[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6076515,"mediaKeyId","2969301-15bdb09cb943cfa0fdefe99d4b2b5bc8","parentId",2969301,"title","Commission grants variances and approves large‑scale site plan for Maverik convenience store with fuel pumps","audioSeconds",98,"startMs",2066000,"endMs",2164000,"viewUrl","/Search/View?dp=1&key=2969301-15bdb09cb943cfa0fdefe99d4b2b5bc8&start=2066&end=2164","thumbnailUrl","https://assets.pipeline.soar.com/2969301-15bdb09cb943cfa0fdefe99d4b2b5bc8/thumbnail_2066000.jpg","articleUrl","/articles/6076515/Springdale-City/Washington-County/Arkansas/Commission-grants-variances-and-approves-largescale-site-plan-for-Maverik-convenience-store-with-fuel-pumps","mediaUrl","https://secure.pipeline.soar.com/6076515-c4623ee5f833353314de9a5c4d79fd40/orig.mp4?Expires=1771146249&Signature=Hvf33q0S-3IrKX~~JFSf9CtT7BJACPUPUx8gFbNK1nsFXfEFDr1XPKHoiqxJfYknFUu93~HSgsSaWJ1YjMz5yx8ouJH3q2lN8FB5pY7FSDnJZJRAqtDx9suO3tjZmk1eGfGUOWs353Lb1Z72eSYxReEdQ2cTFsPKG0KIb-qLRF1JiQODOQv2VeCS5nY9ftz8XwjIe5d-qhNgVstrLMh7OV8WvFypUxAPPboxQ-OF4MTubAGOOcy2pk7UReCjQ3YKifoIDBuZyZhbZllpZG3DJCfmeSFYQNQ7SXATJVt2A4c6o7BLabH202kbB4CFH24aUottYmwktUJJrLk9d9mHtA__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Springdale, Arkansas","date","2025-04-01T00:00:00Z","article","The Planning Commission approved a large‑scale development and two variances for a proposed Maverik convenience store and fueling station at the northwest corner of Wagon Wheel and North 405th Street. The project includes a 5,981‑square‑foot store, six fuel pumps and four high‑flow diesel pumps; the site is roughly 4.56 acres.

Engineering supported a variance reducing the drive separation from the minimum 20 feet to approximately 12.92 feet where doing so aligns the drive with an existing curb line and improves safety. Planning supported the variance for entry landscaping with the applicant relocating required foundation landscaping to the southwest portion of the site. Engineering requested a temporary construction or drainage easement from the Arkansas Department of Transportation for an existing crossing or, alternatively, shortening an outlet pipe to remain on site. The developer confirmed no overnight truck parking is proposed.

Commissioners approved both variances (vote recorded as unanimous) and then approved the large‑scale development subject to staff comments by an 8‑0 vote. Staff will require the applicant to provide foundation landscaping, confirm parking counts, submit structural and drainage details and comply with ADA and loading‑zone requirements before building permits are issued.

Why this matters: the store and fuel facility sit on a heavily traveled intersection; engineering and planning comments are intended to reduce safety risks at vehicle entrances and ensure the site meets landscaping and pedestrian standards while allowing project function and fueling operations.

Next steps: the applicant will provide revised landscaping plans and drainage easements or outlet adjustments and coordinate final engineering submittals prior to grading and permit issuance; staff will file appropriate approvals and conditions for permit checks.","mediaType","Video","parentTitle","Planning Commission April 1, 2025","oneSentenceSummary","Planning commissioners approved two variances and the large‑scale development plan for a 5,981‑square‑foot Maverik convenience store with multiple fuel pumps at Wagon Wheel and N 405th Street, subject to staff comments and engineering conditions.","taxTitle","Springdale City, Washington County, Arkansas","taxId",4593,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6076519,"After heated public comment, commission agrees to downzone Emery parcel to C‑2 (not C‑5) on Wagon Wheel",1279,3363000,4642000,"/Search/View?dp=1&key=2969301-15bdb09cb943cfa0fdefe99d4b2b5bc8&start=3363&end=4642","https://assets.pipeline.soar.com/2969301-15bdb09cb943cfa0fdefe99d4b2b5bc8/thumbnail_3363000.jpg","/articles/6076519/Springdale-City/Washington-County/Arkansas/After-heated-public-comment-commission-agrees-to-downzone-Emery-parcel-to-C2-not-C5-on-Wagon-Wheel","https://secure.pipeline.soar.com/6076519-e798fd29a3702911d27d7478d7bb8fba/orig.mp4?Expires=1771146249&Signature=G2JNccaOLshe9z7HOas-6iOK2gY16wew4WWzlz1kO2es5m1-PsoBiYNKNnaTkHqa5CCt6seRIf2gZshwMVEQcm1tz6ajpEE2ySm7kKIRuxrnTdVij1dPNbxibN8WIoxkAL-B0A6PHc6j5uORmN8tMimsNHlaAg5phifyJoq1KcRiFM0cPU11BAW9LbPrhKkm7JTqBfXoq119uBsJuuvQVfW~DFoINTXZCFt1PXcS78pj6lbllFMSJJT6IRaMiedVWaDnVl-qC7vEyGPmqYyhVNMasvnAC~eg0CXjGit~-aLRxF14QPGRX3LGlzW-5oBbn0TZ1-6tNcOxvX2B~qUeYw__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission approved a rezoning request for two acres at 2291 Wagon Wheel Road after the applicant revised the request during the hearing from C‑5 to C‑2. The commission voted 6‑2 to approve the A‑1 to C‑2 rezoning following extensive public comment from adjacent residents who said C‑5 intensification would degrade neighborhood safety and character.

