Board Of Adjustments — Fayetteville, AR
Date: 2025-11-03
Time: 15:45

113 W. Mountain St.
 Fayetteville, AR 72701

Board of Adjustment Agenda
 City Hall Room 219
 Monday, November 3, 2025
 3:45 PM


 Members
 Chair Erin Adkins-Oury (Exp. 03/27)
 Vice Chair Jason Young (Exp. 03/28)
 Caroline Fox (Exp. 03/27)
 Jennifer Keys (Exp. 03/27)
 Peter Norman (Exp. 03/28)

 City Staff
 Planning Director Jessie Masters
Assistant City Attorney Hannah Hungate
Board of Adjustment November 3, 2025




Zoom Information

 Webinar ID: 830 6985 3533
 Registration Link: https://fayetteville-
 ar.zoom.us/webinar/register/WN_b7WqbQjzQdeQjthc48F96Q


Call to Order

Roll Call

 MINUTES:

 Approval of the minutes from the October 6, 2025 meeting.

Unfinished Business

 2. BOA-2025-0016: Board of Adjustment (S. RAZORBACK RD/3 STRANDS
 VENTURES LLC, 599):
 Submitted by COMMUNITY BY DESIGN for property located on S.
 RAZORBACK RD. The property is zoned UT, URBAN THOROUGHFARE and
 contains approximately 3.11 acres. The request is for a variance to setback
 requirements.

 THIS ITEM WAS TABLED AT THE SEPTEMBER 8, 2025, AND THE
 OCTOBER 6, 2025 BOARD OF ADJUSTMENT MEETINGS.
 Planner: Jessica Masters
New Business

 3. BOA-2025-0019: Board of Adjustment (1755 S. ARMSTRONG
 AVE/PACKAGING SPECIALTIES INC, 604):
 Submitted by MCCLELLAND CONSULTING ENGINEERS for property
 located at 1755 S. ARMSTRONG AVE. The property is zoned I-2, GENERAL
 INDUSTRIAL and contains approximately 5.14 acres. The request is for a
 variance to setback requirements.
 Planner: Donna Wonsower


Announcements




City of Fayetteville, Arkansas Page 2
Board of Adjustment November 3, 2025




Adjournment


NOTICE TO MEMBERS OF THE AUDIENCE
All interested parties may appear and be heard at the public hearings. A copy of the proposed
amendments and other pertinent data are open and available for inspection in the office of City
Planning (479-575-8267), 125 West Mountain Street, Fayetteville, Arkansas. All interested
parties are invited to review the petitions.

Interpreters or TDD (Telecommunication Device for the Deaf) are available for all public
hearings; a 72-hour notice is required. For further information or to request an interpreter,
please call 479-575-8330.

As a courtesy, please turn off all cell phones and pagers.




City of Fayetteville, Arkansas Page 3

113 W. Mountain St.
 Fayetteville, AR 72701

Board of Adjustment Agenda
 City Hall Room 219
 Monday, November 3, 2025
 3:45 PM


 Members
 Chair Erin Adkins-Oury (Exp. 03/27)
 Vice Chair Jason Young (Exp. 03/28)
 Caroline Fox (Exp. 03/27)
 Jennifer Keys (Exp. 03/27)
 Peter Norman (Exp. 03/28)

 City Staff
 Planning Director Jessie Masters
Assistant City Attorney Hannah Hungate
Board of Adjustment November 3, 2025




Zoom Information

 Webinar ID: 830 6985 3533
 Registration Link: https://fayetteville-
 ar.zoom.us/webinar/register/WN_b7WqbQjzQdeQjthc48F96Q


Call to Order

Roll Call

 MINUTES:

 Approval of the minutes from the October 6, 2025 meeting.

Unfinished Business

 2. BOA-2025-0016: Board of Adjustment (S. RAZORBACK RD/3 STRANDS
 VENTURES LLC, 599):
 Submitted by COMMUNITY BY DESIGN for property located on S.
 RAZORBACK RD. The property is zoned UT, URBAN THOROUGHFARE and
 contains approximately 3.11 acres. The request is for a variance to setback
 requirements.

 THIS ITEM WAS TABLED AT THE SEPTEMBER 8, 2025, AND THE
 OCTOBER 6, 2025 BOARD OF ADJUSTMENT MEETINGS.
 Planner: Jessica Masters
New Business

 3. BOA-2025-0019: Board of Adjustment (1755 S. ARMSTRONG
 AVE/PACKAGING SPECIALTIES INC, 604):
 Submitted by MCCLELLAND CONSULTING ENGINEERS for property
 located at 1755 S. ARMSTRONG AVE. The property is zoned I-2, GENERAL
 INDUSTRIAL and contains approximately 5.14 acres. The request is for a
 variance to setback requirements.
 Planner: Donna Wonsower


Announcements




City of Fayetteville, Arkansas Page 2
Board of Adjustment November 3, 2025




Adjournment


NOTICE TO MEMBERS OF THE AUDIENCE
All interested parties may appear and be heard at the public hearings. A copy of the proposed
amendments and other pertinent data are open and available for inspection in the office of City
Planning (479-575-8267), 125 West Mountain Street, Fayetteville, Arkansas. All interested
parties are invited to review the petitions.

Interpreters or TDD (Telecommunication Device for the Deaf) are available for all public
hearings; a 72-hour notice is required. For further information or to request an interpreter,
please call 479-575-8330.

As a courtesy, please turn off all cell phones and pagers.




City of Fayetteville, Arkansas Page 3
 Board of Adjustment - Monday, October 6, 2025
 Time: In: 3:45 PM Out: 4:57 PM
 Staff :
 X
 □ Jessie Masters, Planning Director
 X
 □ Donna Wonsower, Senior Planner
 X
 □ Wesley Frank, Planner
 □ Blake Pennington, Sr Assistant City Attorney
 X
 □ Hannah Hungate, Assistant City Attorney
 Roll Call Meeting Minutes 2) BOA-2025-0016 3) BOA-2025-0017 (PENNINGS) 4) BOA-2025-0018
 9-8-2025 (3 STRANDS (RIVERWOOD
 VENTURES LLC) HOMES)



Adkins-Oury 1 1 1 1 1 1 1
Keys 0
Young 1 1 1 1 1 1 1
Norman 1 1 1 1 1 1 1
Fox 0

Agenda Old Old New
Motion To: Approve Table Add Add Approve Table
Motion By: Young Young Young Young Adkins-Oury Adkins-Oury
Seconded: Adkins-Oury Norman Norman Adkins-Oury Young Norman
Vote 3-0-0 3-0-0 3-0-0 3-0-0 3-0-0 3-0-0
 Until November 3, More public Allow With all conditions Until November 3,
 2025 Board of comment representative to as recommended 2025 Board of
Notes
 Adjustment speak by staff Adjustment
 meeting meeting
Public Comment: 0 0 6 0




 Board of Adjustment
 November 3, 2025
 A video of this meeting is accessible through the link below: Item 1
 https://reflect-fayetteville-ar.cablecast.tv/internetchannel/show/9172?site=1&query=board+of+ad&fullText=false MINUTES (October 6, 2025)
 Page 1 of 1
TO: Board of Adjustment

THRU: Jessie Masters, Planning Director

MEETING DATE: November 3, 2025

SUBJECT: BOA-2025-0016: Board of Adjustment (S. RAZORBACK RD/3
 STRANDS VENTURES LLC, 599): Submitted by COMMUNITY BY
 DESIGN for property located on S. RAZORBACK RD. The property is
 zoned R-A, RESIDENTIAL-AGRICULTURAL AND UT, URBAN
 THOROUGHFARE and contains approximately 3.11 acres. The request is
 for a variance to setback requirements.

RECOMMENDATION:
Staff recommends denial of BOA-2025-0016.

RECOMMENDED MOTION:
“I move to approve BOA-2025-0016, with all conditions as recommended by staff.”

SEPTEMBER 8 AND OCTOBER 6 BOARD OF ADJUSTMENT HEARINGS:
This item was previously tabled at the applicant’s request. In the intervening time, the applicant
was denied a request to vacate ARDOT right-of-way, and additional exhibits have been provided
for the Board’s consideration which have been attached to this request.

BACKGROUND:
The subject property is in south Fayetteville on S. Razorback Road, at the point where the Town
Branch Trail crosses the street. The parcel is currently undeveloped, and a significant amount of
the property is located within the floodplain. Further, a portion of the northern property line is
located within the floodway. Currently split-zoned between R-A, Residential Agricultural and UT,
Urban Thoroughfare, the property received this zoning designation in 2024 (Ordinance 6717). No
overlay district currently governs the property. The surrounding land uses and zoning are depicted
in Table 1.

 Table 1:
 Surrounding Land Uses and Zoning
 Direction Land Use Zoning
 North Trail/Parkland P-1, Institutional
 Undeveloped RMF-24, Residential Multi-Family, 24 Units per Acre,
 South CS, Community Services; NS-L, Neighborhood
 Services, Limited
 East Multi-Family Residential NS-G, Neighborhood Services, General
 West Trail/Parkland P-1, Institutional

DISCUSSION:
Request: The applicant is requesting a variance to the 10-foot setback requirement established
by the Urban Thoroughfare zoning district. While the district establishes a build-to zone within 10-


 Board of Adjustment
 November 3, 2025
 Item 2
 BOA-2025-0016 (3 STRANDS VENTURES LLC)
 Page 1 of 33
25 feet of the front property line, the applicant seeks a variance to locate structures closer to the
property line than would be permitted by code.

 Table 2:
 Variance Request
 Variance Issue Requirement Proposal Variance
 Front setback 10 feet 1.65 feet 8.35 feet


Public Comment: Staff has received public comment on this item in support of the applicant’s
request. Written comment is attached to this report.

RECOMMENDATION: Staff recommends denial of BOA-2025-0016. Should the Board
choose to approve this item, staff recommends the following conditions:

Conditions of Approval:

 1. Structures within the setback shall have a principal façade which addresses the
 street with direct pedestrian connectivity to S. Razorback Road;

 2. Structures within the setback shall be limited to a maximum building height of three
 stories;

 3. Approval of this variance is limited to the applicant’s request as described in this
 report;

 4. Approval of this variance does not grant approval of or entitlement to any other
 zoning or development variances.

 BOARD OF ADJUSTMENT ACTION:  Approved  Denied  Tabled

 Date: November 3, 2025

 Motion:

 Second:

 Vote:


City Plan 2040 Future Land Use Designation: City Neighborhood

FINDINGS OF THE STAFF

§156.02. ZONING REGULATIONS.

Certain variances of the zoning regulations may be applied for as follows:

 B. Requirements for Variance Approval.




 Board of Adjustment
 November 3, 2025
 Item 2
 BOA-2025-0016 (3 STRANDS VENTURES LLC)
 Page 2 of 33
 1. Where strict enforcement of the zoning ordinance would cause undue
 hardship due to circumstances unique to the individual property under
 consideration; and

Finding: Staff have determined that the applicant has not sufficiently established a
 hardship. The UT (Urban Thoroughfare) zoning district is intentionally
 designed to be highly flexible, supporting high-intensity development with
 minimal restrictions on lot width, area, and density. The district also permits
 building heights up to seven stories. The applicant cites several constraints
 in their letter, including limited developable area due to floodplain,
 streamside protection zones, and existing easements. That said, the
 floodplain in the area is not necessarily a deterrent for development, as
 evidenced by the applicant’s proposed site plan. Further, it is important to
 note that the current zoning designation—split between R-A and UT—was
 requested by the applicant in 2024 specifically to enhance flexibility and
 maximize development potential on the site due to these same constraints.
 The former zoning district, NS-L, Neighborhood Services, Limited, does not
 have the same setback requirement. As part of the variance request, the
 applicant proposes measuring the build-to zone from the rear edge of the
 Master Street Plan right-of-way rather than from the existing property line.
 While staff acknowledge the applicant’s concerns regarding the interaction
 between the existing and proposed right-of-way lines, staff also inquired
 whether a right-of-way vacation had been pursued. The applicant confirmed
 that the Arkansas Department of Transportation (ARDOT) has indicated such
 a vacation is not feasible in this location. Although this limits certain
 development options, the state agency’s position does not, in itself,
 constitute a hardship under the applicable standards. The applicant has
 chosen to develop the property with a mix of low-density residential types,
 including single-family, two-family, three-family, and four-family dwellings—
 all of which are permitted by-right in the UT zoning district. Despite the cited
 constraints, staff finds that there remains sufficient developable area on the
 site to comply with the setback requirements, meet necessary floodplain
 requirements, and still be able to develop the property as established by the
 UT zoning designation.

