Centerton Planning Commission Recap 7/21/26: Short-Term Rental Rules, Accessory Dwelling Units and Downtown Zoning

By Allie Verdery, The Blue Haired Broker with Engel & Völkers Bentonville, Centerton Luxury Real Estate Advisor and candidate for Centerton City Council, Ward 3 Position 2

The July 21 Centerton Planning Commission meeting did not include a long list of development applications, but it did include several conversations that could shape how Centerton handles housing, short-term rentals and future downtown development.

Commissioners ratified one home occupation approval, then spent most of the meeting discussing a possible streamlined process for short-term rentals, the need to update the city's accessory dwelling unit rules to comply with Act 313 and planning tools that may eventually be considered for the new downtown area.

Here is what happened, what was decided and what still has to come back for further action.

Routine Business

All nine members listed on the city's official Planning Commission roster were called during roll call: Chairman Jeff Seyfarth, Vice Chairman Joey Ingle, Secretary Devin Murphy, and Commissioners Curtis Ramsey, Craig Langford, Tony Davis, Brandon Swoboda, John Sessoms and Ben Lewis.

The Commission approved the minutes from its July 7, 2026 meeting. The transcript reflects a motion, a second and no opposition, but it does not clearly identify who made and seconded the motion.

There were no items presented under old business or new business.

Kragan BBQ Home Occupation Ratified

The Commission ratified administrative approval HOP26-29 for Kragan BBQ, LLC, a home occupation involving barbecue sauce and rubs at 420 Beasley Drive. The agenda identifies the property as Lot 175, Phase 1B of Sienna at Coopers Farm, zoned R-2, with Brett and Brookelyn Krahn listed as the applicants and owners.

Commissioners did not raise questions or concerns about the application. Tony Davis made the motion to ratify the administrative approvals, another commissioner seconded it and no one opposed the motion. The transcript does not clearly identify the commissioner who provided the second.

This was a ratification of an administrative approval, not a rezoning or a separate land-development approval.

A Possible New Process for Short-Term Rentals

The most detailed policy conversation of the night focused on whether Centerton should move short-term rental applications away from the full conditional-use process and toward an administrative review followed by Planning Commission ratification.

Staff described a process similar to the city's handling of home occupations. An applicant would submit an application, staff would review it against a consistent set of requirements and the approval would then appear on a Planning Commission agenda for ratification. Staff said unusual applications or properties with specific concerns could still be brought to the Commission for additional review and conditions.

The goal, as discussed at the meeting, would be to make the process less cumbersome while keeping standards and oversight in place. Staff explained that current short-term rental conditions could be incorporated into the application, acknowledged by the operator and posted inside the home. Fire inspection requirements would remain.

Notification and neighborhood awareness

Several commissioners asked what neighbors would know if short-term rentals no longer required the current public-hearing process.

Staff discussed the possibility of requiring a notice sign on the property, similar to the public-notice signs used for subdivisions and developments. That would not create a formal public hearing, but it could alert nearby residents that the application would appear before the Planning Commission. A possible seven-day notice period was mentioned, but no notice requirement or timeline was adopted at this meeting.

The distinction matters. Under the concept discussed, residents could still be made aware of an application and could contact the city or attend the meeting, but the application itself would not automatically receive the same public-hearing process used for a conditional use.

Staff also noted that private property owners associations may have their own rules. Those private restrictions would be separate from the city's review.

Annual renewals, fees and tracking

Staff said an initial application fee of $100 and a $50 annual renewal were examples used elsewhere. Annual renewal could help the city track how many short-term rentals remain active and confirm that an operator is still following current requirements.

According to staff's research shared during the meeting, approximately 63 short-term rentals could be identified in Centerton across the major rental platforms. Staff also mentioned that another city had used and later increased a numerical cap, but no cap was proposed or adopted for Centerton.

Commissioners generally expressed support for staff continuing to develop the idea. Several comments focused on making legal participation easier, improving the city's ability to track rentals and applying the same baseline conditions consistently.

No ordinance, code amendment, application fee, renewal requirement, cap or notification rule was approved on July 21. This was a discussion that gave staff direction to begin preparing possible code language. Because it would be a code amendment, staff said it would return for additional Planning Commission discussion and a public hearing before going to City Council.

Why this matters

From a real estate perspective, short-term rental rules affect more than the property being rented. Neighbors often care about parking, noise, occupancy and knowing who to contact when a problem occurs. Owners and investors also need a process that is understandable and consistent.

My takeaway is that simplicity and accountability can work together, but the details will matter. A streamlined process should still provide clear operating standards, a reliable way to address complaints and meaningful notice to the people living nearby.

Accessory Dwelling Unit Rules Must Be Updated

The Commission also discussed updating Centerton's code requirements for accessory dwelling units, commonly called ADUs, in response to Arkansas Act 313.

Staff explained that accessory dwelling units are now allowed by right in single-family residential areas. The city can still establish certain local standards, including how setbacks apply and how units fit on a lot, but Centerton's code does not yet clearly describe the updated requirements.

