Fort Smith Planning Commission & Board of Zoning Adjustment Regular Meeting – February 10, 2026

The Fort Smith Planning Commission and Board of Zoning Adjustment held a regular meeting on February 10, 2026, at the Blue Lion. Eight commissioners were present. The meeting covered consent agenda items, two companion requests for a master land use plan amendment and rezoning at 5300 Heather Ridge Street, a variance and development plan at 9200 Houston Street, and a variance, rezoning, and development plan at 7208 Mahogany Avenue. All items were approved unanimously.

Consent Calendar

• Final Plat – Brighton Park Subdivision and Conditional Use – 7712 Taylor Avenue: Approved by roll call vote, 8-0.

Public Comments & Testimony

• Daryl Cunningham (owner of three properties near the development) expressed concerns about traffic congestion, stating that about 300 existing homes and nearly 300 new units would all egress onto 58th Street. He urged consideration of an alternative exit.
• Ted Johnston (3312 South 58th) opposed commercial uses in the development, alleging the developer has broken previous promises (e.g., no lawsuit filed over a gas well noise violation). He questioned the validity of the traffic study, arguing it used flawed assumptions.
• Wayne Gosnell (4931 Hard Scrabble Way) detailed traffic difficulties for existing residents, claiming that proposed stop signs would make it impossible for half the existing neighborhood to turn left onto 58th Street. He requested further study of the intersection at Hard Scrabble Way and 58th.
• David Bourne (3308 South 54th) criticized the developer's "foot in the door" approach, noting the project grew from an initial 20–25 units to over 500 doors. He also raised concerns about noise from a nearby gas well and wanted any commercial restrictions set permanently.
• Hank Golski (4933 Hard Scrabble Way) echoed traffic worries and predicted accidents on 58th Street, suggesting the police department consider adding a substation in the area.

Discussion Items

• Master Land Use Plan Amendment 22‑26 & Rezoning (PZD) 42‑26 – 5300 Heather Ridge Street: The applicant requested a master land use plan amendment from residential attached to mixed use residential, and a rezoning of 16.92 acres within an existing planned development to create two character areas. Character Area A (2.9 acres) would allow mixed-use residential and commercial (limited to 18,000 sq ft total, no suite larger than 6,000 sq ft). Character Area B (13.94 acres) would maintain existing uses but allow zero street frontage. Staff reported that a traffic study and a second review by an independent engineering firm concluded the development would meet acceptable level of service standards. The developer stated the project targets foreign military sales personnel, creating a walkable community with amenities like cafes and small stores. Multiple neighbors expressed traffic and trust concerns. The motion to approve passed 8-0.
• Variance 52‑26 & Development Plan 22‑26 – 9200 Houston Street: The applicant requested a variance from the required 30-foot side yard setback to 15 feet for three lots, citing numerous easements (including a 50-foot sewer easement) that severely reduce the buildable area. The project includes 11 duplexes and two single-family homes. A neighbor requested an eight-foot privacy fence; staff noted a six-foot fence is required. The motion to approve, with staff comments, passed 8-0 for the variance and 8-0 for the development plan.
• Variance 62‑26, Rezoning 32‑26, & Development Plan 32‑26 – 7208 Mahogany Avenue: The applicant sought a variance from the requirement for access to a collector or higher road, a rezoning from not zoned to transitional, and a development plan to convert an existing 3,739 sq ft building into a consulting service for international student documentation. No neighboring property owners attended the neighborhood meeting. Staff recommended approval contingent on platting prior to building permits. All three items passed 8-0.

Key Outcomes

• Consent Agenda (Final Plat – Brighton Park Subdivision & Conditional Use – 7712 Taylor Avenue): Approved, 8-0.
• Master Land Use Plan Amendment 22‑26 (5300 Heather Ridge Street): Approved, 8-0.
• Rezoning (PZD) 42‑26 (5300 Heather Ridge Street): Approved, 8-0.
• Variance 52‑26 (9200 Houston Street): Approved, 8-0.
• Development Plan 22‑26 (9200 Houston Street): Approved, 8-0.
• Variance 62‑26 (7208 Mahogany Avenue): Approved, 8-0.
• Rezoning 32‑26 (7208 Mahogany Avenue): Approved, 8-0.
• Development Plan 32‑26 (7208 Mahogany Avenue): Approved, 8-0.