Multifamily extensions, another short term rental, rezonings, and 78 more single family lots moving forward

Some Planning Commission meetings are about brand new ideas.

This one was more about timing, cleanup, and what happens when projects are ready on paper but still waiting on infrastructure.

Two apartment projects asked for more time because of sewer capacity.
Another short term rental came through in Featherston Village.
Three rezones moved forward.
Magnolia Landing Phase 3 reached final plat and bonds.
And staff hinted that more code cleanup is still coming, including accessory structures and ADUs.

If you own a home in Centerton, this meeting matters because it touches housing supply from several angles.

Apartments.
Short term rentals.
Estate residential land.
Commercial along Highway 102.
Single family lots.
Sewer timing.

Here’s what happened.

Approval of Minutes

The Planning Commission approved the March 17, 2026 meeting minutes.

No opposition.

Administrative Approvals

The Commission ratified four home occupation approvals.

Pals Pastry LLC

1630 Cherrie Street
Baked goods for order and pickup
Zoned R2 in Creekside Subdivision Phase 2

Pine North Publishing LLC

1611 Ashmore Landing Loop
Online self publishing
Zoned R2 in Ashmore Landing

My Lese Valet

651 Sun Meadows Loop
Trash valet services
Zoned RTH2 in Bliss Street Town Homes

Huffman Holdings, LLC

510 Oakleaf Trail
Online purchasing and resale
Zoned R2 in Oak Tree Subdivision

All four were approved as administrative items.

What this means for residential real estate

Home based businesses continue to be part of the way people live and work in Centerton.

These approvals are usually quiet, but they matter because they show the city can allow small scale work from home activity while still keeping neighborhood impact in check.

For buyers, this is another reminder that flexible space matters. A spare bedroom, office, garage workspace, or well designed drop zone can be a real value add when more people are running online businesses, side businesses, or remote jobs from home.

Old Business

Dunes at Prairie Valley

1121 Kimmel Road
Extension of Preliminary Plans and Adjacent Street Agreement
Zoned R4 Multifamily
21.01 Acres
23 Buildings
562 Units

The first old business item was Dunes at Prairie Valley.

This project was previously approved by the Planning Commission on April 15, 2025, but construction has not started because of sewer capacity constraints.

The applicant requested a one year extension of the preliminary plans and adjacent street agreement approval.

Staff explained that the project includes 562 residential units within 23 residential buildings and has two approved PUDs, one for each parcel.

The property has water access along Kimmel Road and Buckhorn Flats Road, sewer along the north side of Kimmel Road, and is within the floodway. Staff noted the project has gone through flood permit requirements.

There was also a plan update submitted on March 11, 2026.

That update included:

• Newer building footprints
• A redesign of the northwest corner of the site
• A reduction of two units
• Clubhouse and fitness areas moved into Buildings 1 and 2
• A reduction of one parking space
• Minor site changes tied to building locations, utilities, and grading

Staff is still waiting on a plan resubmittal to confirm the changes comply with all PUD requirements.

The Commission clarified that if the redesign does not comply, the applicant would have to come back through the process.

Outcome

The one year extension was approved.

No opposition.

What this means for residential real estate

This is a big housing supply item.

Dunes at Prairie Valley is 562 multifamily units. That is not a small project.

But this approval does not mean construction starts tomorrow. It means the previous approval stays alive while sewer capacity is being resolved and updated plans are reviewed.

This also shows the difference between delays caused by an applicant and delays caused by infrastructure.

Earlier this year, KO Storage was denied an extension because the delay was tied to market timing and internal decisions. Here, the delay was tied to sewer capacity, which is a city and regional infrastructure issue.

That distinction matters.

Stoneleigh Apartments Phase 2

501 East Centerton Boulevard
Extension of Preliminary Plans and Adjacent Street Agreement
Zoned R4 Multifamily
6.28 Acres
4 Buildings
113 Units

The second old business item was Stoneleigh Apartments Phase 2.