The discussion touched on several practical questions:

• Should an ADU follow the same setbacks as the primary house?

• Could a smaller setback be allowed when no easement creates a conflict?

• How should the city state and apply the size limit?

• What local standards remain appropriate under state law?

Staff said the maximum size discussed under the new framework is 1,000 square feet. A proposal larger than 1,000 square feet could still require conditional-use review. Staff also noted that many lots may not have enough usable space after existing structures, setbacks and easements are considered.

Commissioners asked whether any lawsuits or appeals related to the state change were known. Staff and the city engineer said they were not aware of any at the time of the meeting.

No code language or dimensional standard was approved. Commissioners indicated that staff should move forward with drafting the necessary update, which will have to return through the city's code-amendment process.

Why this matters

ADUs can create options for multigenerational living, caregiving, guests or additional housing, but being allowed by right does not mean every lot can accommodate one. Lot size, easements, setbacks, building requirements and utility access can still determine whether a particular plan is workable.

For homeowners, the important point is that Centerton's local code is still being updated. Anyone considering an ADU should work directly with the Planning Department before investing in plans or construction.

Commissioner Training Focused on Form-Based Zoning

The final scheduled discussion was Planning Commissioner training. Staff presented training material on form-based zoning, an approach that places more emphasis on the physical form of buildings and streets than a traditional zoning system focused primarily on land use.

Staff said the topic was selected because this type of tool may be relevant to the new downtown area, rather than something necessarily intended for citywide use.

The discussion quickly moved from theory to implementation. Commissioners and staff raised questions about:

• How a form-based district would transition into surrounding conventional zoning

• How utilities would be sized when the code emphasizes building form and height instead of a familiar density calculation

• Where utilities would be placed when buildings, streets and alleys are designed more tightly

• How much education developers, staff, utility providers and the public would need

• Whether a hybrid approach might better fit Centerton's circumstances

Participants discussed lessons they had heard from other communities, including the importance of involving utility providers early. They also talked about the role building placement, blank walls, setbacks and open space play in whether an area feels comfortable and walkable.

No zoning change was proposed or approved. This was a training session and an early conversation about tools that could be considered later.

What stood out to me was the repeated recognition that a plan cannot be designed in isolation. If Centerton eventually considers a different zoning approach for downtown, utilities, engineering, developers, nearby property owners and residents all need a place in that conversation. Creating a walkable district is not just about what buildings look like. It is also about whether the infrastructure underneath and around them can support the plan.

Staff said additional training links and materials would be placed in the commissioners' shared files and that training participation would be tracked.

Planning Commission Applicant Interviews Continue

During announcements, the Commission was told that interviews were still underway for 12 Planning Commission applicants and were expected to conclude that Thursday. The meeting did not include an appointment or recommendation.

The agenda listed the following upcoming meetings:

• Centerton Planning Commission: August 4, 2026 at 6:00 p.m.

• Centerton City Council: August 11, 2026 at 6:00 p.m.

• Technical Review: August 20, 2026 at 2:00 p.m. via Zoom

Proposed Taqueria Discussed During Unscheduled Public Comment

Near the end of the meeting, Jesus Rodriguez spoke on behalf of his father, Jose Rodriguez, about the family's plans for a taqueria on the west side of Centerton. He described his family as longtime restaurant operators and said they hoped to bring another dining option and commercial investment to the city.

Rodriguez said sewer and septic requirements had been a concern for the property, which he said his father purchased roughly 20 years ago. The precise project address and the nearby landmark he referenced are not clear enough in the transcript to report confidently.

Commissioners directed him to continue working with city staff and the project's design professionals. Staff said a large-scale development application was already under review and that comments had recently been provided on the latest submittal. Staff also suggested that the family attend Water and Sewer Commission meetings to learn more and ask questions about possible sewer extensions.

The Planning Commission did not vote on or approve the restaurant during this discussion. It was an informational exchange about a project already moving through staff review.

From an economic-development perspective, it is encouraging when locally experienced business owners want to invest in Centerton. It is also a good example of why infrastructure planning matters. Interest alone cannot move a project forward when utility availability and development requirements still have to be resolved.

My Takeaway from the July 21 Meeting

This meeting was mostly about the work that happens before a formal decision: identifying outdated code, asking how a new process would affect residents, and making sure planning tools can function alongside infrastructure.

As I think about Centerton's future and my campaign for City Council, that early work matters to me. Responsible growth is not simply saying yes or no when a project reaches a public vote. It means preparing clear rules, bringing the right people into the conversation early, and making sure our systems can keep pace with the kind of community we are trying to build.

If you want to keep up with these conversations and share what matters to you, follow Verdery for Centerton.

And if a proposed development, short-term rental rule, accessory dwelling unit or other planning issue has you wondering what it could mean for your property or your next real estate decision, I am always happy to help you sort through the practical questions. I am Allie Verdery, The Blue Haired Broker with Engel & Völkers Bentonville, Centerton Luxury Real Estate Advisor.

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