 2. Where the applicant demonstrates that the granting of the variance will be
 in keeping with the spirit and intent of the zoning ordinance.

Finding: Staff finds that granting the requested variance may not fully align with the
 spirit and intent of this specific zoning district but does align with other long-
 term city goals. The UT zoning district is meant to “encourage 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.” The 10-foot setback reflects the idea that, while form-
 based in intent, UT is meant to serve higher classification streets and higher
 intensity development. Higher traffic speeds tend to warrant deeper
 setbacks to ensure better pedestrian safety and comfort in between the
 street and the structures; while other form-based districts in Fayetteville’s
 code do not have the 10-foot limitation, this was established with the zoning
 district to help meet the district’s intent. On the other hand, the applicant is

 Board of Adjustment
 November 3, 2025
 Item 2
 BOA-2025-0016 (3 STRANDS VENTURES LLC)
 Page 3 of 33
 proposing to construct lower density residential development, another by-
 right use, which is not likely to overpower the pedestrian realm along S.
 Razorback Road. Further, the excess right-of-way in certain portions along
 the applicant’s frontage will likely give the adequate spacing to protect
 pedestrian comfort. Given the applicant’s low-intensity proposal, the request
 may not fully align with the zoning district’s overall intent but generally
 meets the purpose of the requirement. City Plan 2040 also has a stated goal
 of making infill development a priority; staff recognizes that the applicant’s
 proposal is a creative use of an otherwise difficult to develop site.

 C. Minimum Necessary Variance. The Board of Adjustment may only grant the
 minimum variance necessary to make possible the reasonable use of the
 applicant’s land, building or structure.

Finding: Staff finds that the applicant has not adequately provided a case for a
 hardship, nor does encroachment into the setback meet the spirit and intent
 of the zoning district. The property is developable without this variance.

 D. Special Conditions. In granting a zoning regulation variance, the Board of
 Adjustment may impose whatever special conditions found necessary to ensure
 compliance and to protect adjacent property.

Finding: Should the Board choose to approve this variance, staff has recommended
 conditions of approval as outlined above.

 E. Non-permitted Uses. The Board of Adjustment may not grant, as a variance, any
 use in a zone that is not permitted under the zoning ordinance.

Finding: None are requested.

BUDGET/STAFF IMPACT:
None

ATTACHMENTS:
  • Unified Development Code
 o §161.24 Urban Thoroughfare
  • One Mile Map
  • Close-Up Map
  • Current Land Use Map
  • Applicant Request Letter
  • Updated Request Letter and Exhibits
  • ARDOT Vacation Response
  • Public comment




 Board of Adjustment
 November 3, 2025
 Item 2
 BOA-2025-0016 (3 STRANDS VENTURES LLC)
 Page 4 of 33
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 (2) family dwellings
  Unit 10 Three (3) and four (4) 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
  Unit 43 Animal boarding and training
  Unit 48 Private dormitories



(C) Density. None
(D) Bulk and Area Regulations.

 Board of Adjustment
 November 3, 2025
 Item 2
 BOA-2025-0016 (3 STRANDS VENTURES LLC)
 Page 5 of 33
 (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 15 feet
 a single-family residential district:

(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. 5312, 4-20-10; Ord. No. 5339, 8-3-10; Ord. No. 5353, 9-7-10; Ord. No. 5462, 12-6-11; Ord. No. 5592, 6-18-
13; Ord. No. 5664, 2-18-14; Ord. No. 5735, 1-20-15; Ord. No. 5800, §1(Exh. A), 10-6-15; Ord. No. 5921, §1, 11-1-16;
Ord. No. 5945, §§5, 7, 8, 1-17-17; Ord. No. 6015, §1(Exh. A), 11-21-17; Ord. No. 6223, §1, 9-3-19; Ord. No. 6427,
§§1(Exh. C), 2, 4-20-21; Ord. No. 6879, §2, 5-20-25)

Editor's note(s)—Ord. No. 6888, §1, adopted June 17, 2025 determines that Ordinance 6427 (Sunset Clause),
 Ordinance 6625 (extending Sunset Clause), Ordinance 6710 (extending the Sunset Clause), and Ordinance
 6820 (extending the Sunset Clause) be amended so that Ordinance 6427 and all amendments to Code
 Sections ordained or enacted by Ordinance 6427 shall automatically sunset, be repealed and become void on
 November 30, 2025 unless prior to that time and date the City Council amends this ordinance to repeal or
 further amend this sunset, repeal and termination section.




 Board of Adjustment
 November 3, 2025
 Item 2
 BOA-2025-0016 (3 STRANDS VENTURES LLC)
 Page 6 of 33
 N
 BOA-2025-0016 S. RAZORBACK RD
 One Mile View




 RAZORBACK RD
 0 0.13 0.25 0.5 Miles
 C-2 RPZD

 RMF-24




 HOLLYWOOD AV E
 CS



 RMF-12 I-2
 RA
F UT
 D
 LL
 H 15TH 15TH ST
 1 5TH ST 15T
 R
 S T  S T NS-G
 Subject Property


 49
 UT P-1
 NC




 RI-12
 49 RI-U
 D
 I-1
 KR



 SHILOH DR
 AC
 R-A
 RA
 ZO
 RB
 CATO SPRINGS RD




 B

 FUL BRIG
 FUL
 RIG
 RSF-4
 HT HT
 P PY
 EX Y EX

 Regional Link

 Neighborhood Link

 Regional Link - High Activity

 Freeway/Expressway

 Unclassified

 Alley

 Residential Link

 Planned Neighborhood Link

 Shared-Use Paved Trail

 Trail (Proposed)

 Design Overlay District
 Fayetteville City Limits Planning Area
 Planning Area
 Board of Adjustment
 Fayetteville City Limits November 3, 2025
 Item 2
 BOA-2025-0016 (3 STRANDS VENTURES LLC)
 Page 7 of 33
 BOA-2025-0016 S. RAZORBACK RD
 Close Up View


 C-2

 CROWNE DR



 WAY


ARIZONA DR
 CON

 SON D PL
 R RMF-24

 RADIS
 D R
 OND Subject Property
 RICHM
 P-1
 R-A Town Bra
 nch Tr
 ail
 RD
 ACK

 ORB
 NS-G
 UT RAZ




 18TH ST
 NS-L




 VALE AVE
 I-1
 NET
 HE
 R
 WA L AND



 ASHWOOD AVE
 CS Y
 RSF-4




 RI-12



 Regional Link
 SLIGO ST
 N
 Unclassified

 Residential Link

 Planning Area
 Feet
 Fayetteville City Limits
 Shared-Use Paved Trail 0 75 150 300 450 600
 Trail (Proposed) 1:2,400 Board of Adjustment
 November 3, 2025
 Item 2
 BOA-2025-0016 (3 STRANDS VENTURES LLC)
 Page 8 of 33
 N
BOA-2025-0016 S. RAZORBACK RD
 Current Land Use

 15TH ST 15TH ST
 15TH
 ST




 Multi-Family Residential




 U of A -
 Roadhog Park
 Subject Property
 Multi-Family Residential



 O OD AVE

 HW
 EC
 BE
 18TH ST




 ASHWOOD AVE
 Multi-Family Residential &
 Single-Family Residential
 RD
 CK

 R AZ
 ORB
 A
 ARROWHEAD ST


 Regional Link

 Neighborhood Link

 Regional Link - High Activity

 Unclassified
 Feet
 Residential Link

 Trail (Proposed) 0 112.5 225 450 675 900
 Planning Area
 Fayetteville City Limits
 1:3,600 Board of Adjustment
 November 3, 2025
 Item 2
 BOA-2025-0016 (3 STRANDS VENTURES LLC)
 Page 9 of 33
August 29, 2025
Via Email: jmasters@fayetteville-ar.gov

Ms. Jessie Masters
Zoning and Development Administrator
City of Fayetteville
125 West Mountain Street
Fayetteville, Arkansas 72701

Razorback Road and Town Branch – Variance Request

Ms. Masters,

Please allow this letter to serve as a variance request from the zoning regulations set forth in Chapter 161 of the City of
Fayetteville Unified Development Code, specifically 161.12(E) Setback Regulations. The property, Washington County
Parcel 765-14877-000, contains 3.06 acres and is zoned Urban Thoroughfare along its Razorback Road street frontage.
Well over half the property, 1.81 acres, is located in floodplain associated with Town Branch Creek. Building on 0.85
acres is not possible due to existing floodway and the streamside protection ordinance. Some limited development may be
possible on 0.95 acres located in the floodplain but outside the floodway. This would leave only 1.26 acres that are more
buildable, but even that is encumbered with a 500 year floodplain, transmission utility easements, and building setbacks.
This all makes being able to build on the southeasterly portion of the property, close to Razorback Road, critical.

Furthermore, there are 2 right of way conditions along the property frontage on Razorback Road, an extremely wide right
of way condition to the north and a wider than normal condition to the south. See attached Exhibit #1 and Exhibit #2. In
both conditions, existing right of way from centerline is greater than what is required by the Master Street Plan. On the
south end, the existing right of way from centerline to the west measures 54.35’ while the Master Street Plan only requires
46.00’. In lieu of attempting to abandon 8.35’ of right of way to adhere to the Master Street Plan, we are requesting
approval of a variance to change the build to zone requirement from 10’-25’ to 0’-25’ or to measure the build to zone
from the Master Street Plan right of way instead of the existing right of way. Per our development plan, the buildings are
proposed to be located 10.25’ setback from the Master Street Plan right of way or 2.00’ from the existing right of way, or
within a 10’-25’ build to zone if measured from the Master Street Plan right of way.

As proposed, the buildings would adhere to a 0-25’ build to zone requirement from the existing right of way or they
would also adhere to a 10-25’ build to zone requirement from the Master Street Plan right of way. A 0’-25’ build to zone
is more typical amongst almost all of the form-based zoning districts, however Urban Thoroughfare and Community
Services specify a 10’-25’ build to zone. On the east side of Razorback Road, conditions similar to what is proposed for
the west side currently exist. On the west side of Razorback Road, a 10’ trail with aligned rows of trees is proposed that
will present an ideal streetscape.

Thank you for considering this request. Please let me know if you have questions or if additional information is needed.

