Centerton Planning Commission Recap | August 18, 2026

The August 18 Centerton Planning Commission meeting was shorter than some recent meetings, but there were a few items worth paying attention to, particularly a new coffee shop proposal on North Main Street, a conditional-use request for an in-home preschool, updates to the Planning Commission’s bylaws and the next steps for Centerton’s Downtown Plan.

The Commission also introduced its incoming members and recognized two longtime members whose terms are coming to an end. The agenda included Dune Coffee at 567 N. Main Street, Tiny Roots Academy at 561 Aster Street, revised Planning Commission bylaws and several upcoming meetings tied to the Downtown Plan.

Planning Commission Bylaws Move to City Council

Under old business, the Commission revisited its bylaws and approved a recommendation that the revised version move forward to City Council.

Most of the changes were designed to make the bylaws match Centerton’s municipal code rather than repeating language that could eventually become outdated. That includes the structure of the nine-member commission, three-year staggered terms, the process for filling vacancies and training requirements for commissioners. The revised language points back to the applicable sections of city code so that if Council later changes those requirements, the bylaws do not conflict with them.

One of the more interesting changes involved abstentions. Under the revised language, an abstention is simply an abstention. It is not automatically counted as a "no" vote. The discussion clarified that if a commissioner abstains, that member is removed from the vote calculation rather than having the abstention treated as opposition.

The Commission also removed language that could have been read to prevent city staff from participating in deliberations. Staff still cannot vote, but they need to be able to answer questions and provide technical clarification while commissioners are discussing an item.

The Commission recommended the revised bylaws without opposition. They are expected to go to City Council on September 8 for acceptance.

Dune Coffee Moves Forward on North Main Street

One of the bigger development items was DEV25-08 Dune Coffee, proposed for 567 N. Main Street on approximately 0.62 acres zoned C-1. The request covered the preliminary plat and plans along with a fee-in-lieu associated with future street improvements.

The proposal would reuse the existing 2,932-square-foot structure, converting the former home into a coffee shop with indoor and outdoor seating and adding a detached covered patio. That reuse of an existing building brought several site-design questions into the discussion, including setbacks, parking, drainage, landscaping, access and how the property will eventually connect into improvements along North Main Street.

Because the existing building already sits relatively close to the road, the plan includes a requested 10-foot building setback along the frontage rather than the standard setback discussed by staff. A reduced setback was also requested along a portion of the northeast property line near the covered patio.

Staff said the project provides the required 21 parking spaces, along with pedestrian connections through the site. Access will come from North Main Street through a shared access arrangement with the property to the south. That shared-drive approach is intended to limit the number of separate driveways entering North Main as surrounding properties develop.

Drainage was another part of the review. Development of the site adds pavement and other impervious surface, which can increase runoff, so the plans include underground detention intended to reduce the post-development peak discharge. Staff said the preliminary drainage report had been approved.

The project also intersects with Centerton’s longer-term pedestrian plans. A 12-foot trail along North Main Street is planned as part of the site improvements, along with street trees. Commissioners spent some time asking how that trail will ultimately connect with existing sidewalks and future improvements farther north.

For the street improvements that will not be constructed with this project, the developer will instead pay a fee-in-lieu. In simple terms, that allows the project to contribute financially toward improvements that make more sense to construct later as part of a larger corridor rather than attempting to build an isolated section now.

Landscaping was also discussed. A previously approved waiver affected a small portion of the required landscape buffer near the patio. The applicant agreed to redistribute the affected shrubs elsewhere on the site rather than simply eliminating that landscaping.

The Commission ultimately approved Dune Coffee’s preliminary plat, plans and fee-in-lieu without opposition, contingent upon the remaining staff comments being addressed.

That distinction matters. This moves the development through this stage of the planning process, but there are still staff comments and subsequent permitting requirements to complete before the property becomes an operating coffee shop.

Tiny Roots Academy Approved on Aster Street

The Commission also held a public hearing for CU26-12 Tiny Roots Academy, a proposed registered family child-care home at 561 Aster Street in Southwinds Phase 2. The property is zoned R3-SF, and the conditional-use request allows child care for up to eight children.

The applicant described the business as a home preschool. Staff said approximately 650 square feet inside the home would be used for the operation, along with a fully enclosed backyard. Proposed hours are Monday through Friday from 8:00 a.m. to 4:30 p.m., and the owner would be the only employee.

Traffic and parking were the main points of discussion.

Because of the placement of driveways and drainage along Aster Street, staff noted that there is limited opportunity for vehicles to park along the street. The property does have a four-car driveway, but commissioners wanted to make sure drop-off and pickup would not create problems for nearby residents or block neighboring driveways.