This project is just west of the original Stoneleigh development and includes 113 multifamily units in four apartment buildings.

The applicant explained that the project is unchanged from what the Commission previously approved and is basically waiting on sewer capacity to be resolved before moving to pre construction.

Staff confirmed the preliminary plans and adjacent street agreement were originally approved by the Planning Commission on April 1, 2025.

All remaining staff comments have been addressed.

The only issue holding the project back is sewer capacity.

Outcome

The one year extension was approved.

No opposition.

What this means for residential real estate

Stoneleigh Phase 2 is another reminder that Centerton housing supply is not just about demand from builders or renters.

It is also about infrastructure timing.

When sewer capacity slows projects, it can delay both rental supply and future housing availability. That can ripple through the market because rental availability, new construction timing, and buyer demand are all connected.

New Business

Spencer Short Term Rental

871 Reading Railroad Lane
Featherston Village
Zoned R3 Single Family
0.07 Acres

The first public hearing was for a short term rental request in Featherston Village.

The applicant, Madison Spencer, requested conditional use approval to operate the home as a short term rental through platforms like Airbnb and VRBO.

The home is:

• 801 square feet
• 2 bedrooms
• 1 bathroom
• Located on a 0.07 acre lot
• Zoned R3 single family with PUD19-02
• Connected to Centerton water and sanitary sewer

The applicant stated the goal was to convert the residence into a short term rental to maximize income.

No structural changes were proposed.

Staff Report

Staff explained that the property is surrounded by R3 single family zoning in Featherston Village to the north and west.

The property to the east is zoned R4 multifamily and is tied to the future Dunes at Prairie Valley project. The property to the south is zoned A1.

The streets in Featherston Village are private, with no sidewalks. However, pedestrian trails are located at the rear of the interior lots and within common areas.

Parking was a key point.

The existing driveway provides two uncovered parking spaces.

No on street parking is allowed in the subdivision, but there is designated guest parking on the north side of Reading Railroad Lane directly across from the property.

Commissioner Curtis Ramsey asked whether that guest parking was permanent or whether it would disappear when lots develop.

Staff clarified that it is permanent.

The applicant stated the home would accommodate a maximum of four guests.

Staff recommended an indefinite term of approval, consistent with other short term rentals in Featherston Village, with the approval expiring if the approved use is discontinued for one year.

A mounted fire extinguisher is required.

Public Comment

No one spoke in person.

An email from Mr. Hodges was summarized during the public hearing. He asked that the permit be declined and questioned the purpose of the request and whether there were other short term rentals in the neighborhood.

The Commission had no further questions.

Outcome

The short term rental was approved unanimously.

What this means for homeowners

This is another example of Centerton reviewing short term rentals case by case.

The key details here were:

• Maximum occupancy of four guests
• Existing driveway parking
• No on street parking allowed
• Permanent guest parking nearby
• No structural changes
• Indefinite approval unless the use is discontinued for one year
• Required fire extinguisher
• Public hearing process

For buyers, this matters because short term rental potential should not be assumed.

Even if covenants do not prohibit rentals, the city still requires conditional use approval. Parking, neighborhood design, occupancy, and public comment all matter.

For homeowners nearby, it also means complaints and conditions are part of the public record and the use can be reviewed if there are issues.

King Trust Rezone

13301 LC Hickman Road
A1 Agriculture to RE Residential Estate
5.94 Acres

The next public hearing was for the King Trust property on LC Hickman Road.

This request came out of a property line adjustment.

The adjustment created a 5.94 acre parcel, which is below the 10 acre minimum required for A1 Agriculture. Because of that, the applicant requested rezoning the parcel from A1 to RE, which stands for Residential Estate.

The property has an existing residence and accessory structure.

Centerton water is available, but there is no sewer connection within 300 feet. The existing home is served by septic.

Staff Report

Staff explained that Residential Estate zoning is meant to provide for and protect a rural residential environment, especially larger lots with rural residential uses, crops, animals, and related activities.

This parcel is located on LC Hickman Road, west of North Tycoon Road.

