, AGRICULTURAL and contains
approximately 24.34 acres. The request is to rezone the property to CS,
COMMUNITY SERVICES & UT, URBAN THROUGHFARE.
RECOMMENDATION:
Staff recommends denial of RZN-2026-0032.
RECOMMENDED MOTION:
“I move to forward RZN-2026-0032 to City Council with a recommendation of approval.”
BACKGROUND:
The subject properties are in north Fayetteville on the northeast corner of the intersection of E.
Joyce Blvd. and N. Old Missouri Rd. The property contains one undeveloped parcel totaling 24.34
acres which is currently zoned R-A, Residential Agricultural. A lot split has been submitted to
subdivide the property into one 1.00-acre parcel and one 23.339-acre parcel (LSP-2026-0033). A
variance to through-lot requirements would also be necessary but has not yet been received. The
properties are not subject to any overlay districts. Surrounding land uses and zoning are depicted
in Table 1.
Table 1:
Surrounding Land Uses and Zoning
Direction Land Use Zoning
North Single-Family Residential RSF-4, Residential Single-Family, 4 Units per Acre
South Undeveloped
Golf Course
R-A, Residential Agricultural,
RMF-24, Residential Multifamily, 24 Units per Acre
East Undeveloped
Commercial
RSF-4, Residential Single-Family, 4 Units per Acre
R-O, Residential Office
West Multifamily Residential
Undeveloped
RMF-24, Residential Multifamily, 24 Units per Acre
CS, Community Services
Request: The request is to rezone the subject property from R-A, Residential Agricultural, to CS,
Community Services (19.564 acres) and UT, Urban Thoroughfare (4.775 acres). A Bill of
Assurance has been offered which would make Use Unit 34: Liquor Stores a conditional use
permit. The applicant also proposes splitting Use Unit 18, with Gasoline Service Stations made a
conditional use permit and Drive in/Drive-Through Restaurants remaining by-right.
Planning Commission
September 28, 2026
RZN-2026-0032 (2188 LLC; THE TRAILS AT PARADISE VALLEY)
Page 1 of 20
(UPDATED WITH MEETING RESULTS)
Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
Public Comment: Staff has not received any public comment at this time.
INFRASTRUCTURE AND ENVIRONMENTAL REVIEW:
Streets: The subject area has road frontage along E. Joyce Blvd., a fully improved regional
link with asphalt paving, sidewalk, and curb and gutter. The subject area also has
frontage along N. Old Missouri Rd., a partially improved neighborhood link with
asphalt paving and open ditches. Any street or drainage improvements required in
these areas would be determined at the time of the development proposal.
Water: Public water is available to the subject property. There is an existing 6-inch water
main along the east side of N. Old Missouri Rd.
Sewer: Sanitary Sewer is available to the subject property. There is an existing 8-inch
water main along the north side of the subject property. There are known wet
weather sewer capacity issues identified in the City’s 2025 Sewer that appear in
the system 1031 feet West of the subject property.
Drainage: No portion of the property is FEMA Floodplain or the Hillside Hilltop Overlay
District, and the property does not contain protected streams or hydric soils.
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 1.9 miles from the fire station with an anticipated drive time
of approximately 4 minutes using existing streets. The anticipated response time
would be approximately 6.2 minutes. Fire Department response time is calculated
based on the drive time plus 1 minute for dispatch and 1.2 minutes for turn-out
time. Within the City limits, the Fayetteville Fire Department has a response time
goal of 6 minutes for an engine and 8 minutes for a ladder truck.
Police: The Police Department did not comment on this request.
Tree Preservation:
The current zoning district of R-A, Residential Agricultural, requires 25% minimum
canopy preservation. The proposed zoning districts of UT, Urban Thoroughfare
and CS, Community Services require 15% and 20% minimum canopy
preservation respectively.
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.
Planning Commission
September 28, 2026
RZN-2026-0032 (2188 LLC; THE TRAILS AT PARADISE VALLEY)
Page 2 of 20
Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score of 4-7 for this
site with a weighted score of 8. The following elements of the matrix contribute to the score:
• Adequate Fire Response (Station 5, 2979 N. Crossover Rd.)
• Near Sewer Main (6-inch line, N. Old Missouri Rd.)
