Northwest Arkansas Democrat-Gazette
I-49 land rezoned, ready to sell
No plans for development have been set, farm’s attorney says
ROGERS — The Planning Commission voted to rezone the largest remaining undeveloped tract of land with potential for commercial development along Interstate 49 despite continued protests on Tuesday. This is the second time the Mills Family Farm appeared before the commission to rezone its 188-acres southwest of the intersection of Interstate 49 and Pleasant Grove Road. The zoning changed from agricultural to a mix of highway commercial, residential office, residential multifamily at 24 units per acre and residential multifamily at 12 units per acre for rental purposes. No plans for development have been set, said Bill Watkins, an attorney who represented the farm at a meeting March 21. The Mills Family wanted to rezone the space to make it more appealing to buyers, he said. Cost of acreage at the farm is estimated at $200,000 an acre and $100,000 an acre in buffer zones. Watkins asked the project be tabled after much public opposition and not being received well by the commission at the last meeting. This time, Watkins presented revised rezoning plans. They included reducing the commercial zone from 162 acres to 141; reducing of the residential multifamily zoning (24 units per acre) from 23 acres to about 12; increasing the residential office buffer zone from 9 acres to 20; and increasing residential multifamily (12 units per acre) from 6.75 acres to 13.6.
“It increases the depth of both buffer zones from 300 feet to 500 feet,” Watkins said, which Commission Chairman Don Spann agreed was considerable. Development of the residential multifamily zones would require a plan with 50 percent green space for 24 units per acre and 30 percent green space for 12 units per acre, Watkins said. He reminded the audience all plans would have to pass through an intricate process with the commission.
Spann was told by Senior Staff Attorney Jennifer Waymack the commission didn’t have to open public comment for the issue since a public hearing on the matter was held March 21. Spann addressed the commission, which moved to open the floor to public comment so all those concerned would have a chance to speak.
Residents who attended the meeting to express their concerns said information about the meeting wasn’t easily accessible and they wanted more time to organize.
Waymack said she and other staff members took many phone calls from residents and helped them findi the appropriate Internet links to view the commission meeting time, location and agenda. Waymack said one of the portals needed work and the city would address it.
“The portal is in flux, it’s not current and up to date, it’s overall imperfect,” Waymack said. “Our hope is getting it working seamlessly.”
Community Development Director John McCurdy spoke first about the regional impact of the rezoning.
“From that perspective, we should focus density where it makes sense,” McCurdy said. “To preserve beautiful land west of I-49, we should place live-work-play near interstates and major roads so we can afford low density to the west.
“There’s nothing inappropriate about this from a planning perspective.”
Resident Chris Patrick said if the city’s concern was bringing in more multifamily residences, that’s already been done nearby with the Greens on Blossom Way, the Palisades at Pleasant Crossing and another new one behind the Pinnacle Hills Promenade.
Lynden Polk, a Realtor and resident of nearby Silo Falls, read from a Skyline report projecting a steep increase in multifamily housing in Benton County, but said residential multifamily at 24 units per acre was putting the cart before the horse.
Kevin Gamble of the nearby Lexington subdivision requested a traffic impact analysis to show a cumulative pattern from both the large site and its outskirts.
Jennifer Davis said the proceedings seemed unfair, since the first Planning Commission meeting on the matter was during spring break and the lack of available agenda made for a smaller public showing. “It sounds like subdivisions haven’t had information to know about this,” Davis said. “Could we have time to get our POAs together?”
Spann said both meetings had plenty of folks express relevant concern. He emphasized the commission has no power to dictate land development, street plans or generally design the property’s use.
Residents who attended the meeting to express their concerns said information about the meeting wasn’t easily accessible and they wanted more time to organize.