Surrounding properties are agricultural and are either undeveloped or used residentially.

Further east is Edgewood Estates. Northeast is Prairie Brook. Further south is Huber Place.

Staff also noted something important.

The adopted land use plan designates this area as high density residential, and the property is located within Node 5, an area intended to eventually provide a greater mix of housing options.

So technically, the rezone to Residential Estate is not consistent with the Comprehensive Plan’s long term high density vision.

But based on the current surrounding development, it is compatible with the surrounding uses and zoning because it remains residential in character.

Public Comment

Tyler Thompson, controlling trustee for the property, said this was a first step toward making the property more consistent with future land use planning and opening more land for future development.

A nearby resident, Genevieve Litchfield, asked general questions about what the rezone meant. She wanted to understand whether the property was being opened up to high density development.

The Commission and staff clarified that this specific striped area contains the existing house and is being rezoned to Residential Estate because of the lot size issue created by the property line adjustment.

They also explained that the surrounding King Trust property would remain agricultural for now. If future development comes forward, that would require its own process and notifications.

Commission Findings

The Commission walked through the required rezone considerations.

They found:

• It is technically not consistent with the Comprehensive Plan because the future land use map shows high density residential
• It is compatible with the surrounding area because it remains residential
• The permitted uses in RE would be compatible in this location
• It does not create a special benefit that would not be considered for similar properties
• There were no public objections, only general questions

Outcome

The rezone from A1 to RE was approved unanimously.

What this means for residential real estate

This one is a good reminder that the future land use map is a guide, not an automatic rezoning.

The long term plan may show more density in an area, but the Commission still looks at current context, surrounding uses, parcel size, utilities, and what is actually being requested.

For nearby homeowners, this approval does not mean dense development was approved on that parcel.

It means a smaller estate residential parcel was brought into a zoning category that better matches its size and current residential use.

Twelve Stone Construction and Design Rezone

Bliss Street and Keller Road
C2 Highway Commercial to R3 Single Family

The next public hearing was for a rezone at Bliss Street and Keller Road.

The agenda listed the broader property at 6.92 acres, but staff clarified the specific section being rezoned is 1.03 acres.

The applicant explained that the request was to rezone the property back to what it had previously been, R3 single family.

Why?

Because the commercial layout did not work well on that portion of the site.

City Engineer Alan Craighead added that when the commercial layout was reviewed previously, driveway separation requirements severely limited what could actually work there.

The applicant said the goal is to add three single family lots along with the adjacent residential layout.

Staff Report

The property is on the southeast corner of Bliss Street and Keller Road.

Nearby zoning includes:

• Skyline Cottages to the north, zoned R3 single family
• Fox Haven Phase 1 to the east, zoned R3 single family
• Crystal Cove Townhomes to the west across Keller Road
• Centerton Water and Sewer Department to the south

This property has access from both Bliss Street and Keller Road.

Keller Road is designated as a minor arterial, and Bliss Street is designated as a major collector.

Centerton water and sewer are available from existing lines along Keller and Bliss.

The land use plan designates this area as medium high density residential, which supports denser residential development near major roadways.

Staff found the request consistent with the Comprehensive Plan and compatible with surrounding residential uses.

Public Comment

No one spoke during the public hearing.

Commission Findings

The Commission found:

• The rezoning is consistent with the adopted Comprehensive Plan
• The rezoning is compatible with the surrounding residential area
• The permitted uses in R3 single family would be compatible
• It does not provide a special benefit that would not be considered for similar properties
• There was no public opposition

Outcome

The rezone from C2 to R3 single family was approved unanimously.

What this means for residential real estate

This is a good example of planning correcting course.

On paper, commercial near major roads can make sense. But if driveway spacing, access, and site layout do not work, forcing commercial can create more problems than value.

In this case, bringing the section back to R3 single family appears to better match the surrounding neighborhoods and actual site constraints.

For homeowners nearby, this means fewer commercial impacts at that corner and a cleaner residential transition.