• Near Water Main (8-inch line, North Side of Property)
• Near City Park (Mud Creek Trail Corridor, Lake Fayetteville)
• Near Paved Trail (E. Joyce Blvd. and N. Old Missouri Rd. Side Path Trails)
• Near ORT Bus Stop (Vantage Drive and Mud Creek Trail)
• Appropriate Future Land Use
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: On the balance of considerations, staff
finds the request incompatible with its immediate surroundings. The
applicant proposed UT adjacent to E. Joyce Blvd. with CS extending north
for the remainder of the site. While staff agrees that a higher density, mixed-
use zoning would fit this location considering the existing multifamily and
commercial uses, UT is an intense district intended to provide goods and
services for people from outlying communities, including extensive auto-
oriented uses along major thoroughfares. Auto-oriented uses do not
generally exist in the area currently nor are they generally permitted by right.
Further, neither adjacent street provides direct connections to adjacent
cities in a way that would meet the intent of the UT district. Staff finds UT is
likely too intense for the area, even with proposed restrictions. Additionally
given the bulk and area and use standards permitted within CS, staff finds
that a more limited mixed-use district such as UN would likely be more
compatible adjacent to the existing RSF-4 neighborhoods as a transition
zone. In summary, where the applicant propose a mix of UT / CS, staff finds
that a less intense mix of zoning allowances such as CS / UN would still allow
for infill adjacent to existing infrastructure while being more compatible.
Land Use Plan Analysis: Staff finds that the request is inconsistent with the
city goals. While the mixed-used districts are more generally consistent with
the city’s long-term goals for the area than the existing zoning, staff finds
that the intensity and focus on automotive-oriented uses run counter to city
goals to serve the residents of Fayetteville rather than regional populations,
promote walkability, reduce vehicle trips.
City Plan 2040 also discusses a particular need to promote walkable services
and retail within accessible reach of senior residents who are less able to
rely on automobile transportation. Staff finds that rezoning such a large,
undeveloped portion of land within walking distance of Meadowview Senior
Living, a well-established senior living facility, to one of the city’s most auto-
oriented districts within the city would not serve the long-term interests of
the greater public and the elderly population especially.
Planning Commission
September 28, 2026
RZN-2026-0032 (2188 LLC; THE TRAILS AT PARADISE VALLEY)
Page 3 of 20
Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
Finding: Staff finds that a rezoning from R-A to a higher-density, mixed use district(s)
is justified given the existing infrastructure and designation as a city
neighborhood per City Plan 2040.
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 a combination of UT and CS would
increase the allowable density on the site, as R-A has a low density of ½
units per acre while neither UT nor CS have density limits. Both zones permit
housing, but UT and CS allow for a greater diversity and density of housing
types as well as commercial uses. However, staff does not find that the
added density would appreciably increase traffic danger or congestion at
this location due to existing traffic and road capacity at this location. E.
Joyce Blvd. is a fully improved regional link with asphalt paving, sidewalk,
and curb and gutter. and N. Old Missouri Rd. is a partially improved
neighborhood link with asphalt paving and open ditches. Both streets also
provide separated access for cyclists, pedestrians, and drivers.
Additionally, a city project is currently underway to facilitate safety
improvements to Joyce Blvd. between Crossover Rd. and College Ave.
through a Safe Streets and Roads for All grant program. Public engagement
was held earlier this year, and the project is currently under design.
Construction is anticipated to begin in 2027.
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 a combination of UT and CS would
increase the potential population at the site due to the increases in allowable
housing density, but staff finds that this rezoning would not likely create
undue burden on utility capacities. There are known wet weather sewer
capacity issues identified in the City’s 2025 Sewer that appear in the system
1031 feet West of the subject property which would be further evaluated at
development entitlement.
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
Planning Commission
September 28, 2026
RZN-2026-0032 (2188 LLC; THE TRAILS AT PARADISE VALLEY)
Page 4 of 20
Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
RECOMMENDATION: Planning staff recommends denial of RZN-2026-0032.
