Centerton Planning Commission Recap: Food Truck Court Denied, Zoning Approved, and What It Means for Local Real Estate

By Allie Verdery, The Blue Haired Broker
Engel & Volkers Bentonville | Centerton Luxury Real Estate Expert

If you live in Centerton or are considering buying, selling, or investing here, local planning decisions matter more than most people realize. Zoning approvals, denials, and development conditions directly impact property values, traffic patterns, neighborhood character, and long-term growth. If you want a real estate professional who actually attends these meetings, understands the details, and can explain what they mean for you, I’d love to help. I’m Allie Verdery, The Blue Haired Broker with Engel & Volkers Bentonville, and I specialize in Centerton luxury real estate. Let’s talk about how these decisions affect your next move.

What Happened at the December 16, 2025 Centerton BZA & Planning Commission Meetings

On December 16, 2025, the City of Centerton held two back-to-back public meetings: the Board of Zoning Adjustment (BZA) followed immediately by the Planning Commission. These meetings covered everything from a lot width variance to rezoning rural land, expanding an existing food truck court, approving a major recreation center, and one highly debated proposal that alone took over an hour and a half.

If you weren’t there, here’s exactly what happened, explained clearly and without planning jargon.

Board of Zoning Adjustment: West Wind Subdivision Lot Width Variance

The BZA considered Variance VAR25-05 for Lot 1 in the West Wind Subdivision, Phase 1.

What was requested

D.R. Horton requested a reduction in the minimum lot width from 60 feet to 57 feet at the front of a single lot zoned R-3 single-family.

Why it was needed

After the subdivision was finalized, the city discovered flooding issues at a nearby city-owned lift station. Further investigation showed the lift station fence and infrastructure were actually located on Lot 1, not city property.

To properly fix drainage and ensure long-term maintenance access, the city requested a lot line adjustment. That adjustment reduced the lot width slightly but kept the home fully compliant with all setback and zoning requirements.

Outcome

There was no public opposition, the issue was site-specific, and the variance did not change allowed uses. The BZA unanimously approved the request.

Planning Commission: Where the Real Debate Happened

After the BZA adjourned, the Planning Commission began a long agenda that included administrative approvals, public hearings, and major development items.

Administrative Approvals & Subdivision Extension

The commission approved:

• Several administrative items, including tract splits and a home occupation permit

• A one-year extension for the Tanzanite Estates subdivision, delayed due to sewer capacity constraints

These items passed without controversy but reinforced how infrastructure availability continues to shape growth in Centerton.

Town Vu Food Truck Court: The 90-Minute Discussion

The most debated item of the night was the proposed Town Vu Food Truck Court at 1092 N. Main Street.

This discussion alone lasted well over an hour and a half.

The Proposal

The applicant requested a conditional use permit for a food truck court on a C-3 Neighborhood Commercial property just over one acre in size. The proposal included:

• Up to 10 food trucks

• Concrete pads for each truck

• Outdoor seating areas

• Indoor seating, restrooms, and storage inside an existing house

• Roughly 30 parking spaces, based on three spaces per truck

• Operating hours from 6:00 a.m. to 10:00 p.m., seven days a week

The applicant described the project as a walkable neighborhood gathering space serving nearby subdivisions.

Why Conditional Use Matters

Food truck courts are not allowed by right in C-3 zoning. Approval is discretionary, meaning the Planning Commission must decide whether the use aligns with:

• The intent of neighborhood commercial zoning

• Compatibility with surrounding residential areas

• Public health, safety, and welfare

That discretion is why this discussion became so detailed.

Public Comment: Strong Neighborhood Opposition

Residents from surrounding neighborhoods spoke at length and submitted written comments and a petition. Their concerns were consistent:

Traffic & Access

• Existing congestion at Main Street and Town View

• Difficulty exiting residential driveways

• Overflow parking into neighborhoods

Noise, Odors, and Lighting

• Generator and crowd noise for extended hours

• Odors from multiple trucks on a tight site

• Light spillover into nearby homes

Sanitation & Maintenance

• One trash enclosure serving up to 10 trucks

• Grease, waste, and rodent concerns

• Past property maintenance issues cited

Flooding

• Residents disputed claims that the site does not flood, citing firsthand experience

Property Values

• Speakers referenced appraisal standards and studies showing that incompatible commercial uses can negatively impact nearby residential values, particularly high-end homes

The consistent message: this proposal felt like highway commercial intensity, not neighborhood commercial.

The Commission’s Internal Debate

Commissioners were divided.

In favor, some saw:

• Walkability and neighborhood access

• A community gathering space

• Alignment with future sidewalks and trails

Against, others raised concerns about:

• Intensity on a one-acre C-3 site

• Parking calculations that didn’t fully account for employees and indoor seating

• Use of a residential house for commercial seating

• Lack of permanence if food truck demand declines

• Preference for a permanent commercial structure

Attempts at Compromise

The commission discussed:

• Reducing the number of food trucks

• Adjusting parking requirements

• Tightening conditions on hours and seating

No compromise gained enough support.

The Vote

The final vote resulted in a tie.

Under city rules, a tie vote means the motion fails.

The conditional use permit was denied.

Commissioners who voted no later stated their reasons for the record:

• The use was too intense for C-3 zoning

• Better by-right uses exist for the site

• Concerns about neighborhood compatibility

• Potential negative impacts on property values

• Preference for permanent development

The applicant may appeal to City Council, but as of this meeting, the request was denied.

Rezoning Approved: Johnson Trust (A-1 to R-E)

The commission unanimously approved rezoning 12600 Huber Road from Agricultural (A-1) to Residential Estate (R-E) to allow a family tract split.

Although the comprehensive plan shows future commercial use, commissioners agreed the rezoning:

• Reduced density

• Matched surrounding rural uses

• Preserved property rights without increasing infrastructure demand

Food Truck Court Expansion Approved on Highway 102

Later in the meeting, the commission approved preliminary plans for expansion of the existing food truck court on Centerton Boulevard, zoned C-2 Highway Commercial.

This highlighted a key takeaway:

• Same type of business

• Very different zoning

• Very different outcome

Zoning context matters.

Centerton Recreation Center Moves Forward

The commission approved preliminary plans for the new Centerton Recreation Center on Keller Road, including:

• A 32,000 sq ft facility

• Indoor pool, gym, walking track, and community rooms

• 144 parking spaces

• Road, sidewalk, and trail improvements

Approval was contingent on minor staff comments, marking a major step forward for the project.

Why This Matters for Centerton Real Estate

These decisions directly affect:

• Where growth happens

• How neighborhoods are protected

• Buyer confidence

• Long-term property values

As a Centerton luxury real estate expert with Engel & Volkers Bentonville, I stay engaged because these details matter to my clients and their investments.

If you want a real estate professional who understands not just the home, but the planning decisions shaping its future, let’s talk. I’m Allie Verdery, The Blue Haired Broker with Engel & Volkers Bentonville, your Centerton Luxury Real Estate Expert. Whether you’re buying, selling, or simply trying to understand what’s happening in your city, I’m here to help you navigate it with clarity and confidence.