New Town Center protections, another Featherston Village short term rental, Magnolia Landing cleanup, bylaws moving forward, and the Schedule of Uses finally getting close

Some Planning Commission meetings are about a new subdivision.

This one was more about protecting the bigger picture.

A short term rental came through in Featherston Village.
Magnolia Landing Phase 3 cleaned up zoning so single family lots match the final plat.
The Fuqua Trust rezones near the future New Downtown were withdrawn.
The Commission recommended approval of the New Town Center land use and zoning framework.
Planning Commission bylaws moved forward.
And after months of discussion, the Schedule of Uses is finally close enough for a public hearing.

If you live in Centerton, this meeting matters because it touched the rules that shape what happens next.

Not just one property.
Not just one neighborhood.
Not just one vote.

This meeting was about how Centerton keeps growth from becoming piecemeal, especially around the future New Town Center.

Here’s what happened.

Roll Call and Moment of Silence

The meeting opened with roll call.

Planning Commissioners present included:

• Jeff Seyfarth
• Tony Davis
• Craig Langford
• Devin Murphy
• Curtis Ramsey
• John Sessoms
• Brandon Swoboda

Joey Ingle and Ben Lewis were absent.

Before moving into the agenda, Chairman Jeff Seyfarth asked for a moment of silence for Captain Christopher Kelley, who the city lost that week.

Approval of Minutes

The Planning Commission approved the May 19, 2026 meeting minutes.

No opposition.

Administrative Approvals

The Commission ratified five home occupation approvals.

Billy White’s Diesel LLC

345 Copper Oaks Drive
Administrative and office use
Zoned R3 Duplex in Copper Oaks Phase 2

Linde Ledger Co.

470 Steepro Drive
Online bookkeeping services
Zoned R3 Single Family in Centerpoint Phase 8

A Tall Box LLC

710 Ponderosa Street
Online only purchasing and resale
Zoned R3 Single Family in Southland Addition Phase 8

Fears Logistics LLC

1010 Hunters Pointe
Office and administrative use
Zoned R2 in Quail Ridge Phase 2

Najera’s Landscaping

1000 Walker Street
Services offered
Zoned R2 in Black Springs Subdivision

All five were approved as administrative items.

What this means for residential real estate

Home based businesses continue to be part of Centerton’s everyday growth.

Most of these are low impact uses, things like bookkeeping, office work, online resale, logistics administration, and service based businesses.

For buyers, this is another reminder that flexible space matters.

A home office, garage storage, extra bedroom, or functional drop zone can add real value when people are working from home, running a side business, or building something small from their kitchen table.

The key is always impact.

If the business does not create traffic, noise, parking issues, signage problems, or neighborhood disruption, it can usually fit quietly inside a residential area.

Old Business

Fuqua Trust North and Fuqua Trust South

The two Fuqua Trust rezones from the May 5 meeting had been tabled.

Those were the requests northwest and southwest of Kimmel Road and Daisy Road to rezone from A1 Agriculture to R3 Single Family.

At this meeting, Chairman Jeff Seyfarth stated that both items had been withdrawn.

That means the Commission did not take action on them.

Why this matters

These were the rezones tied to the bigger density conversation near the future New Town Center.

At the May 5 meeting, the Commission had serious concerns that R3 Single Family did not meet the Comprehensive Plan’s vision for medium high density residential near the future downtown area.

The withdrawal means those requests did not move forward as submitted.

For homeowners and future buyers, this matters because the city is clearly trying to avoid locking in lower density patterns where the downtown plan needs more activity, more residents, and more walkability to work.

New Business

Mei Short Term Rental

811 Reading Railroad Lane
Featherston Village Phase 2
Zoned R3 Single Family

The first public hearing was for a short term rental request at 811 Reading Railroad Lane.

The applicant and owner, Candice Mei, requested conditional use approval to operate the home as a short term rental.

She explained that she has worked at Walmart for 21 years and plans to have a strict no party policy with clear house rules.

Staff Report

Staff explained that the property is in Featherston Village Phase 2.

The home is:

• 1,250 square feet
• 3 bedrooms
• 2.5 bathrooms
• Two car driveway
• Connected to Centerton water and sewer

The short term rental would accommodate up to six guests.

Operating rules include:

• Quiet hours from 10 PM to 7 AM
• No parties or gatherings
• No on street parking except available designated guest parking
• Guest requirements listed online and posted inside the home
• Property managed and maintained by the owner
• Mounted fire extinguisher required

Like other Featherston Village short term rental requests, parking was an important part of the review.

The streets in Featherston Village are private, with no sidewalks. Pedestrian trails are located behind interior lots and in common areas.

No on street parking is allowed except in designated guest parking areas. In this case, some guest parking is available across from the property.