PLANNING COMMISSION ACTION: Required YES
Date: September 28, 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 §161.22 District CS, Community Services
o §161.24 District UT, Urban Thoroughfare
o §161.37 District UN, Urban Neighborhood
• Applicant Exhibits
o Request Letter
o Bill of Assurance
Planning Commission
September 28, 2026
RZN-2026-0032 (2188 LLC; THE TRAILS AT PARADISE VALLEY)
Page 5 of 20
X
HOLEYFIELD
CABE
6-0-1 (BRINK RECUSED)
“I move to forward RZN-2026-0032 to City Council with a recommendation
of approval, with CS, Community Services for the entire development and
with no Bill of Assurance."
Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
Z ION RD
JOYCE BLVD
CROSSOVER
RD
CROSSOVERRD
ZIO
N
R
D
VANTAGE
DR
ZION RD
SAIN
ST
O
L
D
MISSOURI
RD
VA
N
T
A
G
E
D
R
R-O
RMF-24
R-A
RSF-4
C-1
C-2
C-3
CPZD
NC
P-1
UT
RPZD
NS-G
CS
Regional Link
Neighborhood Link
Regional Link - High Activity
Unclassified
Alley
Residential Link
Planned Neighborhood Link
Planned Residential Link
Shared-Use Paved Trail
Trail (Proposed)
Fayetteville City Limits
Planning Area
One Mile View
RZN-2026-0032 NORTHEAST CORNER OF E
JOYCE & N OLD MISSIOURI N
0 0.25 0.50.13 Miles
Planning Area
Fayetteville City Limits
Subject Property
Planning Commission
September 28, 2026
RZN-2026-0032 (2188 LLC; THE TRAILS AT PARADISE VALLEY)
Page 6 of 20
Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
Proposed UT
Proposed CS
O
L
D
M
I
S
S
O
U
R
I
R
D
JOYCE BLVD
RSF-4
R-A
R-O
CS
RMF-24
Neighborhood Link
Regional Link - High Activity
Unclassified
Planning Area
Fayetteville City Limits
Close Up View
RZN-2026-0032 NORTHEAST CORNER OF E
JOYCE & N OLD MISSIOURI
N
0 150 300 450 60075
Feet
Subject Property
Zone Proposed
CS
R-A
R-O
RSF-4
UT
19.6
0.0
0.0
0.0
4.8
Total 24.4 ac1:2,400
Current
0.0
24.1
0.0
0.0
0.0
Planning Commission
September 28, 2026
RZN-2026-0032 (2188 LLC; THE TRAILS AT PARADISE VALLEY)
Page 7 of 20
Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
STEARNS ST
O
L
D
M
I
S
S
O
U
R
I
R
D
JOYCE BLVD
2026 Imagery | Bowman | EagleView Technologies
Neighborhood Link
Regional Link - High Activity
Unclassified
Residential Link
Planned Residential Link
Planning Area
Fayetteville City Limits
Current Land Use
RZN-2026-0032 NORTHEAST CORNER OF E
JOYCE & N OLD MISSIOURI N
0 225 450 675 900112.5
Feet
Subject Property
Commercial
Recreational
Multi-Family Residential
Single-Family Residential
1:3,600
Planning Commission
September 28, 2026
RZN-2026-0032 (2188 LLC; THE TRAILS AT PARADISE VALLEY)
Page 8 of 20
Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
City
Neighborhood
Natural
Residential
Neighborhood
Urban Center
Z ION RD
JOYCE BLVD
C
R
O
S
S
O
V
E
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R
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CROSSOVERRD
ZIO
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ZION RD
OLDMISSOURI R D
Regional Link
Neighborhood Link
Regional Link - High Activity
Unclassified
Alley
Residential Link
Planned Neighborhood 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-2026-0032 NORTHEAST CORNER OF E
JOYCE & N OLD MISSIOURI N
0 610 1,220 1,830 2,440305
Feet
Subject Property
1:10,000
Planning Commission
September 28, 2026
RZN-2026-0032 (2188 LLC; THE TRAILS AT PARADISE VALLEY)
Page 9 of 20
Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
161.03 - District R-A, Residential-Agricultural
(A) Purpose. 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 scen ic 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 2 acres
Residential: 2 acres
Non-Residential: 2 acres
Lot area per dwelling unit 2 acres
(E) Setback Requirements.