RMC 102 Centerton Rezone

West Highway 102
A1 Agriculture to C2 Highway Commercial
2.20 Acres

The next public hearing was for a 2.20 acre property on the south side of West Centerton Boulevard, east of Keller Road and the future Wade Road.

The request was to rezone from A1 Agriculture to C2 Highway Commercial.

The applicant was represented by Swope Consulting.

Staff Report

Staff explained that C2 Highway Commercial is intended for businesses that serve highway traffic, such as service stations, drive in restaurants, motels, supermarkets, and similar uses.

The property has access from West Centerton Boulevard, which is designated as a major arterial with 100 feet of right of way on the Master Street Plan.

Centerton water is available, but there is no sewer connection available within 300 feet.

The Comprehensive Plan identifies this area as part of the Highway 279 section of the Centerton Boulevard corridor.

Staff described this corridor as a mix of housing, commercial, industrial, and employment uses. The plan identifies Centerton Boulevard as the city’s strongest commercial district and a major driver of commercial activity.

This property is designated as Business Park, intended for professional employment and office uses, including office buildings or campus style employment settings.

Staff found the C2 request consistent with the Comprehensive Plan and compatible with surrounding uses because there is already commercial zoning to the north and the corridor is intended to support commercial activity.

Public Comment

No one spoke during the public hearing.

Commission Findings

The Commission found:

• The rezone is consistent with the Comprehensive Plan
• The area has a mix of uses, including commercial across the street
• The permitted uses in C2 would be compatible in this location
• It does not create a special benefit that would not be considered for similar properties
• There was no public opposition

Outcome

The rezone from A1 to C2 was approved unanimously.

What this means for residential real estate

This one is about the continued commercial evolution of Highway 102.

For homeowners, commercial growth along major corridors can be a double edged sword.

It can mean:

• More nearby services
• More convenience
• Stronger local tax base
• More employment activity
• Higher traffic volumes
• More importance placed on access management and buffering

As Centerton Boulevard continues to mature, these small rezones help shape what kind of corridor it becomes.

Magnolia Landing Phase 3

Final Plat and Bonds
North Side of Vaughn Road
Zoned R3 Single Family
22.50 Acres
78 Buildable Lots
1 Unbuildable Lot
78 Dwelling Units

The final development item was Magnolia Landing Phase 3.

This phase includes:

• 78 single family lots
• Tracts G and H
• A retention pond
• Phase 4 separated into Tract H
• Density of 3.46 units per acre

The site has passed final inspection, and the as built drawings were approved.

There were still minor comments left on the final plat and draft bond language, but the major inspections and engineering items were moving forward.

Single Family Instead of Duplex

This was one of the more important discussion points.

The developer stated they would like all lots within Magnolia Landing to be built as single family homes instead of having some lots built as duplexes.

Because of that change, extra utility service connections that had been installed for lots 116 through 126 were removed. Centerton Utilities reinspected the site to make sure the utility work was completed correctly.

Commissioner Wendy Henson raised a practical concern.

If the lots are still zoned or designated in a way that suggests duplex use, future buyers or builders could be confused.

She asked whether the developer intended to rezone the duplex lots back to R3 single family to avoid issues later.

The discussion clarified that while single family can be built in a zoning category that allows duplexes, it could still create confusion later for utilities, appraisals, buyers, and future expectations.

That matters.

Zoning and plat language do not just affect what is built today. They affect how people understand the property later.

Streets and Bonds

Staff also walked through the road and bond details.

Vaughn Road improvements were handled with Phase 1.

South Tycoon Road right of way was dedicated with Phase 1, and improvements were phased with each Magnolia Landing phase. The Phase 3 section of South Tycoon was completed with Phase 3, and a performance bond was proposed for the remaining section to be completed with Phase 4.

Goodlett Road right of way was also dedicated with Phase 1, with improvements planned for Phase 4.

