Fort Smith Planning Commission unanimously approves RV park, duplexes, Culver’s site and a planned zoning district

Fort Smith’s Planning Commission on Nov. 10, 2025, approved a package of land‑use decisions affecting properties across the city, voting unanimously (6–0) on each item.

The most detailed discussion centered on a companion rezoning (No. 311125) and development plan (No. 211125) for 3706 Towson Avenue, proposed by an agent for Copa LLC. City staff described the 5.02‑acre project as an RV park with 39 RV pads, two detention ponds, a pickleball court and space set aside for future commercial development. A city planner told the commission that staff recommended approval with conditions, including monument‑style signage and design standards, and said, "And lastly, the RV shall be limited to a maximum stay of 180 days." Commissioners clarified that the proposal permits recreational vehicles only and does not allow mobile homes or tent camping. The commission approved the rezoning and the development plan by roll call, 6–0.

The board also considered a series of BZA (Board of Zoning Adjustment) items tied to small‑lot residential development at 1815 and 1819 Wersing Avenue. Applicant Charles Hamilton sought a variance (33‑11‑25) to reduce minimum lot width from 50 to 49 feet, enabling rezoning and construction of two duplexes. Staff said updated field surveys show the lots measure 49 feet and recommended approval; the commission granted the variance, approved a master land‑use plan amendment and the companion rezoning (to a residential single‑family duplex high‑density district) on unanimous votes.

At 8450 Rogers Avenue, an application by C Holdings LLC requested variances to add 17 parking spaces and modify perimeter landscaping to accommodate site topography and a FEMA floodplain. The plan, which would allow construction of a 4,329‑square‑foot Culver’s with a drive‑through, proposed reducing a 10‑foot perimeter landscape strip to 9.5 feet in some places and relocating landscaping outside the floodplain. City staff recommended approval with conditions — including platting two lots into one and installing automatic irrigation for required landscaping — and the commission approved the variance and the development plan, 6–0.

Finally, the commission approved a planned zoning district (PZD) rezoning at 3505 Johnson Street (application filed by Alyssa Bonneau for Westark Church of Christ Properties Corporation). Staff said the PZD would allow the existing church building to be reused for government office uses such as a taxpayer assistance center and noted the proposal goes beyond UDO requirements by specifying 100% high‑quality facade materials and increased perimeter plantings. Staff reported three neighbors attended the pre‑application meeting with questions about permitted uses and traffic; staff said neighborhood concerns were addressed and recommended approval. The commission voted 6–0 to approve the rezoning to a PZD.

Votes at a glance: 6–0 on all items - Consent agenda (preliminary plat at Grandview Subdivision; home occupation at 4509 Newland Road): approved. - Rezoning No. 311125 (3706 Towson Ave.) and Development Plan No. 211125 (RV park): approved; site ~5.02 acres; 39 RV pads; max stay 180 days. - Variance No. 33‑11‑25 (1815 & 1819 Wersing Ave.) to reduce lot width to 49 feet: approved; companion master land‑use amendment and rezoning to RSD‑4: approved. - Variance No. 30‑41‑125 and Development Plan No. 221125 (8450 Rogers Ave., Culver’s): approved; 4,329 sq. ft. restaurant; additional 17 parking spaces; landscaping modifications permitted with conditions. - Rezoning (PZD) at 3505 Johnson St. for reuse of church building for government office uses (Westark Church property): approved.

What the approvals mean next: Rezoning and land‑use plan amendments will be forwarded to the City Board of Directors for review where required (staff noted rezonings and master land‑use amendments that receive Planning Commission approval with the required votes will be presented to the board on Dec. 2). Several approvals carry conditions (compliance with submitted development plans, required lot platting, irrigation for landscaping, specific signage and architectural requirements) that applicants must meet during permitting and construction. No public opposition spoke at the hearing on the listed items.

Meeting adjourned after the final vote.