Staff also noted that the Featherston Village covenants do not prohibit leasing or renting.

The recommended term of approval was indefinite, with the approval expiring if the approved use is discontinued for one year.

Public Comment

No one spoke during the public hearing.

Outcome

The short term rental was approved unanimously by the commissioners present.

What this means for homeowners

Short term rentals are still coming through Planning Commission one by one.

This one was not controversial, but the process still matters.

Centerton is continuing to review these as conditional uses, not automatic rights.

That means the Commission can look at:

• Parking
• Occupancy
• Street layout
• Neighborhood rules
• Property management
• Quiet hours
• Public comment
• Safety requirements

For buyers, this is a reminder that short term rental potential should never be assumed.

Even if covenants allow renting, the city still has its own approval process.

For nearby homeowners, it means there is a public record, conditions can apply, and the use can be reviewed again if it stops for a year and later restarts.

Magnolia Landing Phase 3 Rezone

Merill Avenue
R3 Duplex to R3 Single Family
2.52 acres

The next public hearing was for Magnolia Landing Phase 3.

The request was to rezone certain lots from R3 Duplex to R3 Single Family.

This involved lots 116 through 126 along Merill Avenue.

The applicant explained that this rezone was tied to a condition from final plat approval.

Why This Was Needed

When Magnolia Landing Phase 3 came through final plat, the developer stated they wanted all lots in that phase to be built as single family homes rather than 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.

The phase was platted for single family only.

Staff asked the developer to rezone those lots to R3 Single Family so the zoning would match the final plat notes and the intended buildout.

Staff Report

Staff explained that the broader subdivision is already not consistent with the adopted Comprehensive Plan because the area is designated industrial on the land use plan.

However, Magnolia Landing had already been rezoned years ago for residential development.

So this request does not make the property less consistent than it already is.

It simply changes these specific lots from duplex zoning to single family zoning.

Surrounding development in Magnolia Landing is largely R3 Single Family, with some remaining R3 Duplex lots in Phase 2 that were already platted as single family or duplex and did not require the same rezone and replat process.

Staff found the request compatible with the surrounding area.

Commission Discussion

Commissioners still walked through the required rezone findings.

They noted:

• The request is not consistent with the adopted Comprehensive Plan because the broader area is designated industrial
• The current zoning was already inconsistent with that plan
• The proposed R3 Single Family zoning is compatible with the surrounding residential development
• Single family use is compatible in this location
• The request does not appear to provide a special benefit that would not be considered for similar properties
• There was no public opposition

There was also a question about how moving from duplex zoning to single family affects lot lines or spacing.

Staff and the Commission clarified the distinction between duplex lots and attached twin home style lots. In this case, the lot lines do not need to change for the rezone.

Public Comment

No one spoke during the public hearing.

Outcome

The rezone from R3 Duplex to R3 Single Family was approved unanimously by the commissioners present.

What this means for residential real estate

This is a cleanup item, but it matters.

Zoning, plat notes, utilities, and what actually gets built should all match.

If a lot is platted and marketed as single family, but the zoning still suggests duplex use, that can create confusion later for buyers, builders, appraisers, lenders, and future homeowners.

This rezone helps clean that up.

For buyers, it means the lots are clearer.

For nearby homeowners, it confirms that this part of Magnolia Landing Phase 3 is moving forward as single family, not duplex.

For the market overall, it is another small example of why development details matter long before a home goes on the market.

New Town Center Land Use and Zoning Amendments

This was the biggest item of the night.

The Commission held a public hearing on amendments to the Future Land Use Plan and Title 14 related to the New Town Center.

This item had two main pieces:

• Amend the Future Land Use Plan and map with New Town Center land use categories
• Amend Title 14 to add Section 14.04.15, New Town Center Planned Zoning District

This is about the future downtown area south of Centerton Boulevard.

Why the Amendment Is Needed

Staff explained that the current Land Use Plan only identifies a smaller white box area as downtown.

But the city is now working on a much larger downtown study area.

To protect that larger area while the downtown study continues, staff proposed updating the Future Land Use Plan to reflect the New Town Center vision.

The goal is to avoid having development come in before the study is finished and lock in patterns that do not support the future downtown.

That is the key point.

Centerton is trying to plan before the land gets developed in a way that is hard to undo.

Proposed New Town Center Categories

The proposed land use categories are:

• New Town Center Core District
• New Town Center Corridor District
• Mixed Use District
• Neighborhood Transition

New Town Center Core District

This is the most intense downtown area.

Staff described it as the central hub of the future New Town Center.

The vision includes:

• Retail
• Restaurants
• Entertainment
• Services
• Institutional uses
• Multi use residential
• Central green space or town square
• Downtown style destination development

This is where the city wants the strongest downtown activity.