Sincerely,




Brian Teague
Community By Design
 100 West Center Street Suite 300 
 Board of Adjustment
 Fayetteville, AR 72701
 November 3, 2025
  479.790.6775  Item 2
  BOA-2025-0016 (3 STRANDS VENTURES   LLC)
 Page 10 of 33
 EXHIBIT #1 - PROPOSED STREET CROSS SECTION
 RAZORBACK ROAD LOOKING NORTH



 1.5' 1.5'
 CURB & EX. CURB &
 GUTTER GUTTER
 3'
 12'
 10' PROPOSED 11' 11' EX. TURNING 11' 11'
 8.6' PROPOSED 8.6' PROPOSED LANE 10' EX. 8' EX. SIDEWALK 7' EX.
 TRAIL EX. LANE EX. LANE EX. LANE EX. LANE
 GREENSPCASE GREENSPCASE GREENSPCASE GREENSPCASE
 59' EX. CURB TO CURB

 10'-25' BUILD TO ZONE
 FROM MSP R/W 10' 92' MSP R/W 10'
 10'-25' BUILD TO ZONE
 105.2' EX. R/W FROM MSP R/W
 2'




 Parcel 765-14877-004
 City Of Fayetteville
 113 W Mountain St
 Fayetteville, AR 72701
 Zoning: P-1

 Board of Adjustment



 November 3, 2025



 Item 2



BOA-2025-0016 (3 STRANDS VENTURES LLC)



 Page 11 of 33
 FL:1217.96


 FL:122
 1.54

 alk
 30' MULTI-USE Side
 Town Branch Trail w
 1.5' 1.5'
 CURB & EX. CURB &
 GUTTER GUTTER PP
 3'
 12'
 Pedestrian TRAIL EASEMENT 18"C
 10' PROPOSED 11' 11' EX. TURNING 11' 11'
 8.6' PROPOSED 8.6' PROPOSED LANE 10' EX. 8' EX. SIDEWALK 7' EX. Bridge
 TRAIL EX. LANE EX. LANE EX. LANE EX. LANE
 GREENSPCASE GREENSPCASE GREENSPCASE GREENSPCASE
 59' EX. CURB TO CURB
 30' MULTI
 10'-25' BUILD TO ZONE
 170'
 FROM MSP R/W 10' 92' MSP R/W 10'
 10'-25' BUILD TO ZONE
 EX. RI
 2' 105.2' EX. R/W FROM MSP R/W
 TRAIL EAS -USE GH T OF
 EMENT WAY
 85' R/
 15' WATER 18" CP 30" RC W TO
 P 46' M P C/L
 & SEWER ASTE
 R ST
 92' M
 ASTE
 REET R ST
 EASEMENT PLAN REET
 R/W PL AN RI
 TO C/L GHT
 OF W
 AY

 PROPOSED
 HOUSE 2 12' 2' Pede
 PROPOSED strian
 12' Cross
 HOUSE 2 4' PROPOSED walk
 Parcel 765-14877-004 PROPOSED
 City Of Fayetteville 12' HOUSE 3
 HOUSE 1
 113 W Mountain St 4.5'
 Fayetteville, AR 72701
 Zoning: P-1 19'



 13.97'

 51'
 PROPOSED 10' PR OF AUT
 24' NORTHEAST OPOS TE HO
 TRAI ED
 L I CA
 14
 PARKING RI
 COURT Parcel COMMUNITY
 765- BY DESIGN,
 CERTI F
 4' City 1487
 PROPOSED O 7- L.L.C. ZAT ION
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 PROPOSED 2 5' B
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 25' BUILDING E 19.5' / ZON
 ZONE "SHADED X" MSP SURED
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 ZONE "UNSHADED X" COMPACT
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 EMENT WAY ISSUED FOR REVIEW
 PROPOSED 11
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 RIGH EXISTING D
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 ENGINEER: BT
 WAY DRAWN BY: AH
 Parcel 765-14877-004 PROPOSED '
 City Of Fayetteville 13' BUILDING A DATE: 08/15/2025
 113 W Mountain St 11' PROPOSED
 Fayetteville, AR 72701 8' BUILDING B
 Zoning: P-1 w w w
 18" RC
 P SCALE:
 PROPOSED 11.15' 1"=20' (22"X34")
 24' DRIVE AISLE
 BUILDING B 7.5'
 Board of Adjustment
 PROPOSED
 PROPOSED w
 31.28' 9' BUILDING C EX.
 BUILDING A w
 BUILDING
 46.5' PROPOSED
 19' BUILDING A
 14.7' 3
 20' PROPOSED
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 11.1'
OHE OHE OHE
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 November 3, 2025
 OHE OHE OHE OHE OHE OHE
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 OHE OHE
 Parcel 765-08385-000 OHE OHE OHE OHE
 Meadow Vale Development LLC UTILITY EASEMENT OHE
 28 Loyola Dr Parcel 765-08374-001
 Hot Springs National Park, AR
 71909 Meadow Vale Development LLC
 Vacated Right-of-Way

 Zoning: RMF-24 Parcel 765-08375-000 CONCEPTUAL SITE PLAN
 28 Loyola Dr Kayvan John Enterprises Inc
 Hot Springs National Park, AR
 71909 14350S Mountain Rd
 Item 2
 Zoning: CS
 Undeveloped Brower
 REPLAT (BLOCK 2) Ave. Lowell, AR 72745 R/W
 MEADOW VALE SUBDIVISION Zoning: NS-L
 Ordinance (Book 2022,
 BLOCK 1 SHEET
 EXHIBIT #22
 Pg. 34459) MEADOW VALE SUBDIVISION
 P C/L
 24" RC


 BOA-2025-0016 (3 STRANDS VENTURES LLC)



 Page 12 of 33
October 27, 2025
Via Email: jmasters@fayetteville-ar.gov

Ms. Jessie Masters
Zoning and Development Administrator
City of Fayetteville
125 West Mountain Street
Fayetteville, Arkansas 72701

Razorback Road and Town Branch – Variance Request Additional Information

Ms. Masters,

I am writing to provide additional information for your consideration regarding the variance request from the zoning
regulations set forth in Chapter 161 of the City of Fayetteville Unified Development Code, specifically 161.12(E) Setback
Regulations. The property, Washington County Parcel 765-14877-000, contains 3.06 acres and is zoned Urban
Thoroughfare along its Razorback Road street frontage. The specific request is to allow buildings to be constructed
approximately 2.0’ setback from the existing Arkansas Department of Transportation (ArDOT) right of way or 10.25’
setback from the City of Fayetteville Master Street Plan (MSP) right of way.

As proposed, the buildings are located in a place relative to the MSP right of way where they would typically be allowed,
(see attached Exhibit 1). In Exhibit 1, Condition A is the condition proposed where a variance approval is required only
because ArDOT right of way exists in addition to MSP right of way. Condition B is the typical condition allowed per
MSP and zoning regulations if additional ArDOT right of way does not exist. Condition C will be required without
variance approval.

Primary Undue Hardship - The primary undue hardship in this case is that ArDOT took right of way from the parcel that
is right of way in addition to the right of way specified by the City MSP. A request was made to ArDOT to vacate the
additional right of way, however ArDOT has communicated that this is not possible. Granting the variance would allow
for consistency with the intent of the City of Fayetteville MSP and City of Fayetteville zoning regulations by allowing the
setback to be measured from the City MSP right of way, Conditions A and B as illustrated in Exhibit 1.

Public Safety and Intent of City Regulations - Granting the variance would also benefit the built environment in many
ways once the proposed buildings are constructed and street improvements are made. Locating the buildings closer to the
street as proposed would allow the City of Fayetteville’s zoning regulations to interact with the City of Fayetteville MSP
as intended and would calm or slow traffic, thus increasing public safety for pedestrians and vehicle users. Per the
National Association of City Transportation Officials (NACTO), Strong Towns, and others, "Buildings placed close to the
street encourage cars to travel slower. This effect, a form of visual traffic calming, happens because the structures create a
sense of enclosure and limited space." Buildings located closer to the street will also encourage more social interaction
between building residents and pedestrians on the street/sidewalk, as suggested by the City of Fayetteville City Plan. This
improved social interaction condition will increase public safety as well through “eyes on the street” concepts.

As the urban designer and civil engineer for this project, I find public safety to be the most important reason for the urban
design and the variance request, as I want to be allowed to utilize all tools possible to calm traffic and create a safer built
environment for future residents of this neighborhood and others using the adjacent public right of way. It is worth
mentioning that a road diet is needed for Razorback Rd. in this particular location. Data published by ArDOT showed that
this section of Razorback Rd. saw only 9,100 average vehicle trips per day in 2024, while the same street cross section on
Martin Luther King Jr. Blvd. saw over 4 times this traffic count at 37,000 average vehicle trips per day. An overly wide

 100 West Center Street Suite 300 
 Board of Adjustment
 Fayetteville, AR 72701
 November 3, 2025
  479.790.6775  Item 2
  BOA-2025-0016 (3 STRANDS VENTURES   LLC)
 Page 13 of 33
 Letter to Jessica Masters
 RE: Razorback Road Setback Variance Request
 October 27, 2025
street will encourage vehicles to travel faster and thus reduce public safety, especially pedestrian safety (see Exhibits 2, 3
and 4). City streets such as Mission Blvd. and Garland Ave. north of I-49 see up to 1.5 times the amount of traffic than on
this section of Razorback Rd., while Mission Blvd. and Garland Ave. are 2 lane streets and Razorback Rd. is 5 lanes.

Second Undue Hardship - A second undue hardship is the unusually large amount of additional development
encumbrances existing on the property. Two-thirds of or 2.03 acres on the property contain development encumbrances in
the form of right of ways, streamside protection zones, utility easements, and floodplain associated encumbrances. This all
makes being able to build on the southeasterly portion of the property, close to Razorback Road, extremely critical for
development feasibility (see attached Exhibits 5,6,7,8,9, and 10). Exhibit 10 overlays all development encumbrances
leaving only 1.03 acres unencumbered, though it is still encumbered by 0.40 acres of 500-year floodplain. The
unencumbered area is highlighted in yellow.

0.95 acres of the 2.03 encumbered acres are only encumbered by 100-year floodplain (see Exhibit 11), meaning some
development is possible in the 100-year floodplain, however only low impact pier and beam single-family homes are
suitable for this area to prevent impact to the floodplain. A compensatory storage analysis will be required, which will
make any development in this area very difficult to accomplish or be approved.

Because of the unusually large amount of development encumbrances, a development plan was selected that utilizes
buildings with lower impact, smaller footprints in the form of single, two, three, and four dwelling buildings that also
allow for more site planning flexibility (see Exhibits 12,13, and 14). Large form-based multi-family or form-based mixed-
use buildings as suggested by some City guiding documents are generally not feasible due to the many existing
development encumbrances and the risk of increased impact to the floodplain. Smaller scaled form-based residential
buildings are feasible, but the requested setback variance is needed to make the development plan possible. Granting the
variance would allow for consistency with the intent of other City guiding documents which suggest low impact and
smaller scaled, or a tiered approach to development next to riparian areas.

Specific ArDOT Right of Way Conditions - There are 2 right of way conditions along the property frontage on Razorback
Road, an extremely wide right of way condition to the north and a wider than normal condition to the south (see Exhibit
15). In both conditions, existing ArDOT right of way from centerline is greater than what is required by the City MSP. On
the north end, the existing ArDOT right of way from centerline to the west measures 85.00’ while the City MSP only
requires 46.00’, nearly twice the City MSP requirement. On the south end, the existing ArDOT right of way from
centerline to the west measures 54.35’ while the City MSP only requires 46.00’.

Build to Zone Conditions - We are requesting approval of a variance to change the build to zone requirement from 10’-25’
to 0’-25’ or to measure the build to zone from the City MSP right of way instead of the ArDOT existing right of way. Per
our development plan, the buildings are proposed to be located 10.25’ setback from the City MSP right of way or 2.00’
from the existing ArDOT right of way, or within a 10’-25’ build to zone if measured from the City MSP right of way. As
proposed, the buildings would adhere to a 0-25’ build to zone requirement from the existing ArDOT right of way or they
would also adhere to a 10-25’ build to zone requirement from the City MSP right of way. A 0’-25’ build to zone is more
typical amongst almost all of the form-based zoning districts, however Urban Thoroughfare and Community Services
specify a 10’-25’ build to zone. On the east side of Razorback Road, conditions similar to what is proposed for the west
side currently exist. On the west side of Razorback Road, a 10’ trail with aligned rows of trees is proposed that will
present an ideal streetscape.

Thank you for considering this request. Please let me know if you have questions or if additional information is needed.