James Hall represented Curtis Emery and Martha Wolf and initially sought a change to C‑5 for a property on the five‑lane segment of Wagon Wheel. After many neighbors described traffic, noise and land‑use compatibility concerns, Emery’s representatives offered to revise the application to C‑2 during the hearing. Chairman recorded the revised motion to rezone to C‑2 and the commission approved it 6‑2.

Nearly a dozen residents from surrounding subdivisions — Stonecrest, Windsor/Essex Cove and others — spoke against a high‑intensity commercial designation. Bruce Applegate, Dale Black and others said the 50 acres of mostly residential land north of Wagon Wheel is bordered by single‑family neighborhoods and should remain residential or receive a lower‑intensity commercial buffer. Several speakers raised traffic and safety concerns, asking for more buffering, slower speed limits and a traffic signal near Robins Road.

Applicant Curtis Emery described his parcel as a long‑held family property and said the property to the north (about 30 acres) was already being negotiated for commercial sale; he said C‑2 would be appropriate and offered to revise his request during the hearing. Commissioner comments recognized the property’s location on a high‑traffic corridor yet noted the need for buffering and compatible uses adjacent to established residential neighborhoods. The commission’s action was to recommend rezoning to C‑2; staff will prepare the ordinance for City Council on March 22.

Why this matters: the vote preserved a lower intensity commercial designation at an important Wagon Wheel corridor location after neighbors objected to heavier commercial zoning that would allow warehouse/flex or outdoor‑display uses. The compromise reduces the immediate risk of industrial‑style uses abutting long‑standing residential areas while signaling demand for small commercial or office uses in the corridor.

Next steps: staff will draft the rezoning ordinance for City Council and the applicant and neighbors should expect follow‑up on buffering, signage and access during site plan review if the property is developed under C‑2 uses.","Facing sustained opposition from nearby homeowners, the commission accepted the applicant’s revision and approved a rezoning from A‑1 to C‑2 for the Emery/Wolf parcel on Wagon Wheel Road, 6‑2; neighbors had urged that heavy commercial C‑5 zoning would harm residential character and safety.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6076524,"Commission splits on street‑improvement waiver for Our Lady of Sorrows expansion; variances approved",320,2717000,3037000,"/Search/View?dp=1&key=2969301-15bdb09cb943cfa0fdefe99d4b2b5bc8&start=2717&end=3037","https://assets.pipeline.soar.com/2969301-15bdb09cb943cfa0fdefe99d4b2b5bc8/thumbnail_2717000.jpg","/articles/6076524/Springdale-City/Washington-County/Arkansas/Commission-splits-on-streetimprovement-waiver-for-Our-Lady-of-Sorrows-expansion-variances-approved","https://secure.pipeline.soar.com/6076524-5f1f99665a9745f323841c30ae0df11a/orig.mp4?Expires=1771146249&Signature=Wps8ua8RqP7WdFaJ9-BqQX6a126PWm5BQ1T~I2Yjs~Rt534YvXgfXElzb96b7f9HrrBbfPosXm40mBtIa0bBEePxSSSP98-Q3E1icrD1BeOn~5iv1AX4QxbCLF59LU3ngZSodb62-J1zXt24NrqdypfdmW0QTX9I7DR-tKuBUljUGGPG9AUHKY9n1V90w9dZVyLMyFLIVJqTGEniU35MzW-pc3vGGIk3OtDB3B6n6iq4BvHsZK9ZpOiCF3VFvW~SUPDCDt5kmqGf2UZ3GgRRSsDAYVaPN5d9RC8RZlnHmf~RKQEaN53la5c6Nda9gw7ndg~K0ZAV8cwDaaYuvCsIBw__&Key-Pair-Id=KUT5TJCACFTXG","Commissioners approved a large‑scale plan and two variances for an expansion at Our Lady of Sorrows Catholic Church but were evenly divided on a developer request to waive street‑improvement obligations on Graham Road. Because the vote on the waiver was 4‑4 the waiver was not recommended by the commission and will be forwarded to City Council for final action.

