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Planning commission backs tiered village-commercial landscaping amendment, urges council review of smallest tier
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Summary
The Springdale Planning Commission unanimously recommended town-council approval of an ordinance to create tiered landscaping and open-space minimums in the village commercial zone, while advising the council to reconsider the proposed 40% requirement for quarter-acre lots and to consider an administrative tolerance for parcels near thresholds.
The Springdale Planning Commission on May 15 recommended that the town council approve an ordinance amendment (2026-08) that would introduce tiered minimum landscape and natural open-space requirements in the village commercial (VC) zone.
Staff planner Niall Connolly summarized the proposed change: VC properties currently face a fixed minimum percentage; the amendment would tier requirements by property size so that lots 1/2 acre and larger would keep the existing standard, lots between one-quarter and one-half acre would require 50% landscape/open space, and lots smaller than one-quarter acre would require 40%.
Applicant Noel Benson, who identified himself and said his family owns a VC property of roughly a quarter acre, told the commission the current minimums make small-site development difficult and asked the commission either to keep a higher tier for quarter-acre lots or to permit a modest administrative tolerance at thresholds. “I would ask you … to consider a 5% administrative tolerance at the thresholds,” Benson said, arguing that a few hundred square feet of flexibility could determine whether a one-story restaurant is viable.
A commissioner (who presented arithmetic analysis during deliberation) illustrated how landscaping percentages, parking requirements and setbacks interact on a quarter-acre lot (≈10,780 sq ft). He calculated that reducing the landscaping requirement from 60% to 40% could increase potential building area but noted that standard front/side/rear setbacks often limit usable buildable area, so the 40% bottom tier may not deliver additional space on small lots. That commissioner suggested a compromise of keeping three tiers but setting the lowest tier at 50% for lots under 1/2 acre or, alternatively, setting it at 45% to better align with setbacks.
Commissioners also discussed design options—two-story structures, parking layouts and allowable encroachments into setbacks—and confirmed that patios, driveways and some courtyard treatments may count toward landscape/open-space calculations in certain circumstances.
The commission clarified procedure: it must vote on the applicant’s submitted proposal but may include advisory recommendations to the town council. Benson said he would be willing to amend his application to include the requested tolerance so the commission could vote on the amended proposal.
The commission then moved to recommend the town council approve the ordinance amendment proposed by Benson and added a single advisory note asking the council to review whether the quarter-acre 40% minimum should be adjusted. The motion carried unanimously.
Next steps: The planning commission’s recommendation will be forwarded to the Springdale Town Council for consideration and final action.
