Board Of Adjustments
Regular MeetingFayetteville, AR · November 3, 2025
Agenda
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
Packet
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
PROPOSED STREET CROSS SECTION HOUSE 2 113 f Fayettevi 001 #1504
13' PROPOSED WM K EE
NK
ountai lle AR R
RAZORBACK ROAD LOOKING NORTH 13' PROPOSED HOUSE 1 n St
AN
IN
BA SAS
HOUSE 2 - ENG
PROPOSED 25.62'
Parcel 765-14877-000
O 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 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
UTILITY EASEMENT 5
11.1'
OHE OHE OHE
10' EX. U.E.
OHE OHE
November 3, 2025
OHE OHE OHE OHE OHE OHE
OHE OHE OHE
21' PROPOSED
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
8,400 28
(
49 !
$
#
"
! %%
[
\ 3.740
% %
[
\ 6.251
I Tontitown \ 68.906 O.P.
[
Springdale
0 0.5 1 1.5 4.900 [
\%% % %
% %
[
\ Johnson 37,000 [
\ 5.780% %
Miles 68.633 %%
[
\ 2.986 O.P. 23,000
17B 2
Creek !
(? 1
112
!
(J71
I @ (
265
?!
@ %
H[\ %% 4.040 O.P.
% %
% [ 67.410 O.P.
\ \ 4.491
[ 8,700
12,000 26,000 (2%)
% [
\
[
\%% 49,000 (3%)
11,000 (4%) \
[
% & %% 0.927
% 9.468
Clear 1.996 O.P. [
\ % % & 0.811 O.P.
3.788 \
[ % 13,000 Goshen % [
\ %
& 0.000 66.662 O.P.
\
[ % 9.788
%
FAYETTEVILLE 5
101,000 18,000 !
(?45
@
\
64.732 O.P. [
%% 1 14,000 (1%)
3,800 64.698 O.P. [
\ %% (
112
?
@! !
(5
%
[
\
White River
20,000 % 45 %
\%
[ % 2.911
2 64.208 [
\ @
? 2.339
16
(
?
@! 13.334
%\
[
% & % 0.000
0.000
13.437 16 2S
20,000 73,000
@
?
]!( 0.000 ! 2
37,000 265
!28
( 49 ( 0
?
@( 17,000
37,000
$
#
"
! 1.135
!?
\
[
180
@
%
0.063
&
0.000 & % % 1.723
!
( 3
%
13,000
ois 23.745 % [
\ 62.004 16 \
%[%
[
\ [
\
% 5.568
Illin % 1.645 @
? 0.000
%4.273 % 3 Exhibit 3
Farmington % [
\
%
[
[
\
% %
[
\ [
\
%
6.261 16
?
@(!
%
\ 0.740 % %
1.962 %
21.555 % 9,100 (6%) 0.000 17,000
\
[ % 4.005 2.892 8.575
23.506 19.693 \
[
%
1 & 23.038
% 4,100
!
(I62
J 60.563 [
\
%
%
&%&
4,600 &[\ %%% %
\ % 22.656 O.P.
\ [
\ 0.308
%
\
[ 19.255 [
\[ &%%[ % 2,600 (9%) 2
26,000 (4%) % 4.303 % 5 %
[
\
% ( 74
60.472 156
!
( ?
@!
Ri
ve
Prairie 36,000
0.000
?
@ 15,000 (9%)
0.000
r 2,800 %
Grove 2 % [
\ %
\
[
Board of Adjustment (
170
@!
? !
( 28
% 21.362 11.456
Walnut 1
265
Grove
!
(?@ 16
8,900
!3
November 3, 2025
49
$
#
"
! (
71
J!
I Elkins
( 16
@
?
0.000 Greenland
%
%
[ [ 20.053
\ 57.953 O.P. \ % % 12.923 %
%
\
[
%
17.138 [
\ 18,000 3,800 (4%)
%
Item 2
WASHINGTON COUNTY 72A
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