Commission Recommends Bypass Commercial Development

Change Focuses On Interstate Interchange

By Steve Caraway

Posted: March 6, 2010 at 4:31 a.m.

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SPRINGDALE — Construction of a highway will lead to more commercial property in Springdale, if the city approves recommendations for its land use plan.

The Springdale Planning Commission, after long sessions Thursday and Friday, recommended adding commercial use near the interchange of the proposed northern U.S. 412 bypass and Interstate 540. Plans call for the bypass to cross the interstate about a mile north of its interchange on Wagon Wheel Road.

The recommendations also included extending commercial land use east between Wagon Wheel Road and the bypass.

The recommendation came as part of a requirement for updating the land use plan every two years. Public hearings and approval by the commission and the City Council are required before the new plan takes effect. The land use plan is only a recommendation for development and would not change any zoning.

Traditionally, cities update their plan every 10 years, said Patsy Christie, director of planning and community development. The rate of growth in this area, however, dictates keeping a close eye for unforeseen development.

“Who could have known we would build a ballpark 10 years ago,” Christie said. “We have to go back and look at changes like that.”

Progress on the route of the northern bypass sparked the recommended changes. When the plan was approved in 2007, the bypass route was still vague.

With the route clearer and the Arkansas Highway and Transportation Department purchasing rights-of-way, the Planning Commission made projections for preferred development.

“This will be one of the most highly visible spots in the region,” said Commissioner Jeff Williams. “We need to have high expectations for that area.”

The commission recommended commercial development north and south of the interchange and between the proposed bypass and Wagon Wheel Road east to Thompson Street.

Another recommendation calls for a buffer around existing residential development between the bypass and Wagon Wheel.

A commercial use was previously recommended to surround the I-540 and Wagon Wheel interchange. The commission recommended extending the district south of Spring Creek, on the west side of I-540.

The commission also looked at recommending an industrial area between the bypass route and Arkansas 265, east of Springdale Water Utilities’ water tank farm on Fitzgerald Mountain. The area is flat and near sufficient water and sewer lines, said Fadil Baryyari, commission chairman.

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