Fort Smith Planning Commission and Board of Zoning Adjustment Meeting – August 11, 2026

This joint meeting of the Fort Smith Planning Commission and Board of Zoning Adjustment (BZA) was held on August 11, 2026, at 5:30 PM at the Blue Lion, 101 North 2nd Street. The Planning Commission reviewed a preliminary plat, rezonings, master land use plan amendments, development plans, and a remote parking agreement. The BZA considered variance requests. All eight commissioners were present. The meeting adjourned at approximately 7:00 PM.

Preliminary Plat – 81 South (Carrington Creek Holdings, LLC)

• Staff presented a request to re-approve a preliminary plat for 44 single-family residential lots, an amenity center with clubhouse and pickleball courts, and private gated streets on 12.63 acres at McClure Drive. The original plat expired in 2022 due to housing market conditions. Minor changes were made. No public comments were received.
• Vote: 8–0 in favor with staff comments.

Items 2–5: 3515 Vicksburg Street – Four Duplexes (Brandon Woodrome, agent for William Brown Jr. and Maxine Birdsong Family Living Trust)

These companion items were considered together:

• Variance #26-8-26: Request to reduce front yard setback from 20 ft to 15 ft and waive perimeter/parking lot landscaping along an undeveloped street right-of-way. Staff noted the street was never constructed. The applicant cited hardship from the undeveloped right-of-way. No public opposed.
• Master Land Use Plan Amendment #7-8-26: From Residential Detached to Mixed Use Residential.
• Rezoning #11-8-26: From Industrial Light (I-1) to Residential Multifamily High Density (RM-4).
• Development Plan #13-8-26: For four duplexes (8 units) with 16 parking spaces, one driveway, and a 6-ft privacy fence to the north. The site is in the Military Compatibility Area Overlay District (MCAOD) (80–85 dB noise level).
• Discussion: Commissioner McCaffrey asked about the variance and the likelihood of the street ever being built. Staff confirmed the street is not on any capital improvement project. Commissioner Wilson voted against the MLUP, rezoning, and development plan.
• Votes:
  • Variance: 8–0 favor.
  • MLUP: 7–1 favor (Wilson opposed).
  • Rezoning: 7–1 favor (Wilson opposed).
  • Development Plan: 7–1 favor (Wilson opposed).

Items 6–9: 2709 Massard Road – ARCare Pharmacy and Clinic (Davidson Engineering, agent for ARCare)

These companion items were considered together:

• Variance #12-8-26: From required street access of a Major Collector or higher (Massard Road is classified as a local road). The applicant stated that widening 1,100 ft of Massard Road to four lanes would be required.
• Master Land Use Plan Amendment #8-8-26: From Residential Detached and Public/Institutional to Commercial Neighborhood.
• Rezoning #12-8-26: From Residential Multifamily Low Density (RM-2) to Commercial Light (C-2). Staff noted this could be considered spot zoning.
• Development Plan #14-8-26: For an 18,879 sq ft two-story building (1,250 sq ft pharmacy, 17,629 sq ft clinic) with 81 parking spaces, two driveways (south ingress/egress, north exit-only), a detention pond, and a 6-ft opaque privacy fence along three sides. Architectural features include brick, wood, metal, and cementitious siding. Hours: 8 AM–5 PM, Monday–Friday. No overnight or after-hours operations. The clinic will serve rheumatology, primary care, behavioral health, and pharmacy (about 63 patients + 60 pharmacy customers).
• Public Comments: Two residents spoke in opposition:
  • Dan Safranic (8000 Dover Circle) raised concerns about future undesirable C-2 uses (e.g., convenience store, liquor store), school traffic at Massard and Dallas, and the potential for future commercial development on a 54-acre parcel at Massard and Horan Drive.
  • Cole Kingsbury (8013 Williamsburg) questioned the placement of the north exit-only driveway and its alignment with Williamsburg, and asked about future expansion plans. The applicant stated no immediate plans for expansion beyond the current plan.
• Staff Response: Staff clarified that any future changes to the development plan would require Planning Commission approval, and the rezoning is tied to the specific development plan. Commissioner Tyler suggested adding a condition requiring Planning Commission approval for any future building permit, which was discussed but not formally added; the motion to approve with staff comments carried.
• Votes:
  • Variance: 7–1 favor (one opposed, not named).
  • MLUP: 7–1 favor.
  • Rezoning: 7–1 favor.
  • Development Plan: 7–1 favor.

