Fayetteville planning commission forwards rezoning for 1314 South Ellis amid neighborhood opposition

The Fayetteville Planning Commission voted on June 9 to forward a rezoning request for 1314 South Ellis Ave — a 0.4-acre lot currently zoned RMF-24 (residential multifamily, 24 units per acre) — to City Council with a recommendation of approval.

The proposal, filed by applicant Wesley Bates, would change the property’s zoning to UN (Urban Neighborhood), which would remove the current density maximum and allow limited neighborhood-serving commercial uses by right while capping building height at three stories. Planner Don Wansauer advised the commission that the change “would eliminate the density maximum” and that allowed uses in UN “include some limited commercial” but would not permit taverns or liquor stores by right.

Supporters said UN could enable small, walkable amenities. Applicant Conrad, who described past renovation work in the neighborhood, told the commission, “Late night bars are not allowed. Bars in general are not allowed,” and emphasized enforcement under the city’s residential noise rules. Conrad also summarized the city’s enforcement framework, saying the noise ordinance “caps the noise at 55 decibels about moderate rain level” and is measured at the complaining property line.

Neighbors who live adjacent to the site and along South Ellis urged the commission not to forward the rezoning. Walt Stevens, who said his neighborhood “came out and spoke against” the rezoning, told commissioners supporters of the rezoning were not longtime neighbors and said, “our entire neighborhood has come together and said, we don't want this.” Neighbors raised recurring concerns about on‑street parking, narrow streets and sight lines where a build-to line could block visibility for westbound traffic on Thirteenth Street. Nickel Potter, who lives at 1338 South Ellis, pointed to the lot’s lack of a parking lot and said, “If we build a building all the way up to the sidewalk, you're gonna block that line of sight to this busy road.”

Commission discussion covered the new UN zoning's permitted uses and parking rules. Staff said restaurants and cafes are allowed by right (some use units have size limits) and that taverns and bars would require a conditional use permit. Commissioners asked whether sidewalk and curb improvements would be required with future development; staff said new development typically triggers sidewalk requirements, but the final scope of improvements would be proportional to the proposed development. On parking, staff confirmed that UN does not impose a commercial minimum parking requirement and that the listed parking ratio for restaurants (one space per 100 square feet) is an allowance rather than a required minimum.

Commissioner Payne made the motion to forward RZN2025-014 to City Council with a recommendation of approval (seconded by Commissioner Casten); Payne stated he would vote against the recommendation. The roll call vote was recorded as Payne: No; Brink: Yes; Arlock: Yes; McGatrick: Yes; Kaston: Yes; Gulley: Yes; Madden: Yes; Cabe: Yes. The motion to forward carried.

Next steps: the item will be scheduled for City Council review, where any final conditions or appeals would be considered. Staff emphasized that specific development proposals (building plans, parking layouts, and any conditional uses) would be evaluated in later permitting steps and could trigger required sidewalk, curb, drainage or other proportional improvements.

Sources: staff presentation by planner Don Wansauer; statements by applicants Conrad and Wesley Bates; public comments by Walt Stevens, Nickel Potter, Rebecca Todd and others during the June 9 public comment period.