Front 35 feet
Side 20 feet
Rear 35 feet
Planning Commission
September 28, 2026
RZN-2026-0032 (2188 LLC; THE TRAILS AT PARADISE VALLEY)
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Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
(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 28, 2026
RZN-2026-0032 (2188 LLC; THE TRAILS AT PARADISE VALLEY)
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Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
161.22 – Community Services
(A) Purpose. The Community Services District is designed primarily to provide convenience goods
and personal services for persons living in the surrounding residential areas and is intended to
provide for adaptable mixed-use centers located along commercial corridors that connect
denser development nodes. There is a mixture of residential and commercial uses in a
traditional urban form with buildings addressing the street. For the purposes of Chapter 96:
Noise Control, the Community Services District is a commercial zone. The intent of this zoning
district is to provide standards that enable development to be approved administratively.
(B) Uses.
(1) Permitted Uses.
Unit 1 City-wide uses by right
Unit 4 Cultural and recreational facilities
Unit 5 Government facilities
Unit 8 Single-family dwellings
Unit 9 Two-family dwellings
Unit 10 Three- and four-family dwellings
Unit 13 Eating places
Unit 15 Neighborhood Shopping goods
Unit 24 Home occupations
Unit 25 Offices, studios and related services
Unit 26 Multi-family dwellings
Unit 40 Sidewalk Cafes
Unit 41 Accessory dwellings
Unit 44 Cluster Housing Development
Unit 45 Small scale production
Unit 46 Short-term rentals
Note: Any combination of above uses is permitted upon any lot within this zone. Conditional uses shall
need approval when combined with pre-approved uses.
(2) Conditional Uses.
Unit 2 City-wide uses by conditional use permit
Unit 3 Public protection and utility facilities
Unit 14 Hotel, motel and amusement services
Unit 16 Shopping goods
Unit 17 Transportation, trades and services
Unit 18 Gasoline service stations and drive-in/drive-through
restaurants
Unit 19 Commercial recreation, small sites
Unit 28 Center for collecting recyclable materials
Unit 34 Liquor stores
Unit 35 Outdoor music establishments
Unit 36 Wireless communication facilities*
Unit 42 Clean technologies
Unit 48 Private dormitories
Planning Commission
September 28, 2026
RZN-2026-0032 (2188 LLC; THE TRAILS AT PARADISE VALLEY)
Page 12 of 20
Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
(C) Density. None
(D) Bulk and Area Regulations.
(1) Lot Width Minimum.
Dwelling 18 feet
All others None
(2) Lot area minimum. None
(E) Setback regulations.
Front: A build-to zone that is located
between 10 feet and a line 25 feet
from the front property line.
Side and rear: None
Side or rear, when
contiguous to a single-
family residential
district:
15 feet
(F) Building Height Regulations.
Building Height
Maximum
5 stories
(G) Minimum buildable street frontage. 50% of the lot width.
(Ord. No. 6945, §5(Exh. D), 12-16-25)
Planning Commission
September 28, 2026
RZN-2026-0032 (2188 LLC; THE TRAILS AT PARADISE VALLEY)
Page 13 of 20
Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
161.24 Urban Thoroughfare
(A) Purpose. The Urban Thoroughfare District is designed to provide goods and services for persons
living in the surrounding communities. This district encourages a concentration of commercial and mixed -
use development that enhances function and appearance along major thoroughfares. Automobile-
oriented development is prevalent within this district and a wide range of commercial uses is permitted.
For the purposes of Chapter 96: Noise Control, the Urban Thoroughfare District is a commercial zone.
The intent of this zoning district is to provide standards that enable development to be approved
administratively.
(B) Uses.
(1) Permitted Uses.
Unit 1 City-wide uses by right
Unit 4 Cultural and recreational facilities
Unit 5 Government facilities
Unit 8 Single-family dwellings
Unit 9 Two-family dwellings
Unit 10 Three- and four-family dwellings
Unit 13 Eating places
Unit 14 Hotel, motel and amusement services
Unit 16 Shopping goods
Unit 17 Transportation trades and services
Unit 18 Gasoline service stations and drive-in/drive-through
restaurants
Unit 19 Commercial recreation, small sites
Unit 24 Home occupations
Unit 25 Offices, studios, and related services
Unit 26 Multi-family dwellings
Unit 34 Liquor store
Unit 40 Sidewalk cafes
Unit 41 Accessory Dwellings
Unit 44 Cluster Housing Development
Unit 45 Small scale production
Unit 46 Short-term rentals
Note: Any combination of above uses is permitted upon any lot within this zone. Conditional uses shall
need approval when combined with pre-approved uses.
