Planning commission approves variance for 408‑unit Veil at Watkins complex; forwards Deering Road waiver to council

The Springdale City Planning Commission on a motion approved variances for the Veil at Watkins Apartments, a proposed 408‑unit, three‑story multifamily development presented by Edward Rose and Sons, and forwarded the developer's request to waive required street improvements on Deering Road to the City Council with a recommendation to approve.

The developer's representative, Kirsten Scribe, told the commission the project would be 408 units and managed by the company after construction. "We are a build and hold, construction and management company," Scribe said, adding the firm expects to operate on‑site leasing and maintenance after completion. Scribe also said the company typically observes about "1.5 of occupied parking spaces" in its comparable developments.

Why it matters: the project is large for the area and includes requests to depart from the city's multifamily design standards and from parking calculations; commissioners and staff focused on whether the proposed parking supply and building lengths would be compatible with surrounding streets and how postponing Deering Road improvements would affect future connections and costs.

Commission discussion and staff conditions: planning and engineering staff recommended additional details before building permits are issued, including structural plans for retaining walls, detailed road and culvert plans, and coordination with Northwest Arkansas Council (NWAC) on sidewalk and circulation between private drives. Engineering staff said they would need retaining‑wall designs prior to construction and recommended outreach to NWAC on sidewalk connections. A commissioner voiced concern that a large share of the project's parking would be in garages, which "could be used for storage," creating overflow demands; the developer replied that their experience was that garages are typically rented and that they would add parking later if needed.

Votes and next steps: the variance for parking requirements and multifamily design standards passed 6-2. The commission voted 8-0 to forward the street improvement waiver for Deering Road to the City Council with a recommendation to approve the waiver. Staff will continue to require submittal of revised elevations, engineering plans, and structural details before construction approvals.

The planning director and staff noted the development team must still satisfy engineering and stormwater requirements and that any final plans will return to staff reviews; the City Council will receive the waiver recommendation for final action.