The bond package includes:

• Streets and drainage warranty bond at 50 percent for two years
• Water and sewer warranty bond at 50 percent for one year
• Performance bond for remaining South Tycoon Road improvements
• Performance bond for the Phase 3 pond aerator

The pond aerator was not included in the original pond plan, so the applicant requested to install it with Phase 4 when electrical or solar access can be addressed.

Outcome

Magnolia Landing Phase 3 final plat and bonds were approved.

The motion included a condition tied to rezoning the applicable duplex lots to single family or addressing planning comments.

No opposition.

What this means for residential real estate

This is 78 more single family lots moving forward in Centerton.

For buyers, that means more future new construction options.

For nearby homeowners, it means continued growth, more neighbors, and more completed infrastructure in this area.

The duplex to single family discussion also matters because it shows how careful the city has to be with zoning labels, utilities, and future expectations.

A lot may be buildable today, but the details behind the plat can affect financing, appraisal, resale, and what future owners think they are allowed to do.

Other Business

There was no major Schedule of Uses discussion during this meeting.

Staff noted they have been busy with several overlapping work items and vacations.

They said the Schedule of Uses draft is getting close and that staff is also working on accessory structures, including ADUs and new laws related to those.

What this means for homeowners

Accessory structures and ADUs are worth watching.

State law changes and local code updates can affect things like:

• Garage apartments
• Detached guest houses
• Backyard cottages
• Extra living space
• Multigenerational living
• Rental potential
• Neighborhood density

This is one of those code topics that can sound small until it affects your own property rights or your neighbor’s plans.

Announcements

The next City Council meeting is scheduled for April 14, 2026.

The next Planning Commission meeting is scheduled for April 21, 2026.

The next Tech Review meeting is scheduled for April 16, 2026.

My Takeaways for Centerton Homeowners

This meeting had a few big residential themes.

1. Sewer capacity is still driving timing

Both Dunes at Prairie Valley and Stoneleigh Phase 2 needed extensions because they have been unable to start construction due to sewer constraints.

That is not just a developer issue.

It affects future housing supply, rental availability, market competition, and how quickly approved projects can actually become homes.

2. Short term rentals are still being reviewed case by case

The Spencer STR approval shows the city is continuing to review short term rentals individually.

Parking, occupancy, neighborhood rules, public comment, and conditions all matter.

3. Not every commercial zoning makes sense forever

The Twelve Stone rezone showed that commercial is not always the best fit, especially when access and driveway spacing make the site difficult to develop.

Sometimes the better planning choice is to return a piece of land to residential.

4. Highway 102 is continuing to evolve

The RMC 102 rezone shows more commercial activity being positioned along Centerton Boulevard.

That corridor will continue to matter for convenience, traffic, business activity, and residential appeal.

5. Single family inventory is still moving forward

Magnolia Landing Phase 3 adds 78 single family lots into the pipeline.

In a market where new construction timing has been affected by infrastructure, every final plat matters.

What This Means for Residential Real Estate

This meeting was a perfect snapshot of Centerton’s housing market beneath the surface.

Some projects are waiting on sewer.
Some lots are moving forward.
Some land is being rezoned to better match how it can realistically develop.
Some short term rentals are being reviewed through conditional use.
Some code updates are still coming.

That is why these meetings matter.

Real estate is not just what is listed today.

It is what is being approved, delayed, adjusted, and planned before most people are paying attention.

For homeowners, this affects:

• Future inventory
• Neighborhood feel
• Traffic patterns
• Rental activity
• Commercial convenience
• New construction competition
• Long term property value

Let’s Talk Strategy

If you are thinking about buying or selling in Centerton, or if you want to understand how nearby development could affect your home’s value, your neighborhood, or your future plans, let’s talk.

I follow the details so you do not have to.

Allie Verdery, The Blue Haired Broker
Centerton Luxury Real Estate Advisor
Engel & Völkers Bentonville

314.517.3196
allie.verdery@evrealestate.com
thebluehairedbroker.com

Bookmark the blog and check back after the next meeting. I’ll keep translating Planning Commission into real world real estate context.