Corridor District

The Corridor District is intended to connect the original downtown along North Main Street to the future New Town Center.

Staff described it as the bridge between Old Downtown and New Downtown.

The focus here is:

• Connectivity
• Walkability
• Mobility
• Economic activity
• Infrastructure that helps tie the two areas together

This matters because a future downtown cannot feel like an island.

It has to connect back to the city’s existing core.

Mixed Use District

The Mixed Use District is intended to support live, work, play development.

That means a more connected, walkable pattern with a mix of residential and commercial or institutional uses.

The idea is that the closer you get to the downtown core, the more urban the development pattern becomes.

This category is meant to help provide the residents and activity needed to support the downtown.

Neighborhood Transition

The Neighborhood Transition area is the least intense of the New Town Center categories, but it is still intended to be more dense than a typical Centerton single family subdivision.

Staff described it as a transition back toward surrounding neighborhoods.

Expected housing types could include:

• Townhomes
• Row homes
• Cottage court style development

This is important because downtown needs density, but the edges still need to relate thoughtfully to existing residential areas.

New Town Center Planned Zoning District

The second piece was the proposed New Town Center Planned Zoning District.

Staff described this as similar to a PUD, but on a larger scale and specifically tied to the New Town Center area.

A property owner would not automatically be rezoned just because the district is created.

Instead, a developer would have to request a rezone into the New Town Center Planned Zoning District.

They would need to bring forward:

• A general concept plan
• Proposed uses
• Development approach
• Open space locations
• A schedule of uses for that specific project

The city would then have room to negotiate with the developer.

In plain English:

This gives the city a tool to say, “You are inside the New Town Center area, so we need to see development that supports the New Town Center vision.”

That is very different than simply letting each property develop under existing zoning with no bigger framework.

Why This Matters Before the Study Is Complete

Several commissioners asked good questions about why this should move forward now instead of waiting until the full downtown study is complete.

Staff explained that the study is still in progress and expected later, but development is not stopping while the city waits.

If someone comes in tomorrow with a rezone or development request, the city needs a framework to guide that request.

This amendment acts as a bridge between now and the final downtown plan.

If the final study later shows that something should be adjusted, the city can amend the plan again.

But for now, this helps protect the area from piecemeal development.

Public Comment

Two residents spoke during the public hearing.

Mark Pierce

Mark Pierce asked what additional details will come from the downtown study once it is completed.

Staff and commissioners explained that the study will go into more detail than the land use amendment, including things like:

• Connectivity
• Street design
• Walkability
• Implementation items
• Public spaces
• Ideas for how the area could develop
• Recommendations for future code updates

It was also explained that the study will serve as a guide, similar to the Comprehensive Plan, but more focused on the downtown area.

Jason Hutcherson

Jason Hutcherson said he lives within the district and asked about timing, utilities, and whether anything definite is planned.

He explained that he has lived there since 1993, has wanted to build for years, and has been limited by lack of sewer and earlier lack of water.

Commissioners and staff clarified that this item does not build utilities and does not set a construction timeline.

It creates the land use and zoning framework for what the city wants to see when development does occur.

Staff also clarified that creating the new zoning district does not automatically rezone properties. Property owners would still have to apply.

Outcome

The Planning Commission recommended approval of the Future Land Use Plan and map amendment and the Title 14 amendment creating the New Town Center Planned Zoning District.

The vote was unanimous by the commissioners present.

This now goes to City Council.

What this means for residential real estate

This is one of the most important planning steps Centerton has taken this year.

The New Town Center will affect more than commercial development.

It will affect:

• Housing types
• Walkability
• Future density
• Traffic flow
• Trails and sidewalks
• Commercial services
• Buyer demand
• Neighborhood transitions
• Long term property values
• The identity of Centerton’s core

The most important thing here is that the city is trying to protect the area before it develops in a disconnected way.

Centerton has heard for years that it feels pieced together.

The New Town Center is a chance to change that.

But that only works if land use, zoning, streets, utilities, housing, and commercial activity are planned together.

This amendment does not build downtown tomorrow.

It gives the city a better tool to guide what comes next.

Other Business

Planning Commission Bylaws

The Commission then reviewed the updated Planning Commission bylaws.

This has been discussed over several meetings.

The latest draft included changes related to:

• How notice will be posted for expiring terms
• Applications for Planning Commission seats
• Absence notification
• Work session notification
• Recusal and conflicts of interest
• Abstentions
• Public hearing process

Appointment Process

The bylaws now include language that, before expiring terms, notice will be posted as required by the Centerton Municipal Code.

This ties back to the earlier discussion about making the application process clearer when Planning Commission terms expire.

The goal is to allow current commissioners to reapply while also making the opportunity visible to residents who may want to serve.