Sincerely,



Brian Teague, Community By Design

 Board of Adjustment
 November 3, 2025
 Item 2
 Page 2
 BOA-2025-0016 (3 STRANDS VENTURES
 of 2 LLC)
 Page 14 of 33
 Condition A - Proposed Razorback Road Cross
 Variance Section - Variance Required Because of Ex. ArDOT
 Required
 R/W in Addition to City MSP R/W


 1.5' 1.5'
 CURB & EX. CURB &
 GUTTER GUTTER
 3'
 12'
 10' PROPOSED 11' 11' EX. TURNING 11' 11'
 8.6' PROPOSED 8.6' PROPOSED LANE 10' EX. 8' EX. SIDEWALK 7' EX.
 TRAIL EX. LANE EX. LANE EX. LANE EX. LANE
 GREENSPCASE GREENSPCASE GREENSPCASE GREENSPCASE
 59' EX. CURB TO CURB

 10'-25' BUILD TO ZONE
 FROM MSP R/W 10' 92' MSP R/W 10'
 10'-25' BUILD TO ZONE
 105.2' EX. R/W FROM MSP R/W
 2'




 Condition B - Regional Link City Master Street Plan
 Variance
 Not Cross Section - with 10' Setback
 Required




 Exhibit 1
 Condition C - Razorback Road Cross Section -
 Board of Adjustment Required if Variance is not approved

 November 3, 2025

 1.5' 1.5'
 CURB & EX. CURB &
 GUTTER GUTTER
 Item 2 3'
 12'
 10' PROPOSED 11' 11' EX. TURNING 11' 11'
 8.6' PROPOSED 8.6' PROPOSED LANE 10' EX. 8' EX. SIDEWALK 7' EX.
 TRAIL EX. LANE EX. LANE EX. LANE EX. LANE
 10'-25' BUILD TO ZONE GREENSPCASE GREENSPCASE GREENSPCASE GREENSPCASE
 FROM MSP
 ArDOTR/WR/W 10' 59' EX. CURB TO CURB

 10'-25' BUILD TO ZONE
BOA-2025-0016 (3 STRANDS VENTURES LLC)
 FROM MSP R/W 10' 92' MSP R/W 10'
 10'-25' BUILD TO ZONE
 105.2' EX. R/W FROM MSP R/W
 2'


 Page 15 of 33 35'
 Regional Link Street Low-Impact Development (LID)
 Design Service volume: 17,600 vpd - Desired Operating Speed: 30-40 mph features in green spaces are
 recommended best practices to
 Regional link streets carry local and regional multimodal traffic, serving low-density incorporate alternative stormwater
 residential areas and open spaces. Similar to neighborhood link streets, larger greenspaces treatment techniques.
 are provided for pedestrian comfort and cyclists are intended to be outside the roadway in
 a separated facility due to vehicular speeds and volumes. Special design consideration for As determined by city staff, additional
 cyclists at intersections is necessary to ensure intuitive safety for both drivers and riders of all roadway elements may be required and
 skill levels. A center lane is reserved for use as a planted median, alternating left-turn lane, or include:
 continuous two-way-left-turn-lane. Storm drainage infrastructure should have adequate depth • An additional 2-ft frontage zone
 or offset to avoid conflicts with street tree plantings. where buildings abut right-of-way.
 This may be accomplished with
 setbacks or additional right-of-way.
 • Where necessary and warranted, the
 center planting strip may be used for
 dedicated turn lanes.
 • Streets planned with on street
 bike facilities as shown on the
 Active Transportation Plan, shall
 accommodate 10-ft sidewalks by
 reducing greenspaces.
 Guiding Policies

 Alternative design elements may be
 approved administratively and include:
 • Greenspace or parking may be
 modified intermittently to provide
 parking/delivery/loading lane or
 to provide an aerial fire apparatus
 access area.
 Board of Adjustment


 Exhibit 2
 November 3, 2025



 Item 2
 Minimum Right-of-Way: 92-feet
 Figure 12.12 - Regional Link Street
BOA-2025-0016 (3 STRANDS VENTURES LLC)

 146
 Page 16 of 33
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 November 3, 2025
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BOA-2025-0016 (3 STRANDS VENTURES LLC)



 Page 17 of 33
 Exhibit 4




 Board of Adjustment
 November 3, 2025
 Item 2
BOA-2025-0016 (3 STRANDS VENTURES LLC)
 Page 18 of 33
 Exhibit 5




 32,066.15 sf




Stream and
Stream Side
Protection
Zones = 0.73
Acres Board of Adjustment
 November 3, 2025
 Item 2
 BOA-2025-0016 (3 STRANDS VENTURES LLC)
 Page 19 of 33
 Exhibit 6




 8,839.79 sf




Town Branch
Trail
Easement =
0.20 Acres Board of Adjustment
 November 3, 2025
 Item 2
 BOA-2025-0016 (3 STRANDS VENTURES LLC)
 Page 20 of 33
 Exhibit 7




 9,437.45 sf




 2,843.29 sf


 7,617.18 sf




Transmission
Utility
Easements =
0.46 Acres Board of Adjustment
 November 3, 2025
 Item 2
 BOA-2025-0016 (3 STRANDS VENTURES LLC)
 Page 21 of 33
 Floodway = 0.56 Acres
 100-year Flood Area = 1.24 Acres
 500-year Flood Area = 0.40 Acres
 Floodway




 24,597.49 sf



 100-year



 54,112.04 sf


 17,324.96 sf

 500-year
 Board of Adjustment



 November 3, 2025



 Item 2



BOA-2025-0016 (3 STRANDS VENTURES LLC)
 Exhibit 8
 Page 22 of 33
 Exhibit 9

 4 ft
 46. 0



 4 ft


 6,960.69 sf
 46.0




Ex. R/W In
Addition to
MSP R/W =
0.16 Acres Board of Adjustment
 November 3, 2025
 Item 2
 BOA-2025-0016 (3 STRANDS VENTURES LLC)
 Page 23 of 33
 Unencumbered
 = 1.03 Acres

 Encumbered =
 2.06 Acres

 8,839.8 sf
 9,437.45 sf
 24,597.49 sf
 32,066.16 sf 46. 0
 4 ft




 54,112.02 sf 6,952.95 sf

 19,200.86 sf
 17,324.96 sf

 Unencumbered 46.0
 4 ft
 Board of Adjustment



 November 3, 2025
 7,617.19 sf

 Item 2 25,561.9 sf
 Unencumbered
BOA-2025-0016 (3 STRANDS VENTURES LLC)
 2,843.29 sf Exhibit 10
 Page 24 of 33
 100-year
 floodplain with
 no other
 encumbrances
 = 0.95 Acres

 8,839.8 sf
 9,437.45 sf
 24,597.49 sf
 32,066.16 sf 46. 0
 4 ft
 Portion of 100-year
 floodplain with no other
 encumbrances

 41,342.45 sf 6,952.95 sf

 19,200.86 sf
 17,324.96 sf

 46.0
 Board of Adjustment
 4 ft


 November 3, 2025
 7,617.19 sf

 Item 2 25,561.9 sf


BOA-2025-0016 (3 STRANDS VENTURES LLC)
 2,843.29 sf Exhibit 11
 Page 25 of 33
 Encumbrances
 and Site Plan
 Overlay


 FL:1217.96


 FL:122
 1.54

 Sidew
 30' MULTI-USE alk
 Town Branch Trail
 PP
 Pedestrian TRAIL EASEMENT "C
 18
 Bridge 8,839.8 sf 30' MULTI
 170'
 EX. RI
 GHT
 TRAIL EAS -USE OF WAY
 EMENT P P 85' R/
 15' WATER 9,437.45 sf 18" CP W TO C/
 46' M L
 30" RC
 & SEWER ASTE
 R ST
 92' M
 ASTE
 REET R ST
 EASEMENT PLAN REET
 R/W PL AN RI
 TO
 24,597.49 sf C/L GHT
 OF W
 AY

 PROPOSED
 32,066.16 sf HOUSE 2 12' 2' Pede
 PROPOSED strian
 46. 0
 12' Cros
 HOUSE 2 4' PROPOSED swal
 k
 PROPOSED
 4 ft
 12' HOUSE 3
 HOUSE 1
 4.5'

 19'



 13.97'

 51'
 PROPOSED 10' PR
 24' NORTHEAST OPOS
 TRAI ED
 PARKING L
 14
 COURT Parcel

 PROPOSED 4' 765-
 14
 HOUSE 2
 City
 13' PROPOSED Of Fa 877-00
 K HOUSE 1 1
 BA 13' PROPOSED 113 yett
 N
 CR PROPOSED HOUSE 2
 EEK Parcel 765-14877-000 25.62'
 OF HOUSE 2
 TO 4' 4' 34' 4 133352.30 Sq. Feet
 P 4' 4'
 3.06 Acres ±
 w
 4'
 w
 4' 8
 EE K w
 CR 7' TYP 19.5'
 22.5' TYP COMPACT
 19.5
 COM ' w
 NE
 / AR-
 20' PROPOSED PACT
 ZO
 112
 IDE PROPOSED R50' 50' 6,952.95 sf
 TERS HOUSE 4 34' 20' CLEAR
 UTILITY EASEMENT
 WA 54,112.02 sf
 50'
 8
 CK R
 10.9' E DRIVE OAD
 PROPOSED PRIVAT ww
 ww
 w
 w w w
 PROPOSED 4'
 BUILDING F
 P
 RAZO
 19,200.86 sf 10'
 E"
 30" RC Zone "Sha
 RBA
 E "A 24
 ' w Zone "AE"
 ZO 5 ded X"
 Zone "X"
 N 5 14.6' 9.2'
 WA "AE w
 Y "
 NE PROPOSED
 ZO NORTHWEST PROPOSED
 PARKING 2
 w
 17,324.96 sf BUILDING B
 PROPOSED
 BUILDING A 54.3
 PROPOSED 5' EX 105.
 PROPOSED COURT PROPOSED 6' . ROW 21' EX
 BUILDING A 46' EX LINE . RIGH
 BUILDING G BUILDING A . MAS TO CL T OF
 w TER
 STRE WAY
 24' 2' ET PL
 AN RI
 23.96' GHT
 OF
 7.61' WAY
 8.6' PR 27.2 TO CL
 ON OPOS ' PROP 92' EX
 E ED GR OSED MAS .
 TZ 20' PROPOS EEN OFF TER
 Parc
 EN ED SPAC EX BA STRE el
 E CK OF ET PL
 EM UTILITY PROPOSED 10 CURB AN RI Titan 765-32
 AG PROP ' GHT
 PROPOSED BUILDING D OSED 58.8 OF W
 46.0
 AY
 EASEMENT
 MA BUILDING G PROPOSED 10' TRAI 5' EX
 1211 RBR Prop 500-000
 N 11 L . BOC Woo
 BUILDING A 8.6' PR TO BO ertie
 C
 OPOS
 4 ft
 6.18 ED GREE
 Van Bu dland Cr s LLC
 ' EX. N SP 4.87 EX.
 Board of Adjustment
 S/W ' ren eek C
 ACE
 BUILDING
 3.96
 '
 20' 10' EXISTING

 PROPOSED
 WATER /

 BUILDING D 10-2
 PROPOSED

 PROPOSED 2 5' BU
 SEWER EAS
 MEA ILD
 19.5'
 20' WATER
 EMENT
 TO ZO
 25' BUILDING E 19.5' / MSP SURED N
 RIGH FROM E
 COMPACT
 SEWER EAS
 COMPACT T OF
 WAY
 PROPOSED PRIVATE DRIVE


