MAPC Supports Rezoning

Property once targeted for apartments may become a large-scale shopping center instead.

 

The Jonesboro Metropolitan Area Planning Commission voted to recommend that 20 acres belonging to Anita Arnold off of East Johnson Avenue be rezoned from Residential R-1 to C-3 General Commercial District. The property is located one-quarter mile north of Johnson Avenue and one-quarter mile west of Bridger Road. It joins 36 acres on Johnson that is already zoned C-3. Arnold also owns that property.

 

Attorney Skip Mooney Sr., representing Arnold, acknowledged that a previous proposal for an apartment development attracted "strenuous opposition" in May, and the request was withdrawn.

 

Developer Kent Arnold, who is working with Anita Arnold to market the real estate, told commissioners he wants to develop a large master plan commercial development on the property which could involve a "big box" store, such as a Home Depot, Lowe's, Kroger or Wal-Mart, or a collection of other stores to provide retail services to the fast-growing northeast corner of the city.

 

Preston Williams, whose home abuts the Arnold property line, opposed the previous proposal, but said he supports the current plan "if it is true commercial and not a ploy" to come back later with another rezoning plan for multi-family housing later.

 

"This is the northeast gateway to Jonesboro, Ark.," Williams said. "It should be presented in a proper manner."

 

Paul Wallis, who also led opposition in May, said he would like to see the proposal denied until the Arnolds present more detailed plans.

 

In other business, a proposal to rezone property at 826 West Huntington Ave. from R-2 Multi-Family Medium Density District to C-3 was rejected after the commission heard complaints from several neighbors.

 

David Oesterblad, who owns the property, said the old store building had been used for storage, but that he had entered into a lease agreement for a video arcade to be located there. An apartment is attached to the building, but it would remain zoned residential.

 

Kevin Sartain, who wanted to operate the arcade, said he believed the business could be a positive influence.

 

"Our goal is to target the children, to get them off the street," Sartain said.

 

But several people cited the potential for drugs and alcohol abuse, prostitution, noise and traffic problems.

 

Chief Building Inspector Ron Shipley, the city's acting city planner, said the property doesn't meet criteria for C-3, because it is surrounded by single-family homes.

 

Commissioner George Krennerich moved to recommend denial of the proposal because it constitutes spot zoning.

 

Developer Robin Nix withdrew proposals for approval of preliminary plans for two subdivisions after Claude Martin, the city's public works director, raised several questions about engineering plans.

 

Ridge Lake Estates, a residential subdivision containing 46 lots on 44.47 acres, located 1,600 feet east of Mount Carmel Road, south of Farm Creek Estates, and 1,300 feet west of Culberhouse Street, and Preston Estates, a residential subdivision containing 24 lots on 35.62 acres, located adjacent to RidgePoint, will be brought back to the commission at a later date.

 

The commission approved the following requests:

• Harrison Wheaton for a conditional use to place an emergency medical hardship housing unit at 3814 Hill Drive for his mother; and 
• Raymon Mabry for approval to place a manufactured home in the R-1 district at 2307 North Church St.

 

Prior to the regular session, the commission held a public hearing on proposed changes to the city's zoning code. The changes will be recommended for approval by the City Council.

 

Most of the proposed changes were designed to give the public a better idea of what types of multi-family housing could be considered in the future.

 

Apartment complexes generally are located in R-3 districts. However, there is no distinction between small developments and large complexes.

 

The commission recommends no new R-3 rezonings. Property already zoned R-3 would remain in that class. A new R-3M classification would be designated for manufactured housing.

 

Other designations would be:

• R-4 -- Multi-family housing up to and including four buildings, but not to exceed eight dwelling units. It also would place a limit of six dwelling units per acre. 
• R-5 -- Multi-family up to and including five buildings or not to exceed 20 dwelling units. It also would have a limit of 12 units per acre. 
• R-6 -- Large apartment complexes with no limit on the number of units per acre.

 

Dr. Eugene Smith, former president of Arkansas State University and also a former alderman, said the proposed changes were a step in the right direction, but that the city needs to move toward long-term planning, rather than reactionary planning.

 

Commission member Gene Vance said the new designations would help, because residents' opposition to all R-3 zoning, regardless of size and location had gotten out of hand.

 

Another proposed change would require written notice to owners of property located within 200 feet of property proposed for rezoning when there is limited or no street frontage and-or contain more than five acres.

 

The Anita Arnold property, which was recommended for rezoning Tuesday, fit that classification because it had no frontage property on which to post signs.

 

Commissioners recommended that signs also be placed near the property boundary lines.