Planning Commission approves mixed-use rezoning at Heather Ridge despite neighborhood traffic and noise objections

The Fort Smith Planning Commission on Feb. 10 approved a master land use plan amendment and companion rezoning to allow a planned zoning district (PZD) with a mixed-use, predominantly residential character at 5300 Heather Ridge Street.

Neighbors who spoke at the public hearing warned the addition of up to roughly 300 new units in the 2.98-acre Character Area A — part of a larger, previously approved PZD — would overload existing access, concentrating egress onto 58th Street and creating safety and congestion problems. Daryl Cunningham, who said he owns three nearby properties, urged the commission to require an alternative ingress/egress route, saying, “There needs to be an alternative exit to this development.”

Other residents raised related concerns. Ted Johnston told the commission he questioned the traffic study’s assumptions and urged a neutral review; Wayne Gosnell and Hank Galski described difficulties for existing residents making left turns onto 58th Street and warned that stop-sign placements could shift delays to older neighborhoods. Resident David Born said the project had grown substantially from earlier community discussions and asked the city to lock down prohibited uses — such as nightclubs and bars — to avoid future ‘‘creep’’ in the project’s scope.

City planning staff (Tyler) told commissioners the applicant provided a traffic impact analysis that the city’s engineers reviewed; a second traffic study showed a decline in level of service at some intersections but identified mitigation measures that would bring operations to level of service C, which staff said is acceptable. Staff also said the fire department reviewed ingress/egress and found the plan compliant with state fire codes.

Jackson Goodwin of Goodwin Engineering, representing the applicant, said the PZD was previously approved and that the overall density has not increased from the original plan. Goodwin said the developer contracted independent traffic consultants and that the city’s engineering department independently reviewed the findings; the developer said it will provide an updated letter from the traffic consultant (TEC) and expects actual commercial square footage to be below the study’s assumptions. Developer representative Trevor Harris said the plan aims to create a walkable community for visiting military personnel and other tenants and that car ownership per household is expected to be low.

On the gas-well issue, Goodwin said the developer commissioned a sound study and has referred potential violations to the city prosecutor’s office for follow-up; the developer said legal action is in progress to resolve noise concerns.

After commissioners discussed traffic mitigation, permitted uses in the PZD booklet (staff noted bars and nightclubs are not permitted), and the limits of the commission’s review, a motion to approve the master land use plan amendment (with staff comments) passed on roll call 8–0; commissioners separately approved the companion rezoning 8–0.

What’s next: Staff noted that master plan amendments and rezonings approved by the commission will be presented to the City Board of Directors for review at a future study session and then voted at a regular board meeting on March 3, 2026, if appealed.

(Quotes in this story are taken from the Feb. 10 public hearing.)