 EMENT
 PROPOSED 11
 November 3, 2025
 EXISTING 10' PROPOSED
 SOUTHWEST BUILDING F
 PROPOSED 15' 10
 w
 PARKING
 WATER / SEWER
 EASEMENT COURT
 7,617.19 sf 19.5' 19.5' PROPOSED
 TO ZO -25' BUIL
 NE
 FROM MEASURE
 D
 BUILDING G
 10' EX. U.E.
 COMPACT RIGH EXISTING D
 COMPACT w w w w 11.05' T OF
 WAY
 '
 13'
 11' PROPOSED
 8' BUILDING B
 25,561.9 sf
 w w w
 18" RC
 P
 Item 2
 PROPOSED 24' DRIVE AISLE
 11.15'
 BUILDING B PROPOSED
 PROPOSED BUILDING C
 PROPOSED w
 31.28' 9' BUILDING C EX.
 BUILDING A w
 BUILDING
 46.5'
 19'
 14.7' 20' PROPOSED
 3
 UTILITY EASEMENT 5
 11.1'
BOA-2025-0016 (3 STRANDS VENTURES LLC)
 E
 10' EX. U.E.
 E OHE OHE
 E OHE OHE OHE OHE
 OHE OHE OHE
 OHE
 21' PROPOSED
 OHE
 OHE
 OHE
 OHE
 OHE
 OHE
 OHE
 OHE
 2,843.29 sf OHE
 OHE OHE
 OHE OHE OHE
 Exhibit 12
 OHE OHE OHE OHE OHE
 OHE OHE OHE OHE
 Parcel 765-08385-000 OHE OHE OHE OHE OHE OHE
 OHE OHE OHE OHE OHE
 Meadow Vale Development LLC OHE OHE OHE
 t-of-Way OHE
 UTILITY EASEMENT
 28 Loyola Dr Parcel 765-08374-001
 Hot Springs National Park, AR rower Ave.
 71909 Meadow Vale Development LLC
 Parcel 765-08375-000
 Zoning: RMF-24 22, Pg. 34459) 28 Loyola Dr Kayvan John Enterprises Inc
 Ho
 Page 26 of 33
 Master Plan Key
 O
 A I House I Vehicular Access / Private Street
 B Bent Houses J Private Parking Courts L
 C Prow Houses K Water Quality / Retention Areas
 D Central Hall Houses L Tree Preservation Areas
 E Carriage Houses M Pedestrian Ways
 F Town Houses N Long Green
 G Private Courtyards O Town Branch Creek Town Branch Trail P
 H Mail and Civic Pocket Park P Town Branch Trail
 N

 M

 B
 C D
 K
 L




 J


 O
 I C
 D
 D
 K

 A


 G
 I
 Private Street
 Road
 M
 F
 Razo
 E H
 rback
 F

 G
 J E




 J
 E
 E


 I
 Exhibit 13
 Board of Adjustment


 F

 November 3, 2025 F
 F



 M
 Item 2 Razorback Road and Town Branch
 Master Development Plan
 4/17/25
BOA-2025-0016 (3 STRANDS VENTURES LLC)



 Page 27 of 33
 Exhibit 14




 Board of Adjustment
 November 3, 2025
 Item 2
BOA-2025-0016 (3 STRANDS VENTURES LLC)
 Page 28 of 33
 FL:1217.96


 FL:122
 1.54

 alk
 30' MULTI-USE Side
 Town Branch Trail w
 1.5' 1.5'
 CURB & EX. CURB &
 GUTTER GUTTER PP
 3'
 12'
 Pedestrian TRAIL EASEMENT 18"C
 10' PROPOSED 11' 11' EX. TURNING 11' 11'
 8.6' PROPOSED 8.6' PROPOSED LANE 10' EX. 8' EX. SIDEWALK 7' EX. Bridge
 TRAIL EX. LANE EX. LANE EX. LANE EX. LANE
 GREENSPCASE GREENSPCASE GREENSPCASE GREENSPCASE
 59' EX. CURB TO CURB
 30' MULTI
 10'-25' BUILD TO ZONE
 170'
 FROM MSP R/W 10' 92' MSP R/W 10'
 10'-25' BUILD TO ZONE
 EX. RI
 2' 105.2' EX. R/W FROM MSP R/W
 TRAIL EAS -USE GH T OF
 EMENT WAY
 85' R/
 15' WATER 18" CP 30" RC W TO
 P 46' M P C/L
 & SEWER ASTE
 R ST
 92' M
 ASTE
 REET R ST
 EASEMENT PLAN REET
 R/W PL AN RI
 TO C/L GHT
 OF W
 AY

 PROPOSED
 HOUSE 2 12' 2' Pede
 PROPOSED strian
 12' Cross
 HOUSE 2 4' PROPOSED walk
 Parcel 765-14877-004 PROPOSED
 City Of Fayetteville 12' HOUSE 3
 HOUSE 1
 113 W Mountain St 4.5'
 Fayetteville, AR 72701
 Zoning: P-1 19'



 13.97'

 51'
 PROPOSED 10' PR OF AUT
 24' NORTHEAST OPOS TE HO
 TRAI ED
 L I CA
 14
 PARKING RI
 COURT Parcel COMMUNITY
 765- BY DESIGN,
 CERTI F
 4' City 1487
 PROPOSED O 7- L.L.C. ZAT ION
 HOUSE 2 113 f Fayettevi 001 #1504
 13' PROPOSED WM K EE
 NK
 ountai lle AR R
 13' PROPOSED HOUSE 1 n St
 AN
 IN
 BA SAS
 EE  K HOUSE 2 - ENG
 PROPOSED 25.62'
 CR Parcel 765-14877-000
 OF HOUSE 2
 TO 4' 4' 34' 4 133352.30 Sq. Feet
 P 4' 4'
 3.06 Acres ±
 w
 4'
 w REVISION 0
 4' 8
 EK w
 TOP OF CREEK BANK CR 19.5'
 E 7' TYP
 22.5' TYP COMPACT
 19.5
 w
 Date
 R-11
 ZO
 COM '
 PACT
 2
 NE 20' PROPOSED
 IDE PROPOSED R50' 50' Date
 PROPOSED RS HOUSE 4 34' 20' CLEAR
 AD /
 BIO-RETENTION AREAS WA
 TE
 UTILITY EASEMENT A
 50' Date
 10.9' 8
 K RO
 E DRIVE Date
 PROPOSED PRIVAT ww
 ww
 w
 w w w
 PROPOSED 4'
 BUILDING F Date
 P
 RAZO
 10' d
 E"
 30" RC
 RBAC
 E "A 24 Zone "Shade Date
 ' w Zone "AE"
 ON 5 X"
 Zone "X"
 5 14.6' 9.2'
 WA E" w
 YZ
 E "A
 OO PROPOSED RAZORBACK
 D ZO N
 FL NORTHWEST w PROPOSED PROPOSED
 PARKING 2 BUILDING B
 PROPOSED BUILDING A 54.3
 PROPOSED 5' EX 105.
 COURT PROPOSED 6' . ROW 21' EX
 SITE PLANS
 BUILDING A 46' EX LINE . RIGH
 BUILDING G BUILDING A . MAS TO CL T OF
 w TER
 STRE WAY
 24' 2' ET PL
 AN RI
 10' 23.96' GHT
 EX 7.61' OF W
 8.6' PR 27.2 AY  TO CL
 ' PROP 92
 SEW ISTING OPOS
 ER S ZONE ED GR OS ' EX Parc
 ED OF . MAS
 20' PROPOS EEN F EX TER el 76
 NT ED
 EAS ANITA
 R SPAC BACK STRE
 EM ME E ET PL Tita
 n
 5-32
 ENT Y UTILITY PROPOSED 10 OF CU
 RB AN RI
 GE PROP ' GHT
 PROPOSED
 1211 RBR Prop 500-000
 AN EASEMENT BUILDING D PROPOSED
 OSED 58.8 OF W
 AY Woo
 A BUILDING G
 10' TRAI
 L
 5' EX ertie
 M 11 . BOC
 BUILDING A 8.6' PR TO BO Van Bu dland Cre s LLC
 ek
 FAYETTEVILLE,
 OPOS C ren,
 6.18 ED GR AR 72 Circle
 ' EX. EEN 4.87
 S/W SPAC
 E ' EX. 956 WASHINGTON COUNTY,
 ZO BUILDING
 NE 3.96
 ZO ' ARKANSAS
 NE "AE" 20'
 "SH 10' EXISTING
 AD
 ED
 X " PROPOSED
 WATER /

 BUILDING D 10-2
 PROPOSED

 PROPOSED 2 5' B
 SEWER EAS

 19.5'
 EMENT
 20' WATER
 MEA UILD TO
 CITY PLAT PAGE 599
 25' BUILDING E 19.5' / ZON
 ZONE "SHADED X" MSP SURED
 RIGH FROM E
 COMPACT
 SEWER EAS
 T OF
 ZONE "UNSHADED X" COMPACT
 PROPOSED PRIVATE DRIVE



 EMENT WAY ISSUED FOR REVIEW
 PROPOSED 11
 EXISTING 10' PROPOSED
 SOUTHWEST BUILDING F
 PROPOSED 15' 10
 w
 WATER / SEWER PARKING 19.5' PROPOSED
 TO ZO -25' BUIL
 NE D
 EASEMENT COURT 19.5' FROM MEASURE
 BUILDING G
 10' EX. U.E.
 COMPACT COMPACT w w w w 11.05'
 RIGH EXISTING D
 T OF
 ENGINEER: BT
 WAY DRAWN BY: AH
 Parcel 765-14877-004 '
 City Of Fayetteville 13' DATE: 08/15/2025
 113 W Mountain St 11' PROPOSED
 Fayetteville, AR 72701 8' BUILDING B
 Zoning: P-1 w w w
 18" RC
 P SCALE:
 PROPOSED 11.15' 1"=20' (22"X34")
 24' DRIVE AISLE
 BUILDING B PROPOSED
 Board of Adjustment
 PROPOSED BUILDING C
 PROPOSED w
 31.28' 9' BUILDING C EX.
 BUILDING A w
 BUILDING
 46.5'
 19'
 14.7' 3
 20' PROPOSED
 UTILITY EASEMENT 5
 11.1'
OHE OHE
OHE OHE OHE OHE
OHE OHE OHE
 10' EX. U.E.
 OHE OHE OHE OHE OHE
 OHE OHE
 November 3, 2025
 OHE OHE OHE OHE OHE
 OHE OHE OHE OHE OHE
 OHE OHE OHE Exhibit 15
 OHE OHE OHE OHE OHE
 OHE OHE OHE OHE OHE
 OHE OHE
 21' PROPOSED
 OHE OHE OHE OHE
 OHE OHE OHE OHE OHE OHE
 Parcel 765-08385-000 OHE OHE OHE OHE OHE OHE
 Meadow Vale Development LLC OHE OHE OHE OHE
 OHE OHE
 UTILITY EASEMENT
 28 Loyola Dr Parcel 765-08374-001
 Hot Springs National Park, AR
 71909 Meadow Vale Development LLC
 Vacated Right-of-Way

 Zoning: RMF-24 Parcel 765-08375-000 CONCEPTUAL SITE PLAN
 28 Loyola Dr Kayvan John Enterprises Inc
 Hot Springs National Park, AR
 71909 14350S Mountain Rd
 Item 2
 Zoning: CS
 Undeveloped Brower
 REPLAT (BLOCK 2) Ave. Lowell, AR 72745 R/W
 MEADOW VALE SUBDIVISION Zoning: NS-L
 Ordinance (Book 2022,
 BLOCK 1 SHEET 2
 Pg. 34459) MEADOW VALE SUBDIVISION
 P C/L
 24" RC


 BOA-2025-0016 (3 STRANDS VENTURES LLC)



 Page 29 of 33
From: Marshall, Jason V. <Jason.Marshall@ardot.gov>
Sent: Tuesday, September 30, 2025 7:54 AM
To: Chris Looney <looneyjc@gmail.com>; brian communitybydesignllc.com
<brian@communitybydesignllc.com>
Cc: Rainwater, Marcus L. <Marcus.Rainwater@ardot.gov>; Hughey, Jason T.
<Jason.Hughey@ardot.gov>
Subject: RE: ARDOT ROW Vacation Inquiry - S. Razorback Road-Fayetteville, AR, Parcel
765-14877-000

Mr. Looney,

The Arkansas Department of Transportation will not be vacating a portion of the right of way
at this location. We wish you the best moving forward in your endeavors and are willing to
facilitate your access to the right of way for access and egress to Highway 16. However, we
will maintain our existing right of way while doing so.