Katie with Core Architects and Jonathan Schmitz of Engineering Services presented a plan to add a parish hall and upgrade a gravel parking area adjacent to the existing church. Planning and engineering asked for typical construction details: reinforced concrete piping in rights‑of‑way, sidewalks, curb and gutter or drainage facilities required by the Master Street Plan, and structural plans for any retaining walls. The applicant requested waivers for full street improvements along Graham Road on the grounds that future planned improvements and an eventual overpass would alter the street and potentially require rework if completed now.

Planning staff supported variances for pedestrian flow and landscaping and recommended denial of the waiver as a planning commission action because of concerns about timing: if street improvements were installed now they might be torn up later when planned larger projects occur. Commissioners debated whether building the street to city standards now or deferring would be better for the neighborhood; one commissioner said a minimum street‑light at the site should be required if the commission allowed a waiver because Graham Road is “incredibly dark.” The commission approved the two variances (one for pavement/parking layout and another for pedestrian flow/landscaping) on recorded votes and approved the large‑scale project subject to staff comments 8-0; the waiver vote tied 4‑4 so the commission did not recommend approval and staff will prepare a resolution to forward to City Council for their March 22 meeting.

Why this matters: the project upgrades church facilities and parking, but the waiver request raised a policy choice about who should pay now for street work that may be replaced later; neighbors and commissioners pushed for at least minimal lighting and pavement so that safety and walkability are not left to future, uncertain projects.

Next steps: applicant will coordinate with staff to provide revised parking counts and sign removal, clarify the proposed paving schedule for the site, and attend the City Council hearing where the waiver will be considered.","The Planning Commission approved variances and a large‑scale development for Our Lady of Sorrows church expansion but deadlocked 4‑4 on a requested waiver to defer street improvements on Graham Road, so the commission forwarded the waiver to City Council without a recommendation.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6076528,"Commission hears floodplain and access concerns but approves New Emma apartment plan subject to conditions",104,2174000,2278000,"/Search/View?dp=1&key=2969301-15bdb09cb943cfa0fdefe99d4b2b5bc8&start=2174&end=2278","https://assets.pipeline.soar.com/2969301-15bdb09cb943cfa0fdefe99d4b2b5bc8/thumbnail_2174000.jpg","/articles/6076528/Springdale-City/Washington-County/Arkansas/Commission-hears-floodplain-and-access-concerns-but-approves-New-Emma-apartment-plan-subject-to-conditions","https://secure.pipeline.soar.com/6076528-1828ca77a01756136f486defdd08301d/orig.mp4?Expires=1771146249&Signature=m-PMGfMDQp8juVVETBZ2CucTwZY0l29KNo025bHcfAABuQPI7huMZQ-tYrjK7hRT~Niz-UQQ7QWV2tt0k3YmfuhclRR91JJNCITSQM5wk3o87sYHctYoQFI~8tAEKnUkinOX2REP0TtuvSR3CDMp7Xg5abh9B5rdSeaVzf9eKK-DRqCBcCkyOvYXBDSQhtdwy1d79U-JYXh2qnTvmUNAMIXfZ~llYvQW3RkmnrsfxdsnPVzcGuN8zp~tf0zXC0FkhE1FsYvVatyCWKSh4FPBTcUo4Ed2p4XyfIjtCjSbynnhniD0Qn6QAf7kkjUcvp6jKGP1QCO2LEYHwy6k4GCPug__&Key-Pair-Id=KUT5TJCACFTXG","The Springdale Planning Commission voted to approve the New Emma Apartments large‑scale development by ESI and Lloyd Companies, subject to staff comments, after engineering raised concerns about floodway impacts and emergency access to two apartment buildings north of an on‑site floodplain.

