Springdale council tables Old Wire Road rezoning, sends zoning change back to planning for conditional-use language

SPRINGDALE, Ark. — The Springdale City Council on Tuesday voted 8‑0 to table an appeal of a planning commission denial that sought to rezone land along Old Wire Road from single‑family and light industrial designations to heavy industrial (I‑2), and directed the planning commission to draft language making the general industrial use (use unit 26) available as a conditional use in I‑1 zones.

The action removed the immediate rezoning request from council consideration and sent it back to the planning commission for ordinance language changes that staff and council said could allow a soil‑sifting operation under restricted conditions.

Council members and planning staff framed the issue as a balance between preserving industrial land needed for growth and protecting long‑standing nearby residents. Sharon Tromberg, director of planning and community development, told council the land‑use plan designates the area for heavy industrial and that the map was last updated in February 2017. She said planning commission had denied the rezoning by a 4‑3 vote.

Ben Harvey, representing the property owner and Britnam Construction, said the owner’s immediate goal was to operate an on‑site soil‑sifting facility to process topsoil from construction projects. “We have no designs on any manufacturing of any kind,” Harvey said. “This 14 acres . . . we’ve used to stockpile dirt over time. We thought it would be a good idea to set up a sifting facility here just to sift out topsoil, use it on our residential builds.”

Council members raised concerns that rezoning to I‑2 would permit a wider range of general industrial uses in the future, and noted that I‑2 allows uses that can produce higher levels of noise, dust and odor. Councilmember Amelia Taldo said the zoning code’s language for I‑2 “is designed to accommodate industrial uses which involve potentially objectionable uses and hazards” and that residents’ worries about odor, noise and air quality were legitimate.

Council discussed alternatives including (1) allowing use unit 26 only as a conditional use in I‑1, which would require future approvals and impose conditions, or (2) the applicant downgrading the rezoning request by asking to rezone only the SF‑2 portion to I‑1 to facilitate a subsequent conditional‑use application. Staff said the planning commission could develop and publish conditional‑use language and consider the matter at its next available public hearing.

Councilmember Mike Overton moved to table the appeal and refer it to the planning commission with direction to draft a conditional‑use option for the I‑1 district; the motion carried 8‑0.

Discussion — not decision: Council and planning staff emphasized that tabling the appeal does not grant a rezoning or a permit; it only initiates a process to consider a conditional‑use path. Planning staff cautioned that if property is rezoned to I‑2 at any future date, that would allow any use permitted in I‑2 without the conditional‑use protections discussed. Sharon Tromberg noted the master land‑use map still designates much of the area for industrial and that long‑term industrial land needs factor into recommendations.

What’s next: The planning commission will be asked to draft ordinance language making use unit 26 (general industrial) a conditional use in I‑1 or otherwise propose a solution. The council discussion indicated staff aims to bring any city ordinance amendment and related rezoning or conditional‑use items back to council in October if planning commission approves them in time.

— Reporting for Springdale City Council meeting, Sept. 9, 2025