Development at 101 Chelsea Road Requests Waiver to Preserve Property Character

A historic property in Bella Vista is the subject of a waiver request that could influence how the city balances development and preservation of its unique architectural heritage. The property at 101 Chelsea Road, known for its design by famed Arkansas architect E Fay Jones, is undergoing redevelopment into a hospitality venue called Camp Fire Ranch. The developers are requesting several waivers from the city’s development ordinances to maintain the property’s aesthetic and character.

The request includes waivers from ordinances requiring pedestrian accommodations, wider access driveways, and specific internal drive aisle configurations. The property, developed in the 1980s, has long been a standout example of midcentury architecture nestled in the natural beauty of Bella Vista. The owners, who plan to convert the space into a nine-room lodging facility, argue that strict adherence to current regulations would force them to remove mature trees and alter the property's existing driveways and landscape, which are integral to the site’s design.

“This property has a unique historical significance, both in terms of its design and its long-term use as a hospitality venue,” said the property’s owner, Sam Degenhard. “We’re committed to preserving the original E Fay Jones aesthetic while making necessary upgrades to the building. However, some of the newer city regulations don’t mesh well with the existing layout and character of the property, which is why we’re seeking these waivers.”

The development, which previously operated as the Inn at Bella Vista, includes mature landscaping and a driveway that has been in place for over 40 years. The developers are asking the city to waive the requirement for wider access roads, citing concerns that enlarging the driveways would require cutting down trees that have long served as a natural screen between the property and the street. In addition, they have requested a waiver from pedestrian accommodation requirements, arguing that sidewalks along the road would disrupt the harmony of the surrounding residential neighborhood, which does not have sidewalks or street lighting.

Camp Fire Ranch’s redevelopment includes both interior and exterior renovations, but no new square footage will be added to the property. Instead, the project focuses on restoring and upgrading existing features, such as the structure's roof, siding, and pool areas, while maintaining the original design vision. The interior will be reconfigured to include nine guest rooms, up from the previous five, with no additional space being built onto the structure.

City staff have recommended approval of the waivers, contingent on the developers submitting a planting plan to restore a portion of the tree canopy that would be affected by the improvements. The Planning Commission will review the waiver requests to ensure they do not have a detrimental effect on the public health, safety, or welfare of the surrounding area.

“The goal is to preserve the character of the property while ensuring it complies with key development standards,” said a city planner. “These waivers will allow for the redevelopment to proceed without disrupting the unique nature of the site or its integration with the surrounding community.”

The Planning Commission is expected to vote on the waiver requests soon, and if approved, the project will move forward with its renovations, allowing the developers to continue offering lodging services while preserving the site's architectural legacy.