Commissioners approved the project 8-0, but the discussion focused on stormwater, base flood elevations and the safety of a long dead‑end access drive that could be inundated during high‑water events. Katie (engineering) asked the applicant to provide a downstream analysis showing the proposed work does not increase base‑flood elevations (BFE) or velocities at Fortieth Street and to submit a floodplain development permit and no‑rise certification. Engineering noted the site includes about 20–30% floodway and that access across the floodplain could be cut off by storm flows; staff recommended considering a connection (bridge or box culvert) across the creek to create a secondary safe access instead of relying on the long dead‑end.

ESI’s Jason Apple and design team said they will submit the requested downstream analysis, no‑rise documentation and coordinate with FEMA and engineering as required. The developer had previously obtained a letter from the fire chief approving the extended dead end; planning staff noted that, while the project as shown meets minimum fire‑access standards, engineering and planning recommended the applicant study a connection across the creek because the current access point could see 3–4 feet of inundation in modeled events.

Planning staff also objected to the proposed location of a multifamily play area on the west side of Building 1 because it conflicts with Crime Prevention Through Environmental Design (CPTED) visibility guidelines; the applicant agreed to explore a safer alternative location or mitigate with perimeter/frontage landscaping and to apply for a variance if necessary.

The commission’s motion to approve the large‑scale development was made subject to staff comments; the applicant agreed to provide the downstream and FEMA documentation and to revise amenity placement and the photometric/bollard details called out by planning and code. Engineering specifically requested geotechnical reports, structural details for any required retaining walls and a floodplain permit and no‑rise certification before grading and utility work in the floodway is allowed.

Why this matters: the project would add multifamily housing to a site with substantial floodplain constraints; staff and commissioners emphasized public‑safety and flood‑modeling documentation before final construction approvals and encouraged the developer to study a safe, redundant access across the creek.","Planning staff recommended and the commission approved the New Emma Apartments large‑scale project subject to staff comments, while engineering flagged floodplain access risks for two northern buildings and asked the developer to provide downstream analysis and no‑rise certification.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6076533,"Planning commission approves Blue Ribbon ‘Tradewinds’ PUD rezoning and preliminary plat for mixed-use development",3083,193000,3276000,"/Search/View?dp=1&key=2969301-15bdb09cb943cfa0fdefe99d4b2b5bc8&start=193&end=3276","https://assets.pipeline.soar.com/2969301-15bdb09cb943cfa0fdefe99d4b2b5bc8/thumbnail_193000.jpg","/articles/6076533/Springdale-City/Washington-County/Arkansas/Planning-commission-approves-Blue-Ribbon-Tradewinds-PUD-rezoning-and-preliminary-plat-for-mixed-use-development","https://secure.pipeline.soar.com/6076533-f49d7385fcc30fb30e8bca6309c28a50/orig.mp4?Expires=1771146249&Signature=dyN4sw1b1tUp8b5kr90NtDtpSDJieyYvjPkuTL2culMgXPnGzQi61bSDOmDhXrqpNk9ar1ktAlG3SqHUh63GUUe6lcwW5lqvlWyYPEGyuEGezhXRtYxSjZvy-WBaqctW3RqCZgdIg43SLS18~VBIGKOoqV45-e5ZtZGKexg~0cj8gkFfe3CiyvhVjjeUtH1ZdeLjJ4ghlzpgvg82FVEL8xIkmYgLiga9t1kp5q3hu5-ZPrw5-VZeMK-eVvZbV1vb3KNMitz423ClRSmhrh2ymLih1mXCJY2VWVkvtoiELXr28Y3Dw2MR7P4sJiTc9RcEp3Y5~6HJUbluCSlhZzI1lQ__&Key-Pair-Id=KUT5TJCACFTXG","Springdale Planning Commission on March 18 approved an application to rezone 11.14 acres at the intersection of Highway 112 and Wagon Wheel Road from A-1 Agricultural to a Planned Unit Development named Tradewinds and approved the project’s preliminary plat subject to staff comments.

The commission granted the rezoning by an 8-0 vote after a roughly 30-minute presentation by the applicant team and detailed staff review that described the PUD as a mixed-use master‑plan community with single-family lots, townhomes, a commercial area and extensive common open space.