Thank you,

Jason Marshall | District 4 Permit
Officer
Arkansas Department of Transportation

P.O. Box 11170 | Fort Smith, AR 72917
(: 479.509.1911

*: D4permits@ardot.gov

*: jason.marshall@ardot.gov
| www.ardot.gov




 Board of Adjustment
 November 3, 2025
 Item 2
 BOA-2025-0016 (3 STRANDS VENTURES LLC)
 Page 30 of 33
Compiled public comment
BOA-2025-0016


From: Alan Fortenberry <a410berry@outlook.com>
Sent: Monday, October 6, 2025 2:32 PM
To: Masters, Jessica <jmasters@fayetteville-ar.gov>
Subject: Variance Request for BOA item 2025-0016

CAUTION: This email originated from outside of the City of Fayetteville. Do not click links or
open attachments unless you recognize the sender and know the content is safe.

Jessie, my name is Alan Fortenberry, I'm the retired CEO of Beaver Water District but am
currently on the Board of the Alpha Iota Building Corporation who owns adjacent
property. I completely support the request for the variance being considered as described
in the attachment. I pray a favorable decision by the Board of Adjustment on this
matter. Thanks you for the consideration.

Alan Fortenberry, PE

Get Outlook for iOS

__

From: Nathan Morton <info@nm-arch.com>
Sent: Monday, October 6, 2025 9:05 AM
To: Masters, Jessica <jmasters@fayetteville-ar.gov>
Subject: BOA 2025-0016

CAUTION: This email originated from outside of the City of Fayetteville. Do not click links or
open attachments unless you recognize the sender and know the content is safe.

Good morning,

Just wanted to say I support this variance request.

Thank you,



479.879.3826

AIA, NCARB

NM-ARCH.COM




 Board of Adjustment
 November 3, 2025
 Item 2
 BOA-2025-0016 (3 STRANDS VENTURES LLC)
 Page 31 of 33
Compiled public comment
BOA-2025-0016
The content of this email is confidential and intended for the recipient specified in message
only. It is strictly forbidden to share any part of this message with any third party, without a
written consent of the sender.



From: Bill Moss <billmossark@gmail.com>
Sent: Monday, October 6, 2025 9:26 AM
To: Masters, Jessica <jmasters@fayetteville-ar.gov>
Subject: BOA 2025-0016

CAUTION: This email originated from outside of the City of Fayetteville. Do not click links or
open attachments unless you recognize the sender and know the content is safe.

I do not live in Fayetteville. I am on the Alpha Iota Building Corp Board.

I approve of the variance requested.

--

Bill Moss

302 Glenwood Drive

Monticello, AR 71655

Phone: 870-692-6536



From: Corey Wilson <coreywilson1985@gmail.com>
Sent: Monday, October 6, 2025 10:18 AM
To: Masters, Jessica <jmasters@fayetteville-ar.gov>
Subject: BOA 2025-0016 Variance Request



CAUTION: This email originated from outside of the City of Fayetteville. Do not click links or
open attachments unless you recognize the sender and know the content is safe.



Jesse,




 Board of Adjustment
 November 3, 2025
 Item 2
 BOA-2025-0016 (3 STRANDS VENTURES LLC)
 Page 32 of 33
Compiled public comment
BOA-2025-0016
My name is Corey Wilson and I am on the board of the Alpha Iota Building Corporation and
as a neighbor I support the build to zone variance request for item BOA 2025-0016

Thanks

Corey Wilson

501-281-0514



From: Stafford, Bob <bob.stafford@fayetteville-ar.gov>
Sent: Monday, October 6, 2025 3:10 PM
To: Masters, Jessica <jmasters@fayetteville-ar.gov>; ERIN.A.ADKINS@GMAIL.COM;
jason@grsmithcivilengineering.com; carolinef@dcius.pro; jnkeys18@gmail.com;
peternormanboa@gmail.com
Subject: Support for Variance BOA 2025-0016

Dear Board of Adjustments,

I'm writing you today to express my strong support for granting variance BOA 2025-0016.

I believe the current setback requirements, required by UT, are unnecessary and
burdensome in this location.

While the developer could seek a rezoning to UC, which wasn't available to them at the
time of their rezoning,

I would see this as a waste of time and resources of the Developer, City Council, Planning
Commission, and Staff.

I understand there are some concerns to be addressed but I think that the developer is
willing to do what is needed to address those concerns.

I hope common sense prevails and unnecessary bureaucratic hurdles can be avoided.

Thanks, Bob Stafford

Robert B. Stafford

Fayetteville City Council

Ward 1, Position 1

479.879.6802




 Board of Adjustment
 November 3, 2025
 Item 2
 BOA-2025-0016 (3 STRANDS VENTURES LLC)
 Page 33 of 33
TO: Board of Adjustment

THRU: Jessie Masters, Planning Director

FROM: Donna Wonsower, Senior Planner

MEETING DATE: November 3, 2025

SUBJECT: BOA-2025-0019: Board of Adjustment (1755 S. ARMSTRONG
 AVE/PACKAGING SPECIALTIES INC, 604): Submitted by
 MCCLELLAND CONSULTING ENGINEERS for property located at 1755
 S. ARMSTRONG AVE. The property is zoned I-2, GENERAL INDUSTRIAL
 and contains approximately 5.14 acres. The request is for a variance from
 setback requirements.

RECOMMENDATION:
Staff recommends denial of BOA-2025-0019.

RECOMMENDED MOTION:
“I move to approve BOA-2025-0019.”

BACKGROUND:
The subject property is located in southeast Fayetteville west of the intersection of S. Armstrong
Ave. and S. Happy Hollow Rd. adjacent to White River Park. The parcel is zoned I-2, General
Industrial, is approximately 5.14 acres, and contains a 29,700 square foot warehouse that
Washington County records indicate was constructed in 1994. The property is partially
encumbered by hydric soils and FEMA floodplain.

Packaging Specialties, Inc. and the City of Fayetteville have agreed to enter into a twenty- year
lease to permit PSI to utilize a portion of the park property directly south of the subject area in
exchange for several conditions (RES 174-25). Under the terms of the lease, the proposed access
road must remain open to the public, including for potential future trail use, and its final design is
subject to approval by the City. As compensation for the use of park land, PSI has committed to
constructing several park amenities within White River Park including accessible parking spaces,
sidewalks, a pergola with a picnic table, and other related park features. These improvements are
currently under review with an associated large-scale development application (LSD-2025-0014).
Additionally, a second phase of development for a 24,000 square foot warehouse addition is
proposed as a later phase (LSD-2025-0017). Surrounding land uses and zoning are depicted in
Table 1.




 Board of Adjustment
 November 3, 2025
 Item 3
 BOA-2025-0019 (PACKAGING SPECIALTIES INC)
 Page 1 of 18
 Table 1:
 Surrounding Land Uses and Zoning
 Direction Land Use Zoning
 North Manufacturing I-2, General Industrial
 South White River Park P-1, Institutional
 City of Fayetteville Shop (Fleet, Solid I-2, General Industrial
 East
 Waste, and Other Services)
 West Manufacturing I-2, General Industrial

DISCUSSION:
Request: The applicant is requesting a variance to the side setback requirement associated with
the I-2 zoning district to construct a 790 square foot loading dock addition. The existing warehouse
structure is currently conforming; however, the proposed addition encroaches extensively into the
side setback adjacent to city park property. The requested variance is depicted below in Table 2.

 Table 2:
 Variance Request

 Variance Issue Requirement Proposal Variance
 Side setback 25 feet 0.82 feet 24.18 feet


Public Comment: Staff has received public comment in support of the request.

RECOMMENDATION: Staff recommends denial of BOA-2025-0019. Should the Board
choose to approve this item, staff recommends the following conditions:

Conditions of Approval:

 1. Approval of this variance is limited to the applicant’s request as described in this
 report,

 2. The east and south façade of the loading dock expansion shall be constructed of
 high-quality materials such as brick or stone; OR shall be otherwise be improved
 with public art, climbing vines, or other materials that create visual interest from
 the adjacent park amenities.

 3. Approval of this variance does not grant approval of or entitlement to any other
 zoning or development variances.

 BOARD OF ADJUSTMENT ACTION:  Approved  Denied  Tabled

 Date: November 3, 2025

 Motion:

 Second:

 Vote:


City Plan 2040 Future Land Use Designation: Industrial


 Board of Adjustment
 November 3, 2025
 Item 3
 BOA-2025-0019 (PACKAGING SPECIALTIES INC)
 Page 2 of 18
FINDINGS OF THE STAFF

§156.02. ZONING REGULATIONS.

Certain variances of the zoning regulations may be applied for as follows:

 B. Requirements for Variance Approval.

 1. Where strict enforcement of the zoning ordinance would cause undue
 hardship due to circumstances unique to the individual property under
 consideration; and

Finding: Staff finds that the applicant has not adequately demonstrated that they have
 met the threshold for undue hardship. The applicant indicates that the
 existing internal layout of the building, including the placement of 50-ton
 machinery within it prohibit an external building expansion on the north,
 east, or west building facades; however, neither a building floorplan or
 information on machinery locations have been provided for staff evaluation.
 Additionally, the applicant indicates that the existing detention pond and
 large above-ground utilities to the east further prevent utilization of this area.
 Additional bioretention areas are proposed with the associated large-scale
 development and it is unclear why the existing detention facility could not
 be reworked as part of these proposed improvements.

 Further, Packaging Specialties Inc. owns the parcels directly north and west
 of the subject area and a large-scale development indicates a 24,000 square
 foot expansion which would connect the buildings addressed as 1755, 1666,
 and 1663 S. Armstrong. It is not clear why a loading dock with access from
 S. Industrial Pl. could not be incorporated into this expansion in compliance
 with building setback requirements.

 2. Where the applicant demonstrates that the granting of the variance will be
 in keeping with the spirit and intent of the zoning ordinance.

Finding: Staff finds that granting the variance is not in line with the spirit and intent
 of the zoning ordinance. The General Industrial District is designed to
 provide areas for manufacturing and industrial activities which may give rise
 to substantial environmental nuisances, which are objectionable to
 residential and business use. While C, I, or P districts have a lesser setback
 than A and R districts, staff finds that a reduction of the side setback from
 25 feet to less than one foot is not in line with the intent of setbacks to
 provide a buffer between potentially incompatible uses. Particularly given
 the prominence of White River Park and Combs Park as designated access
 to the White River Blueway, and partial funding through the 2019 bond
 project, staff finds the addition of an industrial use so close to parks
 amenities could run counter to city goals

 C. Minimum Necessary Variance. The Board of Adjustment may only grant the
 minimum variance necessary to make possible the reasonable use of the
 applicant’s land, building or structure.

 Board of Adjustment
 November 3, 2025
 Item 3
 BOA-2025-0019 (PACKAGING SPECIALTIES INC)
 Page 3 of 18
Finding: Staff finds that the requested variance exceeds the minimum necessary to
 ensure the applicant has safe and effective use of their property. The parcel
 is currently developed with a 29,700 square foot warehouse that Washington
 County records indicate was constructed in 1994. The southern portion of
 the warehouse adjacent to the property was constructed in roughly 2003 per
 aerial imagery.

 D. Special Conditions. In granting a zoning regulation variance, the Board of
 Adjustment may impose whatever special conditions found necessary to ensure
 compliance and to protect adjacent property.

Finding: Should the Board choose to approve this variance, staff has recommended
 conditions of approval as outlined above.

 E. Non-permitted Uses. The Board of Adjustment may not grant, as a variance, any
 use in a zone that is not permitted under the zoning ordinance.

Finding: None are requested.


