Frakes Rezoning Request Denied: Proposal Fails to Align with City’s Vision
A proposal to rezone approximately two acres along South Bellview Road from T2 to T5.1 has been denied by city planners. The request, submitted on behalf of Frakes by attorney Will Kellstrom, aimed to enable higher-intensity mixed-use development within the Urban Neighborhood placetype. However, the city staff determined that the rezoning did not meet the criteria outlined in Rogers’ Unified Development Code (UDC) and would fail to create the orderly transitions envisioned in the city’s Future Land Use Map (FLUM).
The Rezoning Proposal
The property in question is situated near Bellview Elementary School, adjacent to the Hawthorne Heights subdivision, and northwest of First Baptist Church. Currently designated as T2, a very low-intensity zone intended as a temporary holding designation for undeveloped land, the proposal sought to reclassify the property as T5.1. According to the UDC, T5.1 zoning supports “low-intensity mixed-use districts where medium-scale buildings line streets mainly in corridor and city center placetypes.”
The property is part of the Urban Neighborhood (U-NH) placetype, which emphasizes blending housing with neighborhood-scale services to create walkable, accessible communities. The applicant argued that T5.1 zoning would align with this vision by enabling medium-intensity development. However, city planners found the zoning designation unsuitable for this specific location.
Why the Proposal Was Denied
City staff’s analysis identified key shortcomings in the proposal. The rezoning request failed to establish an “orderly transition in intensity” between the high-density Pleasant Grove Regional Center and the lower-density surrounding neighborhoods. The staff report noted, “At this location, T5.1 does not create the placetype as envisioned, as it does not contribute to an orderly transition in intensity within the broader Urban Neighborhood placetype.”
Furthermore, planners highlighted that the current T2 zoning effectively serves as a buffer between residential subdivisions and more intensive uses along major arterial roads. The report emphasized that maintaining this buffer was vital for ensuring compatibility with the surrounding area.
The Planning Commission’s Decision
Despite no public objections being raised against the proposal, city staff recommended denial based on enhanced review criteria outlined in Section 2.8 of the UDC. The Planning Commission upheld this recommendation, voting to maintain the existing T2 zoning designation.
Implications for the Community
The denial of the Frakes rezoning request underscores Rogers’ commitment to strategic growth and adherence to long-term planning principles. By prioritizing compatibility and orderly transitions, city leaders aim to balance urban development with the preservation of neighborhood character and quality of life for residents.
This decision reaffirms the importance of aligning new development proposals with the Future Land Use Map, ensuring that growth occurs in a way that supports the city’s broader vision for sustainable and thoughtful urban planning.
