Planning commission approves Blue Ribbon ‘Tradewinds’ PUD rezoning and preliminary plat for mixed-use development

Springdale Planning Commission on March 18 approved an application to rezone 11.14 acres at the intersection of Highway 112 and Wagon Wheel Road from A-1 Agricultural to a Planned Unit Development named Tradewinds and approved the project’s preliminary plat subject to staff comments.

The commission granted the rezoning by an 8-0 vote after a roughly 30-minute presentation by the applicant team and detailed staff review that described the PUD as a mixed-use master‑plan community with single-family lots, townhomes, a commercial area and extensive common open space.

The PUD narrative and development plan presented by Will Kaelstrom of Crafton Tolle (applicant representative) laid out four internal zones: Zone 1 for single-family homes (proposed three final plats, three phases), Zone 2 for townhome/multi‑family units (five phases), Zone 3 for commercial uses and POA-owned common space, and Zone 4 retained in single ownership for open-space/floodplain preservation. The plan lists 14 total construction phases, a proposed overall density of about 4.3 units per acre and an estimated 516–688 bedrooms in the for-sale and rental housing products (the staff memo shows total residential bedrooms estimated 1,032 to 1,376 when combining product counts).

Staff recommended approval of the rezoning and PUD development plan with revisions and standard conditions. Planning staff reviewed required open‑space calculations (the PUD must provide at least 15% open space; the application showed required 15% with provided areas reported as 16.67 acres and alternatively listed 18.81% in a different table — staff asked the applicant to clarify that discrepancy). Engineering raised construction‑stage comments including a plan for transitioning Wagon Wheel into the Arkansas Department of Transportation right-of-way, connection details for the trail at the Wagon Wheel roundabout and geotechnical and design items to be resolved before grading permits are issued.

Public commenters generally supported thoughtful development but asked the commission to add conditions. Resident Maxie Tomlinson said she did not oppose the rezoning but urged conditions to limit off‑site commercial uses and storage by Blue Ribbon Industries during construction and requested a covenant prohibition on firearms discharge across the site’s open space. Tomlinson said, “We would like Blue Ribbon Industries … not be allowed to store any of their equipment or materials that are not directly related to that which is necessary for the construction of the Tradewinds phases.” Another neighbor urged limits on construction access from Wagon Wheel to reduce wear on that road; an applicant representative said construction access from Highway 112 was acceptable and aligned with the truck‑route ordinance. Owners of the large private parcel in Zone 4, Lauren Blass, said the owner wanted to retain the 31.23‑acre private tract and did not intend to fence or restrict casual public access but noted much of Zone 4 is floodplain and “we can't build there.”

Commissioners pressed the applicant on materials, setbacks and drainage details. Staff explained drainage requirements that finished‑floor elevations would need to meet Springdale freeboard and floodplain rules and requested that pond easement location and pond‑to‑building separation language be clarified in the PUD conditions. The planning commission voted 8-0 to rezone the property to a PUD and separately voted 8-0 to approve the preliminary plat subject to staff comments; planning staff will prepare the ordinance and conditions for the City Council hearing scheduled for March 22.

The PUD and preliminary plat will return to staff for technical edits: clarify the open‑space percentage, correct zone/phase numbering in the narrative, provide final phasing and construction staging details, confirm drainage easement placement around ponds, and submit building‑material percentages and ARC (architectural review committee) procedures required before final plats and building permits. The applicant also agreed to coordinate trail signage, alley lighting and construction access with engineering and city staff.

The commission’s approvals are a rezoning recommendation and a preliminary plat approval. Final plats, development plan edits, covenants and any building permits will be subject to separate staff review and approvals and must meet the conditions the commission recorded in its motions.

Votes at a glance: - Rezoning R25-15 (A-1 to PUD, Tradewinds): passed 8-0 (call for vote by Commissioner Chris Hussain). - Preliminary plat (Zone 1 phases 1–3 and associated plats): motion subject to staff comments; passed 8-0 (motion by Commissioner Chris Hussain; second by Commissioner Ray Cardiel).

Why this matters: the PUD will add a multi‑phase mixed‑use neighborhood to Springdale with single‑family, townhome and commercial components and significant open space and stream‑restoration work. Neighbors raised operational concerns about construction access, storage and potential uses in a privately retained open‑space parcel; staff will enforce technical conditions and the POA covenants attached to final plats.

The Planning Department will present an ordinance to City Council on March 22 for final action on the rezoning.