(2) Conditional Uses.
Unit 2 City-wide uses by conditional use permit
Unit 3 Public protection and utility facilities
Unit 20 Commercial recreation, large sites
Unit 21 Warehousing and wholesale
Unit 28 Center for collecting recyclable materials
Unit 29 Dance halls
Unit 33 Adult live entertainment club or bar
Unit 35 Outdoor music establishments
Unit 36 Wireless communication facilities
Unit 38 Mini-storage units
Unit 42 Clean technologies
Planning Commission
September 28, 2026
RZN-2026-0032 (2188 LLC; THE TRAILS AT PARADISE VALLEY)
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Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
Unit 43 Animal boarding and training
Unit 48 Private dormitories
(C) Density. None
(D) Bulk and Area Regulations.
(1) Lot Width Minimum.
Single-family dwelling 18 feet
All other dwellings None
Non-residential None
(2) Lot area minimum. None
(E) Setback regulations.
Front A build-to zone that is located
between 10 feet and a line 25
feet from the front property
line.
Side and rear None
Side or rear, when contiguous
to a single-family residential
district
15 feet
(F) Building Height Regulations.
Building Height Maximum 5 stories/7 stories*
* A building or a portion of a building that is located between 10 and 15 feet from the front property line or
any master street plan right-of-way line shall have a maximum height of five (5) stories. A building or
portion of a building that is located greater than 15 feet from the master street plan right-of-way shall have
a maximum height of seven (7) 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 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) Minimum buildable street frontage. 50% of the lot width.
(Ord. No. 6945, §5(Exh. D), 12-16-25)
Planning Commission
September 28, 2026
RZN-2026-0032 (2188 LLC; THE TRAILS AT PARADISE VALLEY)
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Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
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
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.
Planning Commission
September 28, 2026
RZN-2026-0032 (2188 LLC; THE TRAILS AT PARADISE VALLEY)
Page 16 of 20
Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
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
September 28, 2026
RZN-2026-0032 (2188 LLC; THE TRAILS AT PARADISE VALLEY)
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Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
August 19, 2026
City of Fayetteville
125 W. Mountain St.
Fayetteville, AR 72701
Attn: Development Services
RE: 3930 N. Old Missouri Rd (Parcel 765-15675-000) – Rezoning Request
To Whom It May Concern:
The Applicant is requesting to rezone the approximately 24.339-acre property located at the northeast corner of East Joyce
Boulevard and North Old Missouri Road from R-A – Residential Agricultural to a combination of UT – Urban Thoroughfare and CS –
Community Services. Approximately 4.775 acres along the East Joyce Boulevard frontage, generally extending 250 feet north from
the Joyce Boulevard right-of-way, is proposed to be rezoned to UT, with the remaining approximately 19.564 acres proposed to be
rezoned to CS.
The requested zoning is compatible with the property's location and surrounding development pattern. The proposed UT zoning
along East Joyce Boulevard is appropriate for the character and function of the Joyce Boulevard corridor and provides a transition
between the roadway frontage and the remainder of the property.
The proposed CS zoning on the remainder of the property provides flexibility for future development and is compatible with the
mixture of residential, commercial, office, and other urban uses within the surrounding area. Together, the proposed UT and CS
districts provide a logical zoning pattern that is compatible with the adjacent street network and existing developments.
Based on the property's location, surrounding development pattern, and access to existing urban infrastructure, the proposed UT –
Urban Thoroughfare and CS – Community Services zoning is appropriate and is not anticipated to create an unreasonable conflict
with adjacent properties or existing land uses.
Thank you for your consideration of this request.
Sincerely,
____________________________
Jared S. Inman, PE
Planning Commission
September 28, 2026
RZN-2026-0032 (2188 LLC; THE TRAILS AT PARADISE VALLEY)
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Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
Planning Commission
September 28, 2026
RZN-2026-0032 (2188 LLC; THE TRAILS AT PARADISE VALLEY)
Page 19 of 20
Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849
Planning Commission
September 28, 2026
RZN-2026-0032 (2188 LLC; THE TRAILS AT PARADISE VALLEY)
Page 20 of 20
Docusign Envelope ID: 939FABA1-7EE7-867A-811B-3E8008FD2849