BUDGET/STAFF IMPACT:
None

ATTACHMENTS:
  • Unified Development Code
 o 161.31 District I-2, General Industrial
  • Project Maps
 o One Mile Map
 o Close-Up Map
 o Current Land Use Map
  • Staff Exhibits
 o Aerial Imagery
 o Combs Park Exhibits
 o LSD-2025-0017 Exhibits
  • Applicant Exhibits
 o Request Letter
 o Conceptual Site Plan




 Board of Adjustment
 November 3, 2025
 Item 3
 BOA-2025-0019 (PACKAGING SPECIALTIES INC)
 Page 4 of 18
161.31 District I-2, General Industrial
(A) Purpose. The General Industrial District is designed to provide areas for manufacturing and
 industrial activities which may give rise to substantial environment nuisances, which are
 objectionable to residential and business use.
(B) Uses.
 (1) Permitted Uses.
  Unit 1 City-wide uses by right
  Unit 3 Public protection and utility facilities
  Unit 5 Government Facilities
  Unit 6 Agriculture
  Unit 7 Animal husbandry
  Unit 13 Eating places
  Unit 16 Shopping goods
  Unit 18 Gasoline service stations and drive-in/drive-through
 restaurants
  Unit 20 Commercial recreation, large sites
  Unit 21 Warehousing and wholesale
  Unit 22 Manufacturing
  Unit 23 Heavy industrial
  Unit 25 Offices, studios, and related services
  Unit 28 Center for collecting recyclable materials
  Unit 42 Clean technologies
  Unit 43 Animal boarding and training
  Unit 46 Short-term rentals
  Unit 47 Data centers


 (2) Conditional Uses.
  Unit 2 City-wide uses by conditional use permit
  Unit 31 Facilities emitting odors and facilities handling
 explosives.
  Unit 36 Wireless communications facilities
  Unit 38 Mini-storage Units
  Unit 39 Auto salvage and junk yards


(C) Density. None.
(D) Bulk and area regulations. None.
(E) Setback Regulations.
  Front, when adjoining A or R districts 100 feet
  Front, when adjoining C, I or P districts 50 feet
  Side, when adjoining A or R districts 50 feet
  Side, when adjoining C, I or P districts 25 feet
  Rear 25 feet


(F) Height Regulations. There shall be no maximum height limits in I-2 Districts, provided, however, that
 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 residential district.


 Board of Adjustment
 November 3, 2025
 Item 3
 BOA-2025-0019 (PACKAGING SPECIALTIES INC)
 Page 5 of 18
 The amount of additional setback for the portion of the building over two (2) stories shall be equal to
 the difference between the total height of that portion of the building, and two (2) stories.
(G) Building Area. None.
(Code 1965, App. A., Art. 5(IX); Ord. No. 2351, 6-21-77; Ord. No. 2516, 4-3-79; Ord. No. 1747, 6-29-70;
Code 1991, §160.040; Ord. No. 3971, §2, 5-21-96; Ord. No. 4100, §2 (Ex. A), 6-16-98; Ord. No. 4178, 8-
31-99; Ord. No. 4992, 3-06-07; Ord. No. 5028, 6-19-07; Ord. No. 5195, 11-6-08; Ord. No. 5312, 4-20-10;
Ord. No. 5339, 8-3-10; Ord. No. 5353, 9-7-10; Ord. No. 5800, §1(Exh. A), 10-6-15; Ord. No. 5945, §§5, 7,
1-17-17; Ord. No. 5982, §1, 6-20-17; Ord. No. 6015, §1(Exh. A), 11-21-17; Ord. No. 6521, §7, 1-18-22;
Ord. No. 6678, §3, 9-5-23)




 Board of Adjustment
 November 3, 2025
 Item 3
 BOA-2025-0019 (PACKAGING SPECIALTIES INC)
 Page 6 of 18
 N
BOA-2025-0019 1755 S. ARMSTRONG AVE
  One Mile View


 0 0.13 R-O
 0.25 0.5 Miles UN
 CS




 PP Y

 HOLLOW RD
 RSF-4

 C-2
 NC


 HA
 UT
 RMF-24



 15TH ST
 C-1 Subject Property
 AR
 M
 NG
 RO
 I-1
 R-A
 ST
 E
 RSF-8 AV




 I-2




 PUMP STATION RD




 P-1




  Neighborhood Link

  Regional Link - High Activity

  Unclassified

  Residential Link

  Planned Neighborhood Link

  Shared-Use Paved Trail

  Trail (Proposed)

  Fayetteville City Limits Planning Area
  Planning Area Board of Adjustment
 Fayetteville City Limits November 3, 2025
 Item 3
 BOA-2025-0019 (PACKAGING SPECIALTIES INC)
 Page 7 of 18
BOA-2025-0019 1755 S. ARMSTRONG AVE
  Close Up View


 PL
 AL
 IND
 US
 TRI




 L OW RD

 Subject Property OL
 I-2 YH
 PP
 HA
 AR
 M
 NG
 RO
 ST
 E
 AV




 P-1




 N
 Neighborhood Link

 Residential Link
 Feet
 Planning Area 0 75 150 300 450 600
 Fayetteville City Limits 1:2,400 Board of Adjustment
 November 3, 2025
 Item 3
 BOA-2025-0019 (PACKAGING SPECIALTIES INC)
 Page 8 of 18
 N
 BOA-2025-0019 1755 S. ARMSTRONG AVE
 Current Land Use


15TH ST




 Commercial
 City of Fayetteville




 Subject Property
 AR
 M
 ST
 NG Commercial
 RO
 City of Fayetteville
 Commercial E
 AV




 Undeveloped




 Neighborhood Link

 Regional Link - High Activity

 Unclassified Feet
 Residential Link
 0 112.5 225 450 675 900
 Planning Area
 Fayetteville City Limits
 1:3,600 Board of Adjustment
 November 3, 2025
 Item 3
 BOA-2025-0019 (PACKAGING SPECIALTIES INC)
 Page 9 of 18
 Staff Exhibit: Aerial Imagery




Aerial Imagery: 1994




Aerial Imagery: 2003


 Board of Adjustment
 November 3, 2025
 Item 3
 BOA-2025-0019 (PACKAGING SPECIALTIES INC)
 Page 10 of 18
Aerial Imagery: 2015




Aerial Imagery: 2025


 Board of Adjustment
 November 3, 2025
 Item 3
 BOA-2025-0019 (PACKAGING SPECIALTIES INC)
 Page 11 of 18
Staff Exhibit: Parks Proximity


 PROPOSED
 ENCROACHMENT
 AREA




 CITY PARKLAND




 Board of Adjustment
 November 3, 2025
 Item 3
 BOA-2025-0019 (PACKAGING SPECIALTIES INC)
 Page 12 of 18
 Board of Adjustment
 November 3, 2025
 Item 3
BOA-2025-0019 (PACKAGING SPECIALTIES INC)
 Page 13 of 18
 Board of Adjustment
 November 3, 2025
 Item 3
BOA-2025-0019 (PACKAGING SPECIALTIES INC)
 Page 14 of 18
 Staff Exhibit:
 Phase 2 of Warehouse Addition




Proposed 24,000 sf
warehouse expansion with
Phase 2 Requested Building
 Setback Encroachment




 Board of Adjustment
 November 3, 2025
 Item 3
 BOA-2025-0019 (PACKAGING SPECIALTIES INC)
 Page 15 of 18
 1580 E. Sterns St.
 Fayetteville, AR 72703
 479-443-2377/Fax 479-443-9241
 www.mce.us.com


October 14, 2025


Board of Adjustments

RE: Packaging Specialties Loading Dock

Chair of the Board of Adjustments,

We are asking for a code variance for the development of a new two-bay loading for Packaging
Specialties, Inc. This project is designed to accommodate truck deliveries for the needs of the warehouse
building at the Southeast corner of the property. The approach drive for the loading dock will extend from
the existing driveway to the west of the S. Armstrong Ave.

The existing warehouse building that the loading dock is being added to is approximately 29,700 square
feet in size. The new loading dock will add 790 square feet to this footprint. There will be no alteration to
the parking structure of this property as a part of this project. The loading dock will only be utilized for the
drop off materials and pick up of finished products.

This variance is being requested for the encroachment of the loading dock into the building setback zone
along the southern property line. The setback requirement is 25 feet from the property line in this area.
The designed loading dock protrudes 24 feet into this setback zone and the southern wall sits one foot
from the property line. The property to the south is owned by The City of Fayetteville and contains Town
Branch Creek. The loading dock is accessed from the east so no entry will occur along the southern wall
of the loading dock.

We have found a hardship with locating the loading dock in other locations on the property. Because of
the layout of the existing internal structure of the warehouse building and placement of existing 50-ton
machinery within the building, the southern wall of the building is the only location where a building
extension can occur. The close proximity of an existing storm water treatment pond and large external
above ground utilities to the east and the city property to the south also limit other locations.

As a part of early design negotiation with The City of Fayetteville, a resolution was passed to allow
Packaging Specialties to lease 12,500 square feet of city land along the southern property line to
construct this project. In return, Packaging Specialties has agreed to build certain public amenities on the
park property. These amenities will be open to the general public at all times and Packaging Specialties
has agreed to maintain this area to ensure it remains functional and astatically pleasing. The resolution
that was passed is Resolution 174-25. A PDF copy of the resolution has been included in this submission.

We are committed to ensuring this project aligns with the city’s standards and vision. Should you have
any questions or require further information, please feel free to contact us directly.

Thank you for your consideration. We look forward to working together on this important development for
Packaging Specialties.

Sincerely,



Eric Bartels, PLA
McClelland Consulting Engineers, Inc.
Land Development Project Manager
479-443-2377
ebartels@mce.us.com
 Board of Adjustment
 November 3, 2025
 Item 3
 BOA-2025-0019 (PACKAGING SPECIALTIES INC)
 Page 16 of 18
 Board of Adjustment
 November 3, 2025
 GATE
 2''
 SS
 SEWER EXTENTION SITE KEYNOTES EXISTING LEGEND
 SITE DATA GENERAL SITE NOTES SEE THIS SHEET
 12
 '' W
 205 4" WIDE DOUBLE YELLOW TRAFFIC LANE STRIPE (SEE LENGTH INDICATED AT PROPERTY LINE POWER POLE
 OVERALL PROPERTY AREA 225,536 S.F. 5.18 AC 1. CONTRACTOR SHALL RETAIN A FULL SET OF LATEST APPROVED CONSTRUCTION
 T SYMBOL) R/W RIGHT OF WAY GUY WIRE w/ ANCHOR
 AFFECTED SITE AREA 24,000 S.F. 10.6% 0.55 AC E PLANS ON SITE DURING CONSTRUCTION ACTIVITIES. 2''
 SS
 222 LIMITS OF SAWCUT AND PAVEMENT REMOVAL
 SS SANITARY SEWER LINE GAS METER
 402 DOMESTIC WATER SERVICE BUILDING ENTRY (SEE ARCH. / MEP PLANS)
 ZONING 2. CONSTRUCTION METHODS AND MATERIALS NOT SPECIFIED IN THESE PLANS ARE W WATER LINE GAS RISER
 407 TAPPING SLEEVE AND VALVE w/ THRUST BLOCKING AND ADJUSTABLE VALVE
 TO MEET OR EXCEED THE SITE WORK SPECIFICATIONS PROVIDED BY McCLELLAND BOX (SEE SIZE AT SYMBOL) GAS LINE STREET LIGHT POLE
 I-2 (GENERAL INDUSTRIAL SETBACK REGULATIONS) GAS
 CONSULTING ENGINEERS, INC. OR AS SPECIFIED BY THE OWNER'S RESIDENT 12
 '' W 417 45° BEND w/ THRUST BLOCKING (SEE SIZE AT SYMBOL) UGT UNDERGROUND TELEPHONE TELEPHONE PEDESTAL
 LOT AREA MINIMUM N/A REPRESENTATIVE.
 Item 3

