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Mill Street rezoning approved despite neighborhood opposition citing traffic and historic‑area concerns
Summary
Planning commissioners approved a rezoning request (FB25-14) for a Mill Street parcel to NR‑1 under the form‑based code; multiple neighbors testified they feared increased traffic, loss of historic character and water pressure problems.
The Springdale City Planning Commission approved rezoning for a Mill Street parcel from SF‑2 to NR‑1 under the city’s form‑based code despite multiple residents expressing strong opposition.
Jake Chavis of Odyssey Engineering presented the Hauser family rezone request. Planning staff said a late opposition letter had been filed and recommended approval consistent with goals and policies of the comprehensive land‑use plan and the forthcoming form‑based code updates. Staff noted that NR‑1 under the Seed District limits uses for this area to single‑family homes, duplexes and similar small‑scale residential types rather than large apartment blocks.
Several neighbors spoke at the mic and outlined overlapping concerns. Alastair Wednesday read a letter on behalf of neighbors at 521 and 519 Mill Street saying traffic is already heavy, that bus and truck movements make entry and exit difficult, and that the site’s small size and floodplain constraints make high‑density development inappropriate. Jeff Bowen and Karen Peterson asked for clarity on what uses would be allowed under NR‑1 and expressed unease that rezoning could be used to permit denser development later; staff said NR‑1 is intended to preserve form and character and that a triplex would not be allowed under the proposed zoning.
Other residents including Randy Cook and Ray High said they worry rezoning would change a historic streetscape and increase traffic; staff and commissioners said that future development proposals would require separate review and public notice and that sidewalks and other street improvements would likely be required as part of any development plan. Staff emphasized that the form‑based code prioritizes building form and materials to help new development match neighborhood character.
Despite objections, the commission voted to approve the rezoning 7–0. Staff will prepare an ordinance to be considered by City Council next Tuesday; commissioners and staff said any future development plan would return for review and provide additional opportunities for public comment.
