Council approves PZD 2024-5 to rezone 44 acres near Bridal and West Salem; neighbors raise fire, drainage and compatibility concerns

The Fayetteville City Council on March 4 approved PZD 2024-5, a planned zoning district rezone for about 44 acres near North Bridal Road and West Salem Road (Ward 4). The council also granted a suspension of the rules to move the item to a final vote.

Jonathan Kurt, director of the Development Services Department, told council the PZD request would rezone property currently zoned RSF-4 to a planned zoning that aims to allow the same approximate number of housing units as by-right development while concentrating lots to preserve roughly 40% open space. Kurt explained the distinction between rezoning (land-use entitlement) and later development review, which addresses detailed topics such as street sections, fire access, stormwater design and parkland dedication. He said that some issues raised by neighbors — notably street cross-sections, fire access and drainage — are resolved during development entitlement and permitting, not at the zoning stage, although the city’s fire and parks staff review the PZD packet for early guidance.

Applicant Ally Quinlan described the proposal as a compact residential neighborhood with a mix of cottage/townhouse-style units, including a western portion proposed as a 55+ community. Quinlan said the project was designed to meet Fayetteville street standards with a 20-foot fire-access route, 6-foot sidewalks and alley-loaded garages and that the applicant proposes to preserve green space and use typical city street sections. The application also referenced NFPA research on fire risk and asserted smaller, denser units can be consistent with fire-code compliance and national safety patterns.

Neighbors and community members, however, urged the council to deny rezoning and to uphold the planning commission’s previous denial. Speakers cited an infill score of 1 (by the city’s scoring), concerns that the site is distant from services, traffic safety along Bridal Road, known localized flooding and the area’s clay soils, and potential incompatibility with surrounding RSF-4 and R-1 neighborhoods. Several residents said the project would worsen existing drainage issues downstream and urged stronger assurances that a developer would remedy off-site stormwater impacts.

Council discussion highlighted the divide: some members said they were persuaded that a PZD would allow better conservation of open space and a more suitable housing form than by-right RSF-4 development; others noted the planning commission’s split vote (4–5) and emphasized fire response times and infrastructure capacity as serious concerns. Fayetteville Fire Department staff told council that projected response time data were within an acceptable range for the council’s analysis but that more detailed fire-plan review occurs during development permitting. Staff also noted that if the developer installs a new water line to meet fire-flow needs, hydrant spacing required by code would increase local fire protection.

The council voted to approve the ordinance authorizing PZD 2024-5. Roll call recorded Minister Jones — No; Mister Stafford — Yes; Doctor Jones — Yes; Miss Moore — Yes; Mister Weidecker — Yes; Mister Burda — Yes; Miss Bunch — Yes; Miss Turk — Yes. Planning staff noted the planning commission had denied the rezoning on a 4–5 vote. The applicant and staff said the project would return to staff and the planning commission for subdivision, grading and building permitting where specific street, drainage, parkland and fire-code details will be finalized.

Why it matters: Rezoning will permit a developer to build a compact residential pattern that staff say can preserve more open space than by-right development, but neighbors fear increased flooding, traffic and an incompatible housing form at the city’s edge. Councilmembers said more rigorous development-review conditions, cost shares and required off-site improvements can be applied during the permitting phase.

Next steps: The developer must complete development entitlement, including preliminary plat and grading permits. Staff and the applicant will work through fire, drainage and parks review during those processes.

Votes: PZD 2024-5 approved (planning commission previously denied 4–5).