Planning Commission & Board of Zoning Adjustment Meeting - November 10, 2025

The Fort Smith Planning Commission and Board of Zoning Adjustment convened on November 10, 2025, to review multiple requests including rezonings, development plans, variance petitions, and master land use plan amendments. All six commissioners (Kelly Wilson, Rod Coleman, Matt Marshall, Vicky Newton, David Tyler, Sean McCaffrey) were present. Staff recommended approval for all ten items, which were addressed sequentially with unanimous 6-0 votes in favor by the commission.

Consent Calendar

• The minutes from the October 14, 2025 meeting were approved as written by unanimous vote.

Board of Zoning Adjustment Variance Items

• Worsing Avenue (Item 4): A variance was granted for lot width reduction from 50 feet to 49 feet for individual lots intended for two duplexes. Commissioners noted the variance was necessary due to the property transitioning from industrial to residential zoning.
• Rogers Avenue (Item 7): Variances were granted for two requests: one to increase maximum parking spaces from 43 to 60 to meet anticipated traffic demand for a new Culver's restaurant, and another to reduce perimeter landscaping width from 10 feet to 9.5 feet due to topography and floodplain constraints.

Discussion Items

Rezoning 3115 & Development Plan 21-1125: 3706 Towson Avenue

• Proposal: Request by Evan Kohler (agent for COPA LLC) to rezone 5.02 acres from Industrial Light Special to Industrial Light and approve a development plan for an RV park.
• Details: The project includes 39 RV pads, two detention ponds, a pickleball court, and future adjacent commercial development. A neighborhood meeting held November 3, 2025, had one attendee with no opposition.
• Positions: Staff recommended approval contingent on SMID development plan compliance. Commissioners confirmed the use is strictly for recreational vehicles (RVs) and questioned tent camping, which was excluded from the scope. No opposition was expressed by the commission.

Variance 33-11-25, MLUPA 17-11-25, & Rezoning 32-11-25: 1815/1819 Worsing Avenue

• Proposal: Request by Charles Hamilton to rezone from Industrial Moderate (I2) to Residential Single Family Duplex High Density (RSD4), amend the Master Land Use Plan from Residential Detached to Attached, and obtain a lot width variance (50ft to 49ft).
• Details: The project facilitates the construction of two duplexes on individual lots. The residential attached classification aims to support diverse households. A neighborhood meeting on October 30, 2025, had no attendees.
• Positions: Staff recommended approval. During discussion, a commissioner raised a question regarding the legality of building on a lot less than minimum width without a variance in a residential zone (vs. industrial), clarifying the necessity of the variance. No opposition was expressed.

Variance 34-11-25 & Development Plan 22-1125: 8450 Rogers Avenue

• Proposal: Request by Brett Hickey (agent for Sea Holdings LLC) for a new 4,329 sq. ft. Culver's restaurant with drive-thru in a C5 zone.
• Details: The project requires 17 additional parking spaces (total 60) due to anticipated customer traffic exceeding code limits. Landscaping requirements are modified due to an eight-foot elevation change and FEMA floodplain location. A neighborhood meeting on November 3, 2025, had no attendees.
• Positions: Staff recommended approval citing unique site constraints and traffic studies. The applicant's explanation regarding traffic volume and topography was accepted by the commission. No opposition was expressed.

Rezoning 33-11-25: 3505 Johnson Street

• Proposal: Request by Alyssa Veneau (agent for West Art Church of Christ Properties Corporation) to rezone from Residential Multifamily Medium Density to a Planned Zoning District (PZD).
• Details: The intent is to utilize the existing church building for government office use (e.g., taxpayer assistance center). The PZD requires 100% high-quality facade materials and double the standard landscaping (two trees and 20 shrubs per 50 linear feet). No exterior site changes are proposed for the building itself.
• Positions: Three neighboring property owners attended the October 30 neighborhood meeting with questions about permitted land uses and concerns regarding potential traffic increases. Staff confirmed neighbors felt their concerns were adequately addressed through explanations that uses would be professional offices. Commissioners addressed the traffic concern, confirming it was resolved. No opposition was expressed by the commission.

Key Outcomes

• Consent Calendar: Minutes approved.
• 3706 Towson Avenue: Rezoning (Item 2) and Development Plan (Item 3) approved 6-0. Project approved for 39 RV pads, detention ponds, and pickleball court.
• 1815/1819 Worsing Avenue: Variance (Item 4), Master Land Use Plan Amendment (Item 5), and Rezoning (Item 6) approved 6-0. Approval allows two duplexes on 49-foot lots.
• 8450 Rogers Avenue: Variance (Item 7) and Development Plan (Item 8) approved 6-0. Approval allows 60 parking spaces and modified landscaping for a Culver's restaurant.
• 3505 Johnson Street: Rezoning (Item 9) approved 6-0. Approval allows conversion to government office use under a Planned Zoning District with enhanced landscaping requirements.
• Next Steps: All adopted rezonings and MLUP amendments will be presented to the City Board of Directors for a future study session at the Blue Lion. Additional rezonings will be reviewed at the City Board of Directors' regular meeting on December 2nd at 6:00 PM.
• Board of Zoning Adjustment: The BZA recessed and reconvened with the Planning Commission as needed for items requiring joint action or review.