 2'' U
 FO 422 SANITARY SEWER CLEAN OUT UNDERGROUND ELECTRIC CABLE TV PEDESTAL
 SS
 UGE
 423 SANITARY SEWER SERVICE BUILDING ENTRY (SEE ARCH. / MEP PLANS)
 FRONT BUILDING SETBACK 50' 3. ALL CONSTRUCTION WORK AND UTILITY WORK OUTSIDE OF PROPERTY FOUND 1/2" REBAR (BENT) UGTV UNDERGROUND TELEVISION CABLE VAULT
 BOUNDARIES SHALL BE PERFORMED IN COOPERATION WITH AND IN ACCORDANCE UNDERGROUND FIBER ELECTRIC VAULT
 REAR BUILDING SETBACK 25'
 WITH REGULATIONS OF THE AUTHORITIES CONCERNED. 12
 '' W
 SITE DETAILS UFO
 OHE OVERHEAD ELECTRIC FIBER VAULT
 SIDE BUILDING SETBACK 25' 20' UTILITY EASEMENT SS
 UFO
 X X FENCE GAS VAULT
 4. PUBLIC CONVENIENCE AND SAFETY:
 (BOOK 908, PAGE 454)
 2'' HEAVILY SILTED 21A STANDARD DUTY ASPHALT PAVEMENT
 THE CONTRACTOR SHALL CONDUCT THE WORK IN A MANNER THAT WILL INSURE, 21D HEAVY DUTY CONCRETE PAVEMENT ROAD CENTERLINE TELEPHONE VAULT
 MAXIMUM BUILDING HEIGHT NONE 18" CPP FL: 1197.0' 21E GRAVEL SURFACE DITCH FLOWLINE WATER VAULT
 1580 E STEARNS ST

 AS FAR AS PRACTICABLE, THE LEAST OBSTRUCTION TO TRAFFIC AND SHALL
 PROVIDE FOR THE CONVENIENCE AND SAFETY OF THE GENERAL PUBLIC AND '' W 22A CONCRETE SIDEWALK EASEMENT LINE SIGN (AS NOTED)
 UFO 12
 RESIDENTS ALONG AND ADJACENT TO HIGHWAYS IN THE CONSTRUCTION AREA IN 2''
 4.83' HEAVILY SILTED TP
 23D ACCESSIBLE PARKING SYMBOL
 GRAVEL LINE POST (AS NOTED)
 AN ADEQUATE AND SATISFACTORY MANNER IN ACCORDANCE WITH THE [STATE] SS 24A ACCESSIBLE PARKING SIGN
 STREET TABLE 18" CPP FL: 1197.2' 25A WHEEL STOP FIRE HYDRANT BENCHMARK
 DOT STANDARD SPECIFICATIONS FOR HIGHWAY CONSTRUCTION.
 25B BOLLARD WATER METER FOUND IRON PIN (AS
 BOA-2025-0019 FAYETTEVILLE,
 (PACKAGING PECIALTIES INC)

 TP
 UFO 12
 26F HANDRAIL ASSEMBLY AT RETAINING WALL WATER VALVE
 EXISTING PROPOSED 5. UNLESS OTHERWISE NOTED, ALL CURBING INDICATED SHALL BE XX" CONCRETE '' W NOTED)
 CURB AND GUTTER. 61A STEEL EDGING
 ARKANSAS 72703

 SS WATER FAUCET CONTROL POINT
 2''
 21A SANITARY SEWER MH RR SPIKE
 6. ALL DIMENSIONS, UNLESS OTHERWISE NOTED, ARE FROM THE FACE OF CURB, ANIMAL SHELTER
 S. ARMSTRONG AVENUE 8' SIDEWALK N/A TP CLEAN-OUT BUSH
 FACE OF BUILDING, OR CENTERLINE OF STRIPE. UFO
 8" VERTICAL PIPE 20' UTILITY EASEMENT 222
 6'
 'W 12
 '' W 113 W MOUNTAIN ST DRAINAGE MH DECIDUOUS TREE
 7. CONTRACTOR SHALL REFER TO ARCHITECT PLANS FOR EXACT BUILDING LOCATION, 57
 2'' .5 FAYETTEVILLE, AR 72701 CONIFEROUS TREE
 N/A ELEV.: 1195.8'  TOP
 DIMENSIONS, ANDOF SILT
 UTILITY ENTRANCE LOCATIONS. (PLAT BOOK 6, PAGE 600) SS
 7' TP
 GATE 80' R.O.W. 22A APN: 765-19941-000
 (479) 443-2377

 'W
 PROPOSED LEGEND
 6'
 UFO
 8. CONTRACTOR SHALL REFER TO PROJECT SPECIFICATIONS AND GEOTECHNICAL ZONE: I-2
 12
 REPORT DETAILS FOR PAVING DESIGN AND PROPER MATERIALS. 4' '' W
 10' GREEN SPACE N/A 21A 'W SETBACK
 222 ' SS 6'
 TP PRELIMINARY
 9. ALL RADII FOR CURBS ARE TO FACE OF CURB UNLESS OTHERWISE NOTED. 2'
 Page 17 of 18

 PAINTED / THERMOPLASTIC STRIPING NOT FOR
 ' 2'
 49 .0 UFO
 CONSTRUCTION
 10. ALL RADII ON CURBS ARE 3'-0" UNLESS OTHERWISE NOTED. 6. 28 3'
 HTTP://WWW.MCE.US.COM
 OVERHANG E 13.15' 'W .4 TP 12
 ASPHALT PAVEMENT
 29
 6'
 '' W
 11. GENERAL CONTRACTOR SHALL COORDINATE AND COMPLY WITH ALL UTILITY 6'' W 6'' W 2' 6'' W
 COMPANIES INVOLVED IN PROJECT AND PAY ALL REQUIRED FEES AND COSTS. ' SS CONCRETE PAVEMENT
 UFO
 13.16'
 81.9' CONCRETE SIDEWALK
 11.59'
 12. FOR SITE UTILITIES, SEE UTILITY PLAN(S).
 16.2'
 V OVERHANG 12
 '' W
 S SANITARY SEWER MANHOLE
 13. ALL WORK TO BE DONE IN STRICT ACCORDANCE WITH THE OWNER'S STANDARD G
 GV ORIGINAL SIGNATURE ON FILE
 2''
 WALLS SITE SPECIFICATIONS. T SS BUILDING CONTROL POINT
 BU UFO
 14. CONTRACTOR IS RESPONSIBLE FOR ALL CONSTRUCTION LAYOUT AND STAKING
 ILD 12 FDC
 FIRE DEPARTMENT CONNECTION C 2025
 (UNLESS APPROVED OTHERWISE BY THE ENGINEER OF RECORD). '' W
 IN E
 PACKAGING SPECIALTIES INC.



 SS SS G ELECTRICAL TRANSFORMER
 2''
 UFO
 SS T SE
 SS TB 12
 TP
 AC
 '' W
 SS
 SS 2''
 SS KS O
 1663 S ARMSTONG AVE



 UF
 SMH #1 S
 SS 222 SS 12
 '' W FOUND 5/8" CAPPED
 SS TRACT  5 24" CMP FL ELEV.: 1199.3' ' Y
 TP 50 RT ' REBAR "PS 1926"
 2''
 SS
 21A S
 (FILE NO. 2024-00029878) E
 OP AC
 K UF
 .7
 6
 14
 O
 S PR ETB
 (LOT 25 OF PLAT BOOK 14, PAGE 26) TP 2'' SS S
 55 12
 '' W
 4'
 .4 SS FFE: 1200.67' 14
 .2
 2''
 7' UF '
 RIM ELEV.: 1200.43'
 SS O
 40
 S RO
 W PLAN SCALE
 DOUBLE 8" PVC EAST ELEV.:S1199.2'
 FAYETTEVILLE, ARKANSAS



 12
 2'' SS '' W 20 0 10 20 40
 LOADING DOCK



 DOUBLE 8" PVC WEST ELEV.: 1199.2' AC GV W
 2''
 SS V O
 UF
 SS
 NG -WAY ) AY
 OVERHANG ' ( IN FEET )
 97.0'
 RO -OF 26 F-W . 67'
 40
 12
 '' W
 W 1 inch = 20ft.
 2'' SS
 RO
 ST IGHT PAGEHT-O MAX NT
 2'' O
 UF
 SS
 RM IC R K 14, RIG . 55', EME
 AC '
 12
 '' W
 TP 20
 H A PUB OO LAN MIN PAV
 2'' SS
 L
 2'' UF
 O
 SS
 UT 80' AT B ET PINK - ALT
 FFE: 1201.35' AC 12
 '' W
 AC
 SO
 AC
 (PL STRE D L ASPH
 DOUBLE 8" PVC WEST ELEV.: 1197.7'
 2'' TP UF
 O
 OVERHANG SS
 2'' SS
 O
 ER HO IDTH AV
 TP
 ST OR
 GV 12
 '' W
 MA GHB LE W
 UF
 EN
 2''
 18" CPP FL:
 O
 SS 2'' SS 2'' SS 2'' SS 2'' SS FAYETTEVILLE COMPOST FACILITY
 18" CPP FL: '
 SEWER EXTENTION 1199.3' 18" CMP PIPE EAST 50 RTY I B 1720 S HAPPY RD,
 1198.8' ELEV.: 1194.4'
 E
 OP CK
 PR TBA NE RIA '' W
 UE FAYETTEVILLE, AR 72701
 VA
 SE UF
 12
 24" CMP FL:
 O
 APN: 765-19943-000
 1193.0' ZONE: I-2
 W:\2025\25-2143 - Fayetteville, AR - Packaging Specialties\Design Drawings\25-2143-SP.dwg, PRINTED ON: October 14, 2025 @ 4:39 PM




 12''
 O
 UF W
 EXISTING 1-STORY
 METAL BUILDING
 22A
 O
 UF W
 12''
 POND TBM #1
 SET 60D NAIL
 ELEVATION: 1198.56'
 RETAINING D NORTHING: 629746.84 12''
 W
 WALL EASTING: 680681.51
 DESCRIPTION


 50.59'
 R50' 222
 R20'
 12''
 W
 PROPOSED LOADING DOCK
 REVISIONS


 TYP
 25B
 TBM #2
 6'
 SET 60D NAIL 30.9
 12''
 ELEVATION: 1197.78' W
 13.72'
 E NORTHING:
 R50'
 629741.98
 TP
 EASTING: 680717.79
 BUILDING SETBACKS
 R5' 12'' W
 AC
 205 24" CMP FL: WV
 21D
 DATE
 30' 72.9' 1192.0'
 54'
 X PROPERTY LINE 24' 123.
 57.15'
 18" CMP FL:
 1192.0' REV
 R50'
 0.82'
FOUND 1/2" REBAR TYP 42"
 3.44'
 25B 26F TP
 20' FO
 GATE 25'
 20'
 X
 29.8'
 GRAVEL DRIVE
 R20' C/L
 X EXTENSION TO BE 21E
 FOUND 1/2" REBAR (BENT)
 X 64.8'
 PERMITTED WITH 21E 23D R30'
 WAREHOUSE
 BUILDING "PHASE 2"
 25' X 500'
 LEASED AREA 16'
 SITE PLAN
 5'
 R/W
 20' 61A
 11'
 R40'
 BIO-RETENTION AREAS TO BE MAINTAINED
 FLOOD ZONE 12' BY PACKAGING SPECIALTIES AND KEPT UP
 TO CITY OF FAYETTEVILLE STANDARDS.
 ZONE: X 25A
 DESIGNED BY: DRAWN BY:
 24A
 GRAVEL PARKING LOT, ADA 22A EJB JRC
 PARKING SPOT AND CONCRETE DATE: REVISION:
 GAZEBO PAD TO BE DEDICATED TO
 N/F: CITY OF FAYETTEVILLE THE CITY OF FAYETTEVILLE 10/14/2025 ----
 500'
 113 W MOUNTAIN ST SCALE: JOB NUMBER:
 AS NOTED 25-2143
 FAYETTEVILLE, AR 72701 FLOOD ZONE
 APN: 765-19971-000 155'
 ZONE: P-1
 ZONE: AE CITY PLAT PAGE 604
 C2.0
 Board of Adjustment
 November 3, 2025
 Item 3
 BOA-2025-0019 (PACKAGING SPECIALTIES INC)
A variance to encroach into a setback must be submitted
as a separate board of adjustments application, and Reviewed by:
 Page 18 of 18
Planning cannot forward the request from tech plat until
this occurs. The Board of Adjustment must consider site
 Donna Wonsower, AICP
specific hardships. Senior Planner
 Development Services