Absence Notification

The updated draft includes language requiring absence notifications to be emailed at least 24 hours before a meeting.

This matters because Planning Commission needs quorum to hear public hearings and take official action.

Work Sessions

The draft also clarifies that work sessions must meet required public notice rules.

Work sessions can be useful when commissioners need to discuss larger policy issues, but they still need to be handled transparently.

Recusal and Abstention

The Commission also clarified language around recusal.

If a member has a conflict of interest, they should recuse before deliberation, step away from the Commission table, and not participate in discussion or action on that request.

The draft also states that if a member abstains from a vote for a reason other than conflict of interest, it is considered a no vote.

The best practice is to vote yes or no unless there is a true conflict requiring recusal.

Outcome

The Planning Commission recommended the updated bylaws to City Council for approval or acceptance.

No opposition.

Why this matters for residents

Bylaws are not exciting, but they matter.

Planning Commission decisions affect neighborhoods, traffic, zoning, development, and property value.

Clear rules help the process work better.

They also help residents understand how decisions are made, how public hearings work, how conflicts are handled, and how commissioners are selected.

Good process builds trust.

Title 14 Schedule of Uses

The final item was the Title 14 Schedule of Uses.

This has been a long running review of what uses are permitted, conditional, or not allowed in agricultural, commercial, and industrial zoning districts.

At this meeting, staff said the revisions had been sent out with all changes shown and asked if commissioners had any final comments before setting a public hearing.

The mood was basically:

We have gone through this line by line for months. It is time.

Commissioners did not have additional changes.

Staff indicated they were ready to move toward a public hearing, likely in July.

What this means for residential real estate

The Schedule of Uses is the quiet rulebook for what can go where.

It affects:

• What can be built near homes
• Which uses need public hearings
• Which uses are allowed by right
• Where commercial uses belong
• Where industrial uses belong
• What belongs in agricultural zoning
• How the city handles unusual or newer uses

This is one of those code projects that feels tedious until it affects the property next to yours.

For homeowners, this is neighborhood compatibility.

For buyers, it is part of understanding what future surroundings could look like.

For the city, it is one of the tools that keeps growth from becoming random.

Announcements

The next City Council meeting is scheduled for June 9, 2026.

The next Planning Commission meeting was listed for June 16, 2026, though staff noted there may not be agenda items and commissioners should watch for updates.

The next Tech Review meeting was originally listed for June 18, 2026, but staff noted during the meeting that Tech Review had been canceled due to lack of items.

Commissioners were also encouraged to participate in upcoming public input opportunities for the downtown study.

My Takeaways for Centerton Homeowners

This meeting had several residential takeaways.

1. The New Town Center framework is the big story

The Future Land Use Plan amendment and New Town Center Planned Zoning District are about protecting the downtown vision before more land develops.

This matters for walkability, housing variety, commercial activity, and long term property values.

2. The city is trying to avoid piecemeal growth

The Fuqua Trust rezones were withdrawn, and the New Town Center framework moved forward.

Together, those items show the city is becoming more serious about matching development requests to the larger plan.

3. Short term rentals are still being reviewed one at a time

The Mei short term rental was approved, but it still went through the conditional use process.

Parking, quiet hours, no party rules, occupancy, and safety requirements remain part of the review.

4. Magnolia Landing zoning cleanup helps future buyers

Changing those lots from duplex to single family helps the zoning match the final plat and intended buildout.

That reduces confusion later.

5. Bylaws are part of public trust

The updated Planning Commission bylaws help clarify applications, attendance, work sessions, recusals, abstentions, and public hearing procedures.

That matters because these meetings shape real neighborhoods.

6. The Schedule of Uses is finally moving toward public hearing

This code cleanup will affect what uses are allowed in agricultural, commercial, and industrial areas.

It may not sound exciting, but it is one of the biggest tools the city has for compatibility.

What This Means for Residential Real Estate

This meeting was a perfect example of why I follow Planning Commission so closely.

Real estate is not just what is listed today.

It is also what the city is preparing for tomorrow.

This meeting touched:

• Short term rental approvals
• Single family versus duplex zoning
• Future downtown land use
• Mixed use planning
• Neighborhood transitions
• Public hearing process
• Commissioner selection process
• What uses are allowed near homes

These decisions shape how Centerton grows before most people see the results.

They influence buyer demand.
They influence neighborhood feel.
They influence future inventory.
They influence commercial convenience.
They influence long term property value.

Centerton is not just growing.

It is deciding what kind of city it wants to become.

That is why these meetings matter.

Let’s Talk Strategy

If you are thinking about buying or selling in Centerton, or if you want to understand how nearby zoning, downtown planning, short term rentals, or future development could affect your home’s value or 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.