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Springdale planning commission tables Perez Construction 40‑lot PUD after drainage and floodplain questions
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Summary
The planning commission agreed to table a proposed 40‑lot PUD from Perez Construction after neighbors raised detailed concerns about a creek, culvert location and drainage. Staff said a drainage and flood study has been submitted and houses are sited outside the identified floodplain.
The Springdale City Planning Commission on Jan. 6 agreed to table a rezoning and preliminary plat for a proposed 40‑lot Planned Unit Development by Perez Construction after extended public concern about drainage, culvert location and impacts on adjacent property.
Ferdinand Furry, the applicant’s presenter, told the commission the PUD would create 40 single‑family lots on about 11.92 acres and asked for a waiver of full street improvements on North Oak so funds could be redirected to upsizing an undersized box culvert at a known flooding crossing. Staff described the layout: 35 rear‑loaded lots and five street‑facing lots, minimum home size 1,600 square feet, 128 total parking spaces (48 on‑street) and common open space that exceeds the 15% minimum (about 25%). Staff recommended approval of the rezoning in principle but flagged missing PUD details such as material specifications, playground/spec sheets, trail and monument‑sign designs and updated covenants.
Neighbor Angelo Ricardo, representing roughly 326 acres west of the site, pressed for specifics about a creek that runs through the property and whether it would be culverted, what measures would be taken to prevent runoff being routed onto his land, and how far homes would be set back from the stream. Ricardo asked whether the creek would be covered with a culvert and whether the developer had evaluated where the water would go. Staff and the applicant responded that homes had been placed outside the floodplain on the revised plat and that a drainage study and a flood study had been submitted; final design and engineering would determine the exact location of any culvert crossings and storm infrastructure before construction could begin.
A phone comment from Jerry and Pam Medley at 3687 North Oak Street asked the city not to approve the waiver, arguing that curbs, gutters and sidewalks should be completed along the entire length of the property and that a waiver would pose safety risks for children and families in the area.
Commissioners repeatedly asked for more complete PUD documentation. Several members said the packet lacked the level of detail they expect for PUD review — specifically, clear drawings and spec sheets showing proposed trail treatment, playground equipment, monument sign dimensions and materials, and a clearer depiction of the natural habitat/conservation area and how residents would access it. Staff noted the waiver concept was primarily a partnership idea — widening the southern portion of North Oak to a minimum 24 feet and applying the remaining street improvement money toward the culvert upgrade — but that full costs and cost‑sharing would need council approval during the engineering and ordinance stage.
Because the applicant asked for more time to provide the requested materials and because commissioners concluded the record lacked sufficient PUD detail to carry out an informed rezoning, the applicant requested tabling. The commission agreed and tabled the rezoning; staff explained that if the applicant withdrew or the rezoning were denied, an appeal or resubmittal process would apply. Staff said detailed engineering, the final floodplain/development study and street improvement designs must be completed and approved before any construction permits are issued.
Next steps: the applicant will return with a revised development plan and additional specifications for the PUD and the requested waiver; staff will prepare ordinance materials if the commission later recommends approval to city council.