The applicant said families would be given staggered drop-off and pickup windows rather than having everyone arrive at the same time. She indicated that the plan would generally have only a few parents arriving during each window and that those stops would be brief. Commissioners emphasized that neighboring driveways need to remain clear.

Staff also explained that the garage cannot be used for child care and that applicable fire, building and licensing requirements still have to be met before a business license can be issued.

One other point worth noting for residents in subdivisions: staff discussed the Southwinds covenants as well. Covenants are private agreements between a property owners association and its residents. The city evaluates whether the requested use complies with city zoning regulations, but it does not enforce private subdivision covenants.

No one spoke during the public hearing, and staff reported that no written public comments had been received.

The Commission then approved the conditional-use permit unanimously, 9-0. The approval is for an indefinite period, but it expires if the approved use is discontinued for one year and would then require a new application.

A Transition on the Planning Commission

The meeting also included introductions for the three commissioners whose new terms begin September 1: Joey Ingle, who is returning for another term, Kylee Sawyer and Michael Mullinax. Their terms run through June 30, 2029. The City’s current roster confirms those appointments and spellings.

Sawyer spoke briefly about her design background and previous work involving projects in Centerton. She said serving on the Planning Commission felt like a natural next step after already working with the city in a professional capacity.

Mullinax shared that he is a retired Texas police officer who relocated to Centerton with his family. He is originally from Arkansas and attended the University of Arkansas. He spoke about choosing Centerton intentionally and wanting to participate in how the city continues to grow.

The Commission also recognized John Sessoms and Devin Murphy as their current terms come to an end. The City’s roster lists both terms ending August 30.

Sessoms was recognized for serving on the Commission since 2020. Murphy was recognized for a much longer stretch of service, with the meeting discussion noting that he had served continuously since 1998.

Murphy also reflected on his family’s history in Centerton and his father’s own service to the city during a time when a much smaller community often depended on residents and elected officials to fill whatever roles were needed. It was a reminder that while Centerton looks very different today, local government has always depended heavily on people willing to give their time to it.

The Downtown Plan Is the Next Big Item to Watch

The most important announcement at the end of the meeting may be what comes next.

The Downtown Plan presentation and joint City Council/Planning Commission work session is scheduled for Monday, August 24 at 6:00 p.m. The regular agenda identifies it as a joint work session, followed by a formal Planning Commission public hearing on September 1 at 6:00 p.m. The next City Council meeting follows on September 8.

Commissioners asked for clarification about how the August 24 meeting will work because both the Planning Commission and City Council will be present.

The discussion clarified that the August 24 meeting is an open public meeting and is intended primarily as a presentation and work session. Commissioners and Council members can ask questions, discuss the plan and offer individual input, but no formal action or vote will be taken during the work session. The formal Planning Commission process comes next, beginning with the September 1 public hearing.

That sequence is important for anyone following the Downtown Plan. August 24 is an opportunity to hear the plan presented and understand the details before it reaches the stage where formal recommendations and votes begin.

A Few Other Items

The Commission approved the August 4 Planning Commission minutes without opposition.

It also ratified the administrative approval for HOP26-32 AC Mowing LLC, a lawn-care home occupation at 269 Fern Street, without opposition.

The next Technical Review meeting is scheduled for August 20 at 2:00 p.m. via Zoom. The next regular Planning Commission meeting is September 1 at 6:00 p.m., which will also include the Downtown Plan public hearing.

My Takeaway

The thing that stands out to me from this meeting is how much of planning happens in the details long before most people ever notice a project.

Dune Coffee sounds simple on the surface: an existing building becoming a coffee shop. But the actual planning discussion involved shared access, drainage, setbacks, landscaping, parking, a future 12-foot trail and how one property along Main Street fits into what that corridor may eventually become. Those details are what determine whether individual developments work together as Centerton continues to grow or whether we spend years trying to fix disconnected decisions later.

Tiny Roots Academy is the same principle on a much smaller scale. The question was not simply whether an in-home preschool should be allowed. It was whether that use could reasonably operate in a residential neighborhood without creating a parking or traffic problem for the people who already live around it.

And then there’s the Downtown Plan, which is about to move into a much more important phase. The August 24 work session comes before the formal September 1 public hearing, and that order matters. This is the point where residents, commissioners and Council members have the opportunity to understand what is actually being proposed, ask questions and identify concerns before the plan reaches a vote.

That is the part of city planning I think is easiest to miss. By the time something reaches a final yes or no, a lot of the decisions that shape the outcome have already happened.

I’ll be watching the Downtown Plan closely as it moves through the work session, public hearing and ultimately City Council.