With three commissioners absent, it only took one “No” vote to reject a proposal to build a Sonic Drive-In at the intersection of US 62 and Hwy. 23.
The project had already received approval in February, contingent upon approval from the Arkansas Department of Transportation. At that meeting, all voted in favor of the proposal, and commissioner Fergie Stewart called the project “a gift to the city.”
The developers returned to the Planning Commission last week with a revised site plan. That plan moved the building further from the road to accommodate the possibility of a traffic circle at that intersection. Although ARDOT has no immediate plans for that intersection, the developers said the revised plan would leave room for the roundabout. The plan would require a retaining wall and a lot of fill, because the lot falls away quickly from the road.
Jacob Stauffer, with North Fork Holdings LLC, plans to buy and develop the property. He told the commission that ARDOT had not granted an egress from the site directly onto US 62. Stauffer said traffic would enter and leave through Jordan Drive.
Some residents of Jordan Drive complained about potential traffic problems, although those same speakers raised those same objections in February. Stauffer pointed out that a restaurant which formerly occupied that location had full access to the highway or to Jordan Drive, and said this would be a “substantial improvement.”
He further explained that the city’s Public Works Dept. had not agreed to the Jordan Drive access. “That’s why we’re here tonight,” he said.
In addition to the objection from Public Works, the commission received an email from ESPD Chief Brian Young saying the Sonic would increase traffic problems, especially after school. An officer already mans that intersection after school, but that officer would be too far from Jordan.
Without access to either the highway or to Jordan Drive, the property would become landlocked. Chair LauraJo Smole wondered if the city could deny the owners access to their property. She also asked if Public Works had performed any traffic studies, and when she heard they had not she said they should have.
Gene Bland, the real estate agent for the property, asked if the property would be “dead.” Attorney Wade Williams said the present owner has held the property for 50 years, and he reminded the commission that the Ozark Village Restaurant had operated safely in that location when traffic volumes in the city were much higher. Tour buses often stopped there, and there was no curb along the highway to restrict access.
Stewart elaborated, saying Public Works should have given more specific information. Commissioner Katie Hendrickson also expressed disappointment with the lack of information from Public Works. Smole noted that the residential section of Jordan Drive will not see any additional traffic. “This has been before us before,” she said. “We’ve all gone down to visit the property.”
Buford said he was “all for the Sonic,” but said “the developer and Public Works need to get together.” Commissioners Ann Tandy-Sallee, Jodi Breedlove, and Mark Hicks were absent, so Buford’s negative vote stopped the project. The applicants can appeal the commission’s decision to the city council. They did not have time to get on the agenda for the Sept. 14 council meeting.
In other business
- The Eureka Springs School District received approval for a parking area near the track. The parking lot will serve the track and new soccer field, and construction is expected to help with run-off issues by funneling water into catch basins.
- The project to renovate the Pine Mountain complex received further approvals. Marshall Johnson described an outdoor seating area, with three levels of tiered seating for 150 to 200 people. Johnson noted that Pine Mountain has often hosted events attracting crowds. He said the seating area will face toward the back of the property, and that orientation will help reduce noise.
- Commissioners approved the demolition of a mobile home with several additions for William Reed. The building, at 3901 E. Van Buren St., was once part of the Pine Haven Campground. The property has been vacant several years. A letter from Building Inspector Bobby Ray noted severe deterioration and a failing roof, and Ray considered the demolition the appropriate action.
- Commissioner Hendrickson had an application before the commission for a Conditional Use Permit for one unit of tourist lodging at 4 College St. Because she would have to recuse from the discussion and vote, the commission would not have had a voting quorum. Her application was postponed until October.
At the October meeting, the commission will likely hear a request to build a series of cabins on Drennon Drive. The request has already cleared the Historic District Commission, but that commission only rules on the design of a building. Those who made public comments at that HDC meeting had strong objections to adding so much traffic to the narrow lane.
Also in October, Buford said he would like to discuss the process for obtaining a building permit.
City council has still not taken up a proposed new tree ordinance or the definition change affecting bed and breakfast operations. Planning has also been working on updating the city’s vision plan, and Smole said she expects to send a draft of a plan to the other commissioners. She expects to have the plan ready to submit to council by the Oct. 19 council meeting.