Centerton Planning Commission Recap - May 6, 2025

Centerton Planning Commission Recap: May 6, 2025

It was a full house last night at the May 6th Planning Commission meeting, and even after a long day of calls and a few unexpected fires, I made it there—because staying plugged in helps me guide my clients through big decisions and even bigger transitions. I’m not on the Commission, but I show up to be informed and ready. Let’s dive into what you need to know from this week’s meeting.

📅 Administrative Approvals Ratified

Several smaller items received administrative approval but were formally ratified by the Commission. While they weren’t up for full discussion, they show the variety of ways Centerton is growing:

• Zephyr Electrical, LLC: Approved for a home-based office in Sonoma Valley at 1140 Shiraz Drive. Straightforward use aligned with R-2 zoning.

• Arcanum Software, LLC: Approved to operate an online sales and licensing business from home in Bellewood at 830 Fontana Street. Another R-2 approval for a low-impact use.

• Latter-Day Saints Modular Building: Though administratively approved, staff chose to bring this forward for transparency. A temporary modular classroom will be located at the Church of Jesus Christ of Latter-Day Saints property near Seba and Gamble. It’s limited to a 3-year placement and includes screening and lighting that meet all previous conditional use stipulations.

• Coffelt Farm Lot Split at 148 Seba Road: A large C-3 zoned commercial property was split into two tracts (2.66 and 16.93 acres), with a key focus on proper drainage easements and public right-of-way dedication to support future development.

🏠 Conditional Use Approved: Pool House in Versailles Subdivision

• Passed unanimously.

• Trent and Sarah Miller received approval to construct a 752 sq. ft. pool house at 1482 Le Chesnay Drive. Though technically an accessory dwelling unit (ADU) under the city’s code, it will not have sleeping quarters and will tie into the existing septic system.

• The design—featuring a great room, outdoor kitchen, bathroom, and covered patio—complements the neighborhood’s architectural standards and meets all setback and lighting requirements.

• The Commission clarified that the city’s role is limited to zoning and code compliance; enforcement of POA covenants (which are in place for Versailles) is a private matter. This was a good example of how the Commission respects both city code and neighborhood autonomy.

🏗 Rezoning Denied: 196 Western Heights Circle

• Denied unanimously.

• A request to rezone this half-acre residential lot from R-1 to C-2 (highway commercial) was submitted by a property owner who wished to convert the home into a small doctor’s office.

• While the comprehensive land use plan envisions commercial uses along this corridor in the long term, this lot is embedded within a fully residential subdivision, with homes directly on both sides.

• The Commission heard passionate, thoughtful public input: neighbors expressed concerns about increased traffic on a narrow road, reduced safety for children, incompatible commercial uses, and the precedent it would set for further piecemeal rezoning.

• Planning staff and commissioners discussed the zoning implications in depth, noting that C-2 allows intense uses by right—such as auto repair, car washes, and auction houses—and that this rezoning would render the existing home non-conforming.

• Ultimately, the Commission agreed: approving a single-lot rezone in the middle of a neighborhood would not be compatible or cohesive with surrounding uses. Their unanimous “no” vote reflected a strong commitment to long-term planning integrity and respect for residents’ investment in their community.

📈 Mercy Centerton Clinic Addition: Preliminary Plans Approved

• Passed unanimously.

• Mercy plans to expand its existing clinic at 1225 E Centerton Blvd with a 6,918 sq. ft. addition. The expansion includes 44 new parking spaces, enhanced lighting, and a revamped landscape plan.

• Importantly, the drainage was carefully reviewed and tied into the existing Willow Crossing detention infrastructure—no new pond required.

• Staff confirmed all setback, utility, and parking ratios were exceeded. Commissioners commended the design for exceeding landscape screening standards, particularly where the clinic borders residential property.

• This project is a textbook example of how commercial development can grow responsibly and collaboratively when done within an appropriate zoning district.

✍️ Title 15 Code Update: Public Hearing Held

• The city, in partnership with Garver, presented a redraft of Title 15, the development code that governs subdivision and site planning standards.

• Highlights include:

  • Clearer formatting and reorganization to simplify navigation for developers.

  • Stronger rules around construction timelines to prevent developers from delaying projects indefinitely after approval.

  • Updated landscaping/tree lists vetted by Centerton Utilities to reduce root conflict with infrastructure.

  • Enhanced driveway access standards to reduce curb cuts and improve traffic safety.

  • Clarification on what triggers development review (based on impervious surface size).

  • More clearly defined expectations for easement widths, access spacing, stormwater modeling, and shared drive requirements, especially along roads expected to become collectors.

  • New minimum thresholds for development review (1,500 sq. ft. of new impervious area or more) to better manage the pace and intensity of infill growth.

• These updates were developed through significant interdepartmental coordination and engineering feedback.

• Next steps: Staff and Garver will refine the draft to incorporate final annotations from the city engineer and utility providers. Once completed, the redrafted code will be brought back before the Planning Commission for formal recommendation to City Council, where it will be considered for adoption. Expect further updates in the coming weeks as these final touches are made.

🚧 Sewer Capacity Update

• The city is continuing to monitor sewer capacity—still a key limiter in greenlighting new developments. While no new action was taken at this meeting, staff emphasized it remains a top priority and ongoing constraint in planning decisions.

📝 ULI Small Communities Grant Opportunity

• The Urban Land Institute (ULI) Small Communities Grant application window remains open until May 23rd.

• This grant could bring new funding and technical support to Centerton for long-term planning initiatives such as livability, infrastructure expansion, and sustainable community growth.

• City staff encouraged interested parties and stakeholders to stay tuned for updates on how the grant might support Centerton’s broader development goals.

📌 Final Takeaways

• The Planning Commission did a commendable job weighing individual property rights against the broader interests of the community.

• Residents were heard, technical standards were met, and long-term impacts were clearly considered.

• Centerton’s growth continues—but with intention, structure, and a deep respect for the people who call this city home.

Bookmark this blog and check back after each meeting for the latest Centerton planning news from your local real estate expert, The Blue Haired Broker with Engel & Völkers Bentonville.

And if you want to hear even more hyper-local real estate insights, join me at this month's Coffee with the Mayor—this Saturday, May 10th at 9:00 AM at Old City Hall on Main Street. I'll be presenting my April Centerton Real Estate Market Update, so come grab a cup and stay informed!