Item 10: Rezoning #13-8-26 – 5215 Kelley Highway (United Brotherhood of Carpenters)

• Request to change from Planned Zoning District (PZD ORD #57-23) to a new PZD to allow a bakery, confectionery shop, florist, bookstore, salon, and other compatible uses. The existing building will be remodeled. No public comments. Staff recommended approval.
• Vote: 8–0 in favor.

Item 11: Variance #24-8-26 – 1600 South 28th Street (Izell Jones and Sexton Investments, LLC)

• Request to reduce front yard setback from 25 ft to 16 ft and exterior side yard setback from 25 ft to 7 ft in a RSD-3 zone to allow replatting into two lots. The existing single-family home will remain on one lot; a duplex will be built on the other. No public opposition. Staff recommended approval with conditions.
• Vote: 8–0 in favor.

Items 12–14: 1517 and 1527 North 32nd Street (Kenneth & Tammy McClernon and Hernan Escobar Jr.)

These companion items were considered together:

• Variance #25-8-26: Four variances in a proposed RM-3 zone: (1) front yard setback from 25 ft to 3 ft at 1517 N 32nd; (2) front yard from 25 ft to 18 ft at 1527; (3) interior side yard from 7.5 ft to 1.5 ft at 1527; (4) minimum building separation from 10 ft to 7 ft at 1527. The applicant stated strict enforcement would require demolition of existing homes and outbuildings. Several structures were built without permits and encroach on an undeveloped right-of-way (North N Street and alley). A right-of-way abandonment is also requested.
• Master Land Use Plan Amendment #9-8-26: From Residential Detached to Mixed Use Residential.
• Rezoning #14-8-26: From Industrial Light (I-1) to Residential Multifamily Medium Density (RM-3).
• Neighborhood Meeting: Held August 4, 2026; four neighbors attended with general questions but no opposition.
• Votes:
  • Variance: 8–0 favor.
  • MLUP: 8–0 favor.
  • Rezoning: 8–0 favor.

Item 15: Remote Parking Agreement #1-8-26 – 7420, 7424, 7428 Buckhorn Street (Misty Mountain Rentals, LLC)

• Request to use 27 off-site parking spaces on Ellis Street to satisfy parking requirements for three multifamily buildings. The parking lot is within 300 ft. The applicant could not attend. Staff recommended approval with a condition that if the contract ceases, the owner must provide compliant parking.
• Discussion: Commissioners expressed concerns about safety: no sidewalk to the parking lot, no lighting, and the road is in poor condition. The applicant had discussed temporary solutions with the FCRA/DRC, but no formal approval was obtained. The road is private and in foreclosure. Commissioner Tyler noted the lack of a walking plan and lighting. Commissioner Wilson commented that the parking situation is a safety hazard.
• Vote: 0 in favor, 7 opposed, 1 abstention (Commissioner Tyler). The motion failed.

Key Outcomes

• Preliminary Plat 81 South: Approved 8–0.
• 3515 Vicksburg Street (4 duplexes): Variance approved 8–0; MLUP, rezoning, and development plan approved 7–1 (Commissioner Wilson opposed all three).
• 2709 Massard Road (ARCare clinic): Variance approved 7–1; MLUP, rezoning, and development plan approved 7–1.
• 5215 Kelley Highway (PZD): Approved 8–0.
• 1600 South 28th Street (variance): Approved 8–0.
• 1517/1527 North 32nd Street (variances, MLUP, rezoning): All three approved 8–0.
• Remote Parking Agreement (Buckhorn Street): Denied (0–7–1).

All decisions on master land use plan amendments and rezonings will be forwarded to the Fort Smith Board of Directors for final approval at their September 1, 2026 meeting (6:00 PM at the Blue Lion).