The PUD narrative and development plan presented by Will Kaelstrom of Crafton Tolle (applicant representative) laid out four internal zones: Zone 1 for single-family homes (proposed three final plats, three phases), Zone 2 for townhome/multi‑family units (five phases), Zone 3 for commercial uses and POA-owned common space, and Zone 4 retained in single ownership for open-space/floodplain preservation. The plan lists 14 total construction phases, a proposed overall density of about 4.3 units per acre and an estimated 516–688 bedrooms in the for-sale and rental housing products (the staff memo shows total residential bedrooms estimated 1,032 to 1,376 when combining product counts).

Staff recommended approval of the rezoning and PUD development plan with revisions and standard conditions. Planning staff reviewed required open‑space calculations (the PUD must provide at least 15% open space; the application showed required 15% with provided areas reported as 16.67 acres and alternatively listed 18.81% in a different table — staff asked the applicant to clarify that discrepancy). Engineering raised construction‑stage comments including a plan for transitioning Wagon Wheel into the Arkansas Department of Transportation right-of-way, connection details for the trail at the Wagon Wheel roundabout and geotechnical and design items to be resolved before grading permits are issued.

Public commenters generally supported thoughtful development but asked the commission to add conditions. Resident Maxie Tomlinson said she did not oppose the rezoning but urged conditions to limit off‑site commercial uses and storage by Blue Ribbon Industries during construction and requested a covenant prohibition on firearms discharge across the site’s open space. Tomlinson said, “We would like Blue Ribbon Industries … not be allowed to store any of their equipment or materials that are not directly related to that which is necessary for the construction of the Tradewinds phases.” Another neighbor urged limits on construction access from Wagon Wheel to reduce wear on that road; an applicant representative said construction access from Highway 112 was acceptable and aligned with the truck‑route ordinance. Owners of the large private parcel in Zone 4, Lauren Blass, said the owner wanted to retain the 31.23‑acre private tract and did not intend to fence or restrict casual public access but noted much of Zone 4 is floodplain and “we can't build there.”

Commissioners pressed the applicant on materials, setbacks and drainage details. Staff explained drainage requirements that finished‑floor elevations would need to meet Springdale freeboard and floodplain rules and requested that pond easement location and pond‑to‑building separation language be clarified in the PUD conditions. The planning commission voted 8-0 to rezone the property to a PUD and separately voted 8-0 to approve the preliminary plat subject to staff comments; planning staff will prepare the ordinance and conditions for the City Council hearing scheduled for March 22.

The PUD and preliminary plat will return to staff for technical edits: clarify the open‑space percentage, correct zone/phase numbering in the narrative, provide final phasing and construction staging details, confirm drainage easement placement around ponds, and submit building‑material percentages and ARC (architectural review committee) procedures required before final plats and building permits. The applicant also agreed to coordinate trail signage, alley lighting and construction access with engineering and city staff.

The commission’s approvals are a rezoning recommendation and a preliminary plat approval. Final plats, development plan edits, covenants and any building permits will be subject to separate staff review and approvals and must meet the conditions the commission recorded in its motions.

Votes at a glance:
- Rezoning R25-15 (A-1 to PUD, Tradewinds): passed 8-0 (call for vote by Commissioner Chris Hussain).
- Preliminary plat (Zone 1 phases 1–3 and associated plats): motion subject to staff comments; passed 8-0 (motion by Commissioner Chris Hussain; second by Commissioner Ray Cardiel).

Why this matters: the PUD will add a multi‑phase mixed‑use neighborhood to Springdale with single‑family, townhome and commercial components and significant open space and stream‑restoration work. Neighbors raised operational concerns about construction access, storage and potential uses in a privately retained open‑space parcel; staff will enforce technical conditions and the POA covenants attached to final plats.

The Planning Department will present an ordinance to City Council on March 22 for final action on the rezoning.","The Springdale Planning Commission voted 8-0 to rezone an 11.14-acre parcel at Highway 112 and Wagon Wheel Road from A-1 agricultural to a Planned Unit Development (PUD) called Tradewinds; commissioners also approved the associated preliminary plat subject to staff comments.","actionData","errors"]

Article not found

Commission grants variances and approves large‑scale site plan for Maverik convenience store with fuel pumps

After heated public comment, commission agrees to downzone Emery parcel to C‑2 (not C‑5) on Wagon Wheel

Commission splits on street‑improvement waiver for Our Lady of Sorrows expansion; variances approved

Commission hears floodplain and access concerns but approves New Emma apartment plan subject to conditions

Planning commission approves Blue Ribbon ‘Tradewinds’ PUD rezoning and preliminary plat for mixed-use development