Council rejects rezoning at 2291 Wagon Wheel after neighbors oppose flex-warehouse plan

Springdale City Council voted 5-3 on Tuesday to deny an ordinance that would have rezoned 2291 Wagon Wheel Road from an agricultural district (A-1) to a general commercial district (C-2).

The action would have been recorded as R25-20 under the city's zoning ordinance; the planning commission had previously recommended C-2 after the petitioner asked to downgrade an original request for C-5. Sharon Tromberg, director of planning and community development, told the council the commission recommended the C-2 option after public input and discussion about surrounding land uses.

Why it matters: Neighbors and nearby homeowners told the council that placing commercial flex or warehouse uses amid an otherwise residential area would contradict the Springdale comprehensive land use plan and could depress property values. Several speakers urged the council to preserve the contiguous 50-acre tract surrounding the parcel for future residential development or for a planned-unit development rather than allow piecemeal commercial zoning.

Resident Randy Kimbrough, who said he lives at 4660 Callahan Mountain Road, reviewed the city's comprehensive plan and argued the proposed zoning “is contrary to multiple comprehensive land use plan goals, policies [and] objectives,” saying the parcel is bordered on multiple sides by single-family homes. He asked the council to deny the rezoning to avoid “spot commercial development” in the middle of a neighborhood.

Neighbor Ron Minetz said the proposal — described by the petitioner as a small flex-office/warehouse — would be a poor fit and would provide little buffer for adjacent homeowners, including an 80-year-old neighbor he said would be directly next door.

Brad Hall, who represents the property owners Curtis Emery and Martha Wolf, told the council there is market demand for smaller flex units and that available commercial parcels elsewhere are too large or expensive for small contractors. “Our goal is to build smaller units, in the 1,200- to 1,500-square-foot range, that cater to smaller businesses,” Hall said.

The council's vote followed a motion to adopt the ordinance; the motion failed “by vote of 5 against, 3 in favor,” as recorded in the meeting.

Background and next steps: The application began as a request to rezone the parcel to C-5 (thoroughfare commercial) and was revised after public comment and a planning commission discussion; the planning commission approved a C-2 recommendation by a 6-2 vote. Opponents said the C-2 recommendation still runs counter to the city’s written guidance discouraging commercial uses that “minimize conflicts between land uses” and that buffers of 300–350 feet are typical where commercial abuts residential.

No formal appeals or emergency clauses were recorded for this item at the council meeting. The record shows the rezoning request was denied; affected parties may pursue future land-use applications consistent with the city's ordinances or seek other sites.

Ending: Council members noted broader regional pressures — including changes to traffic corridors such as Wagon Wheel's designation as a connector — are increasing development pressure on nearby neighborhoods. Several council members urged residents to follow state